feasibility and review of housing plan for

CRADOCK RENTAL STOCK 100

Chris Hani District Municipality INXUBA YETHEMBA LOCAL MUNICIPALITY April 2014

CRADOCK RENTAL STOCK 100

Feasibility and Review of Housing Plan

prepared for

INXUBA YETHEMBA LOCAL MUNICIPALITY

Private Bag X24, Cradock, 5880 Tel: (048) 801-5000 Fax: (048) 801-1421

EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS

31-33 Phillip Frame Road Chiselhurst Tel: +27 (0) 43 711 9735 by

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environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel: 021 424-5022 Fax: 021 424-6837

Kantey & Templer

PO Box 15087, Beacon Bay, 5205 Tel: 041 373-0738

IQ Vision

110 Sarel Cillier Street Strand 7140 Tel: 021 853-3902

April 2014

CONTENTS

2.1

2.2

2.3

2.4

2.5

2.6

2.7

2.8

2.9 2.10

2.11

INTRODUCTION 2.1.2

Purpose of the Report 2.1.2

2.1.3

Background of this Report Terms of Reference 2.1.4

Background to Settlement Status of Housing Project and Waiting List Land Identification and Ownership Engineering Environment Geo-tech Distribution of Social Facilities Current Spatial Development Framework Future plans of other Sector Departments Approval by Council Summary and Recommendations

LIST OF FIGURES

Figure 2.1.1

Figure 2.1.2

Locality Plan Aerial Photograph Figure 2.1.3

Figure 2.2.1

Figure 2.3.1

Figure 2.4.1

Figure 2.5.1

Figure 2.6.1

Figure 2.7.1

Figure 2.8.1

Visual Survey Statistical Background Cadastral Layout Engineering Environment Geo-tech Distribution of Social Facilities Current Spatial Development Framework CNdV africa (Pty) Ltd

LIST OF ANNEXURES

Annexure 1 Ownership Annexure 2 Annexure 3 Title Deed S.G. Diagram

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GLOSSARY

Informal Site: A Site occupied by a household or to which a household has customary rights, e.g. Permission to occupy (PTO, no longer formally in use) or community agreement via a meeting of elders including headman or chief.

Formal Site: A site occupied by a household or to which a household is entitled to have a registered right recorded at the Deeds Registry with a title deed and surveyors diagram and/or registered General Plan. However, in many instances title deeds have not been issued nor ownership registered.

In-Situ upgrade project: Formalising of tenure and installation of services and possibly also construction of a subsidised dwelling on land on which people are already living. Generally refers to a project larger than one unit.

Greenfields project: New project site which there has been no formal or informal settlement, industry, infrastructure to date. Project sites are often outside of existing urban development.

Infill Project: New project site within existing urban development usually on under utilised or vacant land and which often can help to promote physical integration between spatially isolated parts of the settlement.

Rectification projects: Repair or rebuilding of defective existing houses built through one or other government housing program.

Erven: The plural of ‘erf’ meaning plots of land each registered as an ‘erf’ in a deeds registry and forming part of a registered General Plan.

Plots: The plural of ‘plot’ meaning unregistered pieces of land informally laid out.

Portion: A plot of land forming part of a proposed or approved (by LM Council) subdivision layout but which has not yet been registered by the Surveyor General as a general plan and for which erf numbers have not yet been registered.

CONTENTS

ACRONYMS

BLMC CBA CRU ECBCP ECDHS EIA GP HSP LM MHSP SA SANBI SDF Biodiversity Land Management Class Critical Biodiversity Area Community Residential Unit Eastern Cape Biodiversity Conservation Plan Eastern Cape Department of Human Settlement Environmental Impact Assessment General Plan Human Settlement Plan Local Municipality Municipal Human Settlement Plan South Africa South African National Biodiversity Institute Spatial Development Framework CNdV africa (Pty) Ltd

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2.1.1

PURPOSE OF THE REPORT

The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of Cradock Rental Stock 100 as a Human Settlement Project and to recommend whether it should be approved or not.

2.1.2

BACKGROUND TO THIS REPORT

This report is one of four Human Settlement Project feasibility reports for Inxuba Yethemba Municipality. It is designed so that it can be part of a single document that includes the other three projects.

2.1.3

TERMS OF REFERENCE (Part C.3 Scope of work Tender No.

SCMU11-12/13-A0240) The project terms of reference for the feasibility report are summarised as follows: Ascertain the feasibility of the project within each MHSP. The study shall reveal the developmental opportunities and constraints in relation to: 1.

2.

3.

4.

5.

6.

7.

8.

9.

Determination of housing demand and potential beneficiary status Land identification and ownership Availability of bulk services and confirmation of capacity Environmental conditions Geo-technical conditions Alignment with Municipal Spatial Planning Visual survey (area visits) Future development plans of other sector departments Provision of recommendation and proposals to ECDHS

2.1.4

BACKGROUND TO SETTLEMENT

• Registered Owner:

INTRODUCTION 2.1

Inxuba Yethemba Municipality, Republic of South Africa and Private Owners • Property Description: • Title Deed Number: • Servitudes: • Site Size: Portions of erven 1231, 1232, 3740 and 5932, Cradock (see Annexure 3) T180/1821, T30307/1991, T70379/1988 and T39172/2008 None (See Annexure 3) 8.63 Ha • The Cradock Rental Stock 100 project is an urban project located within Inxuba Yethemba Municipality.

• Cradock is the administrative seat of Inxuba Yethemba Municipality and the surrounding farms and villages. It is located approximately 143km east of Queenstown and 248km north of Port Elizabeth on the N10 National Road, see Fig. 2.1.1.

• The town of Cradock was founded when a Dutch Reformed Church was built by Sir John Cradock on 27 August 1818.

• Cradock Rental Stock 100 is located approximately 0.5 km from Cradock CBD on Spring Road, see Fig. 2.1.2.

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Locality Plan Figure 2.1.1

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Aerial Photograph Figure 2.1.2

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VISUAL SURVEY Figure 2.1.3

a. Gravel path towards the site.

CNdV africa (Pty) Ltd b. Underutilised, vacant land on site

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STATUS OF HOUSING PROJECTS AND WAITING LISTS

• The number of proposed subsidies in Cradock Rental Stock is 100.

• The site is currently vacant.

• Housing waiting lists have been requested from the municipality and are still awaited for this project.

• The Cradock Rental Stock is a project linked subsidy onto an existing greenfield site.

Population (Inxuba Yethemba SDF 2005) Population (2011 Census) Ex. Units (Inxuba Yethemba SDF 2005) No. Households (Census 2011) Proposed Units (EC DHS) Waiting List (Inxuba Yethemba LM)

CRADOCK MIDDLE INCOME

Not Specified Not Specified Not Specified Not Specified 100 Awaiting

2.2

Figure 2.2.1 Statistical Background

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• The land on which the site is located is shown on the Surveyor General diagrams No. 1781/88 and 3108/2007, see Annexure 3.

LAND IDENTIFICATION AND OWNERSHIP

• Erven 1231 and 5932, Cradock are registered to private owners as per title deeds T108/1821 and T39172/2008 respectively.

• Erf 1232, Cradock is registered to Cradock Municipality.

• Erf 3740, Cradock is registered to the Republic of South Africa.

2.3

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Cadastral Layout Figure 2.3.1

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BULK SERVICES

Existing Services ....

INTERNAL SERVICES

Existing Services ....

GEOTECHNICAL CONDITIONS

....

EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING

ENGINEERING (Kantey & Templer)

TOP STRUCTURE

....

TRAFFIC IMPACT ASSESSMENT

...

ROADS AND ACCESSIBILITY

...

THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.

2.4

Await K&T CNdV africa (Pty) Ltd

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Engineering (Kantey & Templer) Figure 2.4.1

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• The site includes the award of individual subsidies onto vacant land.

• No environmental factors restrict development on this site.

• Housing development needs to ensure that it remains 32m from the River or water course so as to avoid triggering NEMA EIA Regulations, namely Listing No. 40 as identified in the Government Notice R. 344 (Listing Notice 1). As such, a basic assessment will be required for the following activities.

The expansion of: (i) jetties by more than 50 square metres; (ii) slipways by more than 50 square metres; or (iii) buildings by more than 50 square metres (iv) infrastructure by more than 50 square metres within a watercourse or within 32 metres of a watercourse, measured from the edge of a watercourse, but excluding where such expansion will occur behind the development setback line.

ENVIRONMENT 2.5

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Environment Figure 2.5.1

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• Preliminary and Phase 1 geotechnical site investigations are required to obtain a more accurate evaluation of the development potential of each site, but the initial indications are that the geology is suitable for further development of these areas.

• Some potential geotechnical constraints have been identified for further investigation which may have an impact on the extent of the developable land and/or the development costs.

• The recommended typical foundations for subsidy housing are conventional strip foundations or light rafts to cater for variations in soil profile and minor soil movements.

• On sloping terrain, some earthworks and retaining walls may be required to create level platforms for houses and this can have significant cost implications.

• Foundations should be placed on well compacted natural soil, engineered fill or rock. Founding conditions will have to be inspected by the engineer to confirm suitable soil conditions with adequate bearing capacity and to check for any seepage or groundwater problems.

•

In terms of the geotechnical information available, the proposed housing projects appear to be feasible and planning should proceed with further investigations on individual sites. (Outeniqua Geotechnical Services cc, 2013 )

GEO-TECH (Kantey & Templer) 2.6

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Study Area CNdV africa (Pty) Ltd

Geo-tech (Kantey & Templer) Figure 2.6.1

SOS please insert

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• Cradock and Lingelihle are well serviced with respect to social facilities, see Figure 2.7.1.

• Various primary schools are located within the 1km radius to the site.

Secondary schools are located within the 2km buffer from the site, see Fig. 2.7.1.

• Various health facilities are located within walking distance from the site.

The Cradock Hospital is approximately 1 km from the site.

• A retail centre is located opposite the site, see Fig. 2.7.1.

• A police station is located within 1km from the site, see Figure 2.7.1.

• This proposed Human Settlement Project will not require provision of

additional facilities.

DISTRIBUTION OF SOCIAL FACILITIES 2.7

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Distribution of Social Facilities Figure 2.7.1

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CURRENT SPATIAL DEVELOPMENT FRAMEWORK

• The SDF makes proposals for a portion of the site where infill housing has been earmarked as C15. A total of 2 ha has been identified, where at a density of 40du/ha, a total of 48 units can be provided, see Fig. 2.8.1

• The site is included within the identified precinct plan area.

• A ‘linkage’ road to Lingelihle is proposed south of the site.

• The housing backlog as per the SDF is estimated at 3448 in 2015 and is intended to decline by 2020 to 282.

• The housing project is in line with the proposals set out in the SDF.

2.8

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Current Spatial Development Framework Figure 2.8.1

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The Site CRADOCK RENTAL STOCK 100 FEASIBILITY STUDY

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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS

• The following table indicates the future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014.

2.9

• • The IDP 2013-2014 proposes to increase the capacity of Bulk Water supply in KwaNonzame and other areas with R 3 500 000 budget in financial year 2013/2014 and 1 300 000 in financial year 2014/2015.

An Eskom project for the provision of electricity supply in Cradock will take place with a total budget of R3 million over the next two years.

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• The Council Resolution is still awaited for this project.

APPROVAL BY COUNCIL 2.10

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2.11.1 SUMMARY

• The site was inspected on 25/10/2013 and the conclusions below ground-truthed.

• There are adequate engineering services. (K&T to confirm) • A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.

• The project will comprise individual subsidies units onto vacant land.

• Awaiting beneficiary list from the municipality.

• There are no new social facilities required to support the proposed human settlements project.

• The Human Settlement Project is in line with the proposals of the SDF.

• Awaiting Council Resolution from the municipality.

SUMMARY AND RECOMMENDATIONS 2.11

2.11.2 RECOMMENDATIONS

• The project is feasible.

• In light of this assessment it is recommended that the award of subsidies can proceed for Cradock Rental Stock.

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ANNEXURE 1: OWNERSHIP PRINTOUT

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ANNEXURE 2: TITLE DEED

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ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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