Transcript Slide 1
feasibility and review of housing plan for
NDLOVINI 600
Amathole District Municipality NXUBA LOCAL MUNICIPALITY March 2014
NDLOVINI 600
Feasibility and Review of Housing Plan
prepared for
NXUBA LOCAL MUNICIPALITY
Private Bag X350, Adelaide, 5760 Tel: (046) 684-0034 Fax: (046) 684-1931
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
March 2014
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 Surveyor General diagram
CONTENTS
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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
ECDHS EIA GP HSP LM MHSP SA SANBI SDF 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 Ndlovini 600 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 ten Human Settlement Project feasibility reports for Nxuba Municipality. It is designed so that it can be part of a single document that includes the other five 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. Determination of housing demand and potential beneficiary status 2. Land identification and ownership 3. Availability of bulk services and confirmation of capacity 4. Environmental conditions; 5. Geo-technical conditions 6. Alignment with Municipal Spatial Planning 7. Visual survey (area visits) 8. Future development plans of other sector departments 9. Provision of recommendation and proposals to ECDHS
INTRODUCTION 2.1
2.1.4BACKGROUND TO SETTLEMENT
• Registered Owner: Nxuba Municipality • Property Description: • Title Deed Restrictions: • Servitudes: • Current Zoning: • Site Size: Erf 1214 (Portion of Erf 738) (See Annexure 2), and portion of Erf 477 None (See Annexure 2) None (See Annexure 3) Unknown 6.66 Ha • The Ndlovini 600 project site is located in Bedford within Nxuba Municipality.
• Bedford is located just off the western boundary of the Municipality on the southern edge of the Winterberg Mountain Range about 22.8km
west of Adelaide on the R63, see Fig, 2.1.1.
• The Ndlovini 600 project site is located along Malime Street on the western boundary of Bedford, see Fig. 2.1.2.
• It has been partially subdivided with the remainder invaded by informal dwellers on the southern portion of the site.
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Locality Plan Figure 2.1.1
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Aerial Photograph Figure 2.1.2
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Sizakele NDLOVINI 600 FEASIBILITY STUDY
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VISUAL SURVEY Figure 2.1.3
a. Local building material in preparation for constructing an informal unit b. Informally laid plots along Malime Street c. Example of Vegetable garden and rainwater harvesting d. Open space between Ndlovini and Sizakele e. View Along Malime Street abutting Ndlovini f. Land under threat by more informal extensions.
g. Proposed open space to cater for water course between Sizakele and Ndlovini CNdV africa (Pty) Ltd h. Vacant land north west of Ndlovini i. Construction being undertaken north west of Ndlovini
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• 600 subsidies have been proposed for Ndlovini. These units will comprise an in-situ upgrade onto existing erven on informal plots.
• Housing waiting lists have been requested from the municipality and are still awaited for this project.
• It appears that the there is a waiting list for Bedford town and the list is not necessarily be divided into the various projects.
• Amathole District Municipality has appointed Hansen Land Surveyors to conduct a survey for the site. The report is awaited by the municipality.
Population (Nxuba SDF 2011) Population (2011 Census) No. Households (at 4/hh) Proposed Units (EC DHS) Waiting List (Nxuba LM)
NDLOVINI 600
Not mentioned 1 259 315 600 Awaited
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Figure 2.2.1 Statistical Background
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• The land on which the site is located, Erf 1214, comprises 135 erven, numbered 1215 – 1324 and 1326 – 1350 including 3 public p/laces numbered 1325, 1351 and 1350 in accordance with General Plan No. 805/1996, see Annexure 3a.
LAND IDENTIFICATION AND OWNERSHIP
• The site also includes an the invaded portion of land onto RE/477 Nyarha as depicted on General Plan No. B 883/186, see Annexure 3b.
• The land is owned by Nxuba Municipality as described in the deed of title T84222/2007, see Annexure 2a, and T94316/2007, see Annexure 2b.
• The land is occupied by households who will benefit from the Human Settlement Project.
2.3
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Extent of General Plan 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 and Templer)
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
ROADS AND ACCESSIBILITY
...
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
2.4
Await K&T
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Await K&T
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Engineering (Kantey and Templer) Figure 2.4.1
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• The Ndlovini 600 project site is located on the south western boundary of Bedford along Malime Street.
• The site concerned is partially subdivided with the southern portion of the site invaded.
• The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversity Land Management Classes (BLMCs) according to the terrestrial Critical Biodiversity Areas (CBAs). Each BLMC sets out the desired ecological state that the area should be kept in to ensure biodiversity persistence.
• The site falls within CBA 2 as per SANBI data (2007) and therefore is subject to BLMC 2 guidelines according to the ECBCP.
• BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas, however this must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project.
• The water body (small dam) situated on the immediate west of the site is part of a non perennial stream that flows across the south of the site.
• Housing development needs to ensure that it remains 32m from the River or watercourse so as to avoid triggering NEMA EIA Regulations, namely Listing No. 40 as identified in the Government Notice R. 344 (Listing Notice 1).
• Allowance for this watercourse has been made in previous extensions developed to the north, see Figure 2.1.2.
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ENVIRONMENT
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Environment Figure 2.5.1
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• In terms of the geotechnical information available the following is extracted from a report by Outeniqua Geotechnical Services cc, 2013 .
• 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.
• 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 unlikely to pose a significant threat to the further development of these areas.
GEO-TECH (Kantey and Templer) 2.6
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Ndlovini
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Geo-tech (Kantey and Templer) Figure 2.6.1
The Site NDLOVINI 600 FEASIBILITY STUDY
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• Ndlovini is within walking distance to social facilities, see Figure 2.7.1.
• There are 2 primary schools and a combined school with in approximately 500m walking distance from Ndlovini, see Fig. 2.7.1.
• The clinic is situated in Nyarha next to the combined school, see Fig.
2.7.1.
• The police station servicing Ndlovini is within easy walking distance just over 1km to the north west of the site.
• All facilities are within a 1 to 2 km from where people reside.
• 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 2011 Nxuba SDF makes the following proposals for Ndlovini: • Project no. 46 is to be the location of an 11.06ha residential infill project at Ndlovini and Bongweni, see figure 2.8.1.
• Open space is proposed to buffer the existing watercourse. Although the SDF indicates this buffer ending on the northern boundary of the site it should be extended across to create a continuous river corridor to the south.
• Therefore, it is recommended that the open space continue into Ndlovini so as to help keep the project 32 metre buffer required by the NEMA EIA Regulations, see section 2.5.
• The Proposed Human Settlement Project is in line with the SDF.
2.8
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Current Spatial Development Framework Figure 2.8.1
The Site NDLOVINI 600 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
• Note: Projects may not be in the settlement itself, however if they were taking place within the same ward, they were noted.
• No budget was reflected in the IDP for some projects.
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• Awaiting Council Resolution
APPROVAL BY COUNCIL
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2.10.1 SUMMARY
• The site was inspected on 21/10/2013 and the conclusions below ground-truthed.
• There are adequate engineering services. (K&T to confirm) • The human settlement project must take into account a 32m buffer from the small dam and non-perennial watercourse flowing across the south of the site. If the proposed buffer is maintained the project should not require an EIA.
• Using ECBCP guidelines in determining the BLMCs that apply to the CBA that covers the site, settlements are not recommended for the site. It is recommended that the site be assessed by a qualified Botanist to verify and ground-truth the CBA nature of the site prior to the Human Settlement Project implementation.
• A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.
• The project comprises 600 subsidy units onto existing erven and plots.
• 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 SDF.
• Awaiting Council Resolution from the municipality.
SUMMARY AND RECOMMENDATIONS 2.11
2.10.2 RECOMMENDATIONS
• The project is feasible, pending a technical assessment by a Botanist to verify the CBA nature of the site.
• In light of this assessment it is recommended that the award of subsidies can proceed in Ndlovini.
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ANNEXURE 1a: OWNERSHIP PRINTOUT
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ANNEXURE 1b : OWNERSHIP PRINTOUT
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ANNEXURE 2a: TITLE DEED
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ANNEXURE 2b: TITLE DEED
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ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM
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ANNEXURE 3b: SURVEYOR GENERAL DIAGRAM
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