Transcript Slide 1

feasibility and review of housing plan for KUWAIT
Amathole District Municipality
NXUBA LOCAL MUNICIPALITY
March 2014
100
KUWAIT 100
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
NXUBA LOCAL MUNICIPALITY
Private Bag X350, Adelaide, 5760
Tel: (046) 684-0034
Fax: (046) 684-1931
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0) 43 711 9735
by
Kantey & Templer
PO Box 15087
Beacon Bay, 5205
Tel: 041 373-0738
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environmental planning, urban design, landscape architecture
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IQ Vision
110 Sarel Cillier Street Strand 7140
Tel; 021 853-3902
March 2014
CONTENTS
2.1
INTRODUCTION
LIST OF ANNEXURES
2.1.2
Purpose of the Report
2.1.2
Background of this Report
2.1.3
Terms of Reference
Annexure 1
Annexure 2
Annexure 3
2.1.4
Background to Settlement
2.2
Status of Housing Project and Waiting List
2.3
Land Identification and Ownership
2.4
Engineering
2.5
Environment
2.6
Geo-tech
2.7
Distribution of Social Facilities
2.8
Current Spatial Development Framework
2.9
Future Plans of Other Sector Departments
2.10
Approval by Council
2.11
Summary and Recommendations
Ownership
Title Deed
Surveyor General diagram
LIST OF FIGURES
Figure 2.1 .1
Locality Plan
Figure 2.1.2
Aerial Photograph
Figure 2.1.3
Visual Survey
Figure 2.2.1
Statistical Background
Figure 2.3.1
Extent of General Plan
Figure 2.4.1
Engineering
Figure 2.5 .1
Environment
Figure 2.6.1
Geo-tech
Figure 2.7.1
Distribution of Social Facilities
Figure 2.8.1
Current Spatial Development Framework
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CONTENTS
GLOSSARY
ACRONYMS
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.
ECDHS
EIA
GP
HSP
LM
MHSP
SA
SANBI
SDF
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.
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
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.
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INTRODUCTION
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 Kuwait 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 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 nine 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
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2.1.4
2.1
BACKGROUND TO SETTLEMENT
• Registered Owner:
Nxuba Municipality
• Property Description:
Portion of RE/586, Lingelethu
• Title Deed Number:
T17365/1979
• Servitudes:
N/A
• Site Size:
8.94 Ha
• Kuwait 100 is situated in Adelaide within Nxuba municipality, east of the
R344 and is currently an informal settlement, see figure 2.1.2.
• According to Census 2011 data, a small number of 191 people reside on
the invaded, previously vacant land earmarked as the HSP site.
• Adelaide is approximately 22.8kms and 37,6km from its nearest
neighbours Bedford and Fort Beaufort respectively.
• The site is in close proximity to the water works, as well as Adelaide
Hospital south of the site.
• It mainly comprises of dwellings of varying quality on vacant land next to
the existing Old Lingelethu settlement, see figure 2.1.3 Visual Survey.
• Future residential and public open space expansion has been identified
by the 2011 Nxuba SDF to occur north of the settlement as well as on the
east and west portions of land, see figure 2.8.1.
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
Figure
2.1.2
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Water works
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VISUAL SURVEY
a. Informal structures in Kuwait
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b. Vacant, unserviced land
Figure
2.1.3
c. Informal structures on unsurveyed plots
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
2.2
• A project of 100 subsidies has been proposed for Kuwait.
KUWAIT 100
• The proposed project’s delivery strategy and housing instrument is
project linked housing subsidy into existing informal settlement.
• The waiting lists are awaited from the Department of Human
Settlements. Therefore, the total beneficiaries are unknown until the
waiting lists are verified.
• During the site visit on 23 October 2013, it was observed that the site is
unserviced.
Population (Nxuba SDF 2011)
Not specified
Population (2011 Census)
191
No. Households (2011 Census)
64
Proposed Subsidies (EC DHS)
100
Waiting List (Nxuba LM)
Awaiting
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which Kuwait 100 will be located is Erf 586, Lingelethu (S.G
No. 3548/1978), see figure 2.3.1.
• Some beneficiaries reside on this erf with no demarcated plots.
• The General Plan was approved in 1978.
• The registered owner is Nxuba Municipality stated in Title Deed
T17365/1979, see Annexure 2.
• This erf was identified in the SDF (2011) for a infill housing and public
open space, see section 2.8.
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Extent of General Plan
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Figure
2.3.1
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ENGINEERING
BULK SERVICES
Existing Services
....
INTERNAL SERVICES
Existing Services
....
GEOTECHNICAL CONDITIONS
....
(Kantey and Templer)
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
ROADS AND ACCESSIBILITY
...
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING
Await K&T
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Engineering (Kantey and Templer)
Figure
2.4.1
Await K&T
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ENVIRONMENT
• The project is an in-situ upgrade with existing plots.
• 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.
2.5
• 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.
• Cultivated land can be found to the south of the settlement, south of
the R63 and Koonap River.
• 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). Should the development require a buffer less than
32m, a basic assessment will be required for:
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Environment
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Figure
2.5.1
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GEO-TECH
(Kantey and Templer)
2.6
• 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.
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Geo-tech(Kantey and Templer)
Figure
2.6.1
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• There is one hospital and one clinic located south of the site which is
within the 1km buffer area. This means that these health facilities are
within walking distance of the site, see figure 2.7.1.
• There are primary schools just outside the 1km walking distance of the
site in New Lingelethu.
• The site is within 2km of the main town of Adelaide where more facilities
are found, including the nearest school facilities.
• When social facilities are measured against the population threshold of
the Adelaide, Lingelethu and Bezuidenhoutville area, according to the
SDF, the facilities that were needed in 2011 were 1 primary school and 2
police stations. (Nxuba SDF 2011, pg 39)
• There is not an appropriate level of social facilities within the 1km
walking distance from the site for the number of residents in Old
Lingelethu. These should be provided between Old Lingelethu and
Adelaide CBD.
• Residents must travel to the nearby Adelaide CBD in order to access
higher order health, police and education facilities.
• Developing the Kuwait 100 project will not in itself require more facilities
as the beneficiaries are already existing residents.
• However, there is a need for better located facilities closer to Old
Lingelethu and it is suggested that the proposed primary school,
identified in the SDF, be located between Old Lingelethu and Adelaide
CBD.
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Distribution of Social Facilities
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Figure
2.7.1
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CURRENT SPATIAL DEVELOPMENT FRAMEWORK
2.8
The 2011 Nxuba SDF makes the following proposals for Adelaide:
• Future residential extension is proposed to grow to the west, east and
central parts of Adelaide (see figure 2.8.1).
• The proposed site of the Kuwait 100 project is earmarked for infill
housing, business and public open space.
• The main intersection with the R65 forming part of the site is proposed as
a local business node.
• The majority of the SDF’s residential expansion proposals are to the
north, around the Bezuidenhoutville area (1 641 units) and infill housing
at Lingelethu to the east over a total area of 36.18 Ha, which at
25du/Ha contributes to 904 units.
• The proposed Human Settlement Project is in line with the SDF.
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Current Spatial Development Framework
Figure
2.8.1
The Site
(Source: Adelaide SDF, Nxuba Spatial Development Framework, 2011)
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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS
2.9
• The following table indicates the future plans of other sector
departments proposed in the various settlements as contained in the
IDP 2013-2014.
•
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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APPROVAL BY COUNCIL
2.10
Await council resolution
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
• The site was inspected on 23/10/2013 and the conclusions below
ground-truthed.
2.10.2
•
2.11
RECOMMENDATIONS
The project is feasible, pending a technical assessment by a Botanist to
verify the CBA nature of the site.
• The ownership of the land on which Kuwait 100 and its environs are
located is registered to Nxuba Municipality.
• A general plan, erf diagram and title deeds will have to be prepared for
the new extension.
• There are adequate engineering services shown on the SDF.
• 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 rocky ground on
which the current informal settlement is located may cause problems
for the provision of services.
• The project comprises of 100 housing subsidy units onto vacant, invaded
land and formal plots on abutting residential extensions.
• The beneficiary list is still to be verified.
• No new facilities are required to support the proposed Human
Settlement Project.
• The Human Settlement Project is in line with the SDF, as proposed infill
housing is indicated on the site.
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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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