Transcript Slide 1

feasibility and review of housing plan for
CRADOCK MIDDLE INCOME 450
Chris Hani District Municipality
INXUBA YETHEMBA LOCAL MUNICIPALITY
April 2014
CRADOCK MIDDLE INCOME 450
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
INXUBA YETHEMBA LOCAL MUNICIPALITY
Private Bag X24, Cradock, 5880
Tel: (048) 801-5000
Fax: (048) 801-1421
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
17 New Church Street Cape Town 8000
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IQ Vision
110 Sarel Cillier Street Strand 7140
Tel: 021 853-3902
April 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
S.G. 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
Cadastral Layout
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.
BLMC
Biodiversity Land Management Class
CBA
Critical Biodiversity Area
CRU
Community Residential Unit
ECBCP
Eastern Cape Biodiversity Conservation Plan
ECDHS
Eastern Cape Department of Human Settlement
EIA
Environmental Impact Assessment
GP
General Plan
HSP
Human Settlement Plan
LM
Local Municipality
MHSP
Municipal Human Settlement Plan
SA
South Africa
SANBI
South African National Biodiversity Institute
SDF
Spatial Development Framework
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.
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INTRODUCTION
2.1.1
PURPOSE OF THE REPORT
2.1.4
BACKGROUND TO SETTLEMENT
The purpose of this report is to describe the key elements to be taken into
account when assessing the feasibility of Cradock Middle Income 450 as a
Human Settlement Project and to recommend whether it should be
approved or not.
• Registered Owner:
Inxuba Yethemba Municipality
• Property Description:
Portions of erven 840, 839 and 4113,
Lingelihle (see Annexure 3)
2.1.2
• Title Deed Number:
T43699/1988, T31732/1987 and
unregistered erf 4113
• Servitudes:
None (See Annexure 3)
• Site Size:
18.82 Ha
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
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2.1
• The Cradock Middle Income 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.
• Cradock Middle Income is located approximately 2.5 km from Cradock
CBD on the N10.
• The town of Cradock was founded when a Dutch Reformed Church
was built by Sir John Cradock on 27 August 1818.
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
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Figure
2.1.2
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VISUAL SURVEY
Figure
2.1.3
a. Sign post pointing to the Zingquthu Tourism Meander and Craft Kiosk.
a. View of Cradock Four Memorial adjacent to the site
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b. View of the Vusubuntu Cultural Village adjacent to the site.
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• The number of proposed subsidies in Cradock Middle Income is 450.
• The project is a FLISP project onto an existing greenfield site.
CRADOCK MIDDLE
INCOME
Population (Inxuba Yethemba SDF 2005)
N/A
• The site is currently vacant.
Population (2011 Census)
N/A
• Housing waiting lists have been requested from the municipality and are
still awaited for this project.
Ex. Units (Inxuba Yethemba SDF 2005)
• Taking into account the size of the site, 60% (11.92 Ha) thereof will be
used for residential use. At an average plot size of 250m², a total of 451
units can be accommodated.
2.2
Not Specified
No. Households (Census 2011)
N/A
Proposed Units (EC DHS)
450
Waiting List (Inxuba Yethemba LM)
Awaiting
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which the site is located is shown on the following Surveyor
General Diagrams: No 2576/1984, No. L 25/88 and No. 5645/1994, see
Annexure 3.
• Erven 839 and 840, Lingelihle areregistered to Inxuba Yethemba
Municipality as per title deeds T31732/1987 and T43699/1988
respectively.
• Erf 4113, Lingelihle is registered at the Surveyor-General office, but not at
the Registrar of Deeds.
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Cadastral Layout
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Figure
2.3.1
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ENGINEERING (Kantey & Templer)
BULK SERVICES
Existing Services
....
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
INTERNAL SERVICES
Existing Services
....
ROADS AND ACCESSIBILITY
...
GEOTECHNICAL CONDITIONS
....
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 & Templer)
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Figure
2.4.1
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ENVIRONMENT
•
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.
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.
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Environment
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Figure
2.5.1
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GEO-TECH (Kantey & Templer)
•
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 )
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2.6
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Geo-tech (Kantey & Templer)
Figure
2.6.1
SOS please insert
Study Area
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
Using 1km walking distance as a measure of efficiency with respect to
social facilities, the following can be noted:
• Lingelihle is well serviced with respect to social facilities, see Figure 2.7.1.
• Various primary and secondary schools are located within 1km radius to
the site, i.e. walking distance, see Fig. 2.7.1.
• A clinic is located west of the site, see Fig. 2.7.1.
• The police station that services the area is located approximately 3km
from the site, see Figure 2.7.1.
• This proposed Human Settlement Project will not require provision of
additional facilities.
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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 SDF makes proposals for the western portion of the site where infill
housing has been earmarked as C1. A total of 11 ha has been
identified, where at a density of 40du/ha, a total of 252 units can be
provided, see Fig. 2.8.1
• A precinct plan boundary traverses the site in a north-south direction
along the identified infill housing site boundary.
• On the corner of Phandle and Eluxolweni Streets, a proposed node is
identified which will have a positive impact on the site.
• The housing backlog as per the SDF is estimated at 3448 in 2015. This is
intended to decline by 2020 to 282.
• The housing project is in line with the proposals set out in the SDF.
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Current Spatial Development Framework
Figure
2.8.1
The Site
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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.
• 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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APPROVAL BY COUNCIL
•
2.10
The Council Resolution is still awaited for this project.
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SUMMARY AND RECOMMENDATIONS
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)
2.11.2
2.11
RECOMMENDATIONS
• The project is feasible.
• In light of this assessment it is recommended that the award of subsidies
can proceed for Cradock Middle Income 450.
• 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 proposals of the SDF.
• Awaiting Council Resolution from the municipality.
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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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