amathole district municipality inxuba yethemba local municipality april 2014 preliminary draft not...

Amathole District MunicipalityINXUBA YETHEMBA LOCAL MUNICIPALITY

April 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for MIDDELBURG MIDDLE INCOME 200MIDDELBURG MIDDLE INCOME 200

Feasibility and Review of Housing Plan

MIDDELBURG MIDDLE INCOME 200MIDDELBURG MIDDLE INCOME 200

April 2014

by

prepared for

CNdV africa (Pty) Ltdenvironmental planning, urban design, landscape architecture

17 New Church Street Cape Town 8000Tel: 021 424-5022 Fax: 021 424-6837

Kantey & TemplerPO Box 15087,Beacon Bay, 5205Tel: 041 373-0738

IQ Vision110 Sarel Cillier Street Strand 7140Tel: 021 853-3902

EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road ChiselhurstTel: +27 (0) 43 711 9735

INXUBA YETHEMBA LOCAL MUNICIPALITY

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

MIDDELBURG MIDDLE INCOME 200 FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 April 2023

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CONTENTS

2.1 INTRODUCTION

2.1.1 Purpose of the Report

2.1.2 Background of this Report

2.1.3 Terms of Reference

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

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

LIST OF ANNEXURESAnnexure 1 OwnershipAnnexure 2 Title DeedAnnexure 3 S.G. Diagram


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CONTENTS

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.

ACRONYMS

BLMC Biodiversity Land Management ClassCBA Critical Biodiversity AreaCRU Community Residential UnitECBCP Eastern Cape Biodiversity Conservation PlanECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentFLISP Finance-Linked Individual Subsidy ProgrammeGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


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INTRODUCTION 2.1

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 Middelburg Middle Income 200 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. Determination of housing demand and potential beneficiary status

2. Land identification and ownership3. Availability of bulk services and confirmation of capacity4. Environmental conditions5. Geo-technical conditions6. Alignment with Municipal Spatial Planning7. Visual survey (area visits)8. Future development plans of other sector departments 9. Provision of recommendation and proposals to ECDHS

2.1.4 BACKGROUND TO SETTLEMENT

•Registered Owner: Inxuba Yethemba Municipality

•Property Description: Portion of Erf 984, Middelburg

•Title Deed Number: T9661/1937 (See Annexure 2)

•Servitudes: None (See Annexure 3)

•Site Size: 16.7 Ha

•The Middelburg Middle Income 200 project is an urban project in Middelburg within Inxuba Yethemba Municipality.

•Middelburg is one of 2 urban centres in Inxuba Yethemba Municipality.

•Middelburg is located north of the municipality, approximately 98.8 km from Cradock along the N10 National Road.

•The site is situated within the Middelburg commonage, south-west of the town and takes access off Cetyiwe Street.

•The site is currently vacant and has not been subdivided.


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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. Western portion of the site. b. Eastern portion of the site. c. A high school located within 1 km from the site


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 200 subsidies have been proposed for Middelburg Middle Income. These units will comprise a FLISP subsidy onto existing greenfield sites.

• The site is currently vacant.

• The site is able to accommodate 200 middle income units at a plot size of 350m² per plot.

• The waiting list has been requested from the municipality and is still awaited for this project.

MIDDELBURG MIDDLE INCOME

200

Population ( IY SDF 2005) N/A

Population (2011 Census) N/A

Ex. Units ( IY SDF 2005) Not specified

No. Households (Census 2011) N/A

Proposed Units (EC DHS) 200

Waiting List (IY LM) Awaited

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which the site is located, a portion of Erf 984, Middelburg is owned by Inxuba Yethemba Local Municipality, see Annexure 1 and 2.

• Erf 984 is the parent erf upon which the site is located and is described on S.G No. 380/1836, see Annexure 3.

• The site is currently vacant and has not been subdivided.


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Cadastral Layout Figure 2.3.1


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ENGINEERING (Kantey & Templer) 2.4

BULK SERVICES Existing Services

....

INTERNAL SERVICES Existing Services

....

GEOTECHNICAL CONDITIONS....

EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING

Await K&T

TOP STRUCTURE....

TRAFFIC IMPACT ASSESSMENT...

ROADS AND ACCESSIBILITY...

THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.


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Engineering (Kantey & Templer) Figure 2.4.1


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ENVIRONMENT 2.5

• The site is situated on relatively flat land.

• There are no formerly cultivated fields.

• There appear to be no wetlands and no critical biodiversity areas on the site, see Fig. 2.5.1.

• The Klein-Brakrivier flows west of the site. However, the site is well setback from the river.

• Housing development would need 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). In which a basic assessment would 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.


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Environment Figure 2.5.1


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GEO-TECH (Kantey & Templer) 2.6

• In terms of the geotechnical information available the following is extracted from a report by Outeniqua Geotechnical Services cc, 2013 .

• 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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Geo-tech (Kantey & Templer) Figure 2.6.1

The Site


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Using 1 km walking distance as a measure of efficiency when it comes to proximity to social facilities, the following can be found in Middelburg.

• There are 2 existing primary schools and a secondary school in KwaNonzame. One primary school is situated less than 1km from the site. The remaining primary and high school are located a little over 1 km from the site, see Fig. 2.7.1.

• Three clinics are located north of the site in the CBD as well as south in KwaNonzame township, see Fig. 2.7.1.

• The hospital is located just under 2 km north-west of the site.

• The police station that will service the area is also located in the CBD, approximately 1.5km north of the site.

• No new facilities will need to be provided for the proposed Human Settlements Project.


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

The Middleburg Local Spatial Development Framework proposes the following for the site:

•A node is proposed at the intersection of Meintjies and Cetyiwe Streets.

•The northern portion of the site is proposed to comprise light industrial and business uses, see Figure 2.8.1.

•Housing is proposed to extend beyond the site boundary, see parcel M10 and M11 on Fig. 2.8.1.

•The residential parcels are setback from the Klein-Brakrivier and are located within the Urban Edge.

•The Human Settlement project is in line with 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 (2013/2014 financial year and R1 300 000 (2014/2015 financial year). This will positively impact the Middelburg Middle Income 200 as it is situated in KwanNonzame.


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APPROVAL BY COUNCIL 2.10

• The Council Resolution is awaited from the municipality


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SUMMARY AND RECOMMENDATIONS 2.11

2.11.2 RECOMMENDATIONS

•The project is feasible, and the award of subsidies may proceed for Middelburg Middle Income 200.

2.11.1 SUMMARY

•The site was inspected on 22/10/2013 and the conclusions below ground-truthed.

•There are adequate engineering services. (K&T to confirm)

•There appears to be no environmental constraints that impact the Human Settlement Project.

•A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.

•The waiting list has been requested from the municipality and is still awaited from this 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.

•The Council Resolution is still awaited 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

amathole district municipality inxuba yethemba local municipality april 2014 preliminary draft not...

Documents

new project site

registered general plan

greenfields project

infill project

project sites

project larger

plots of land

land identification