amathole district municipality nxuba local municipality march 2014 preliminary draft not for...

Amathole District MunicipalityNXUBA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for KUWAIT 100KUWAIT 100

Feasibility and Review of Housing Plan

KUWAIT 100KUWAIT 100

March 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 15087Beacon 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

NXUBA LOCAL MUNICIPALITYPrivate Bag X350, Adelaide, 5760

Tel: (046) 684-0034

Fax: (046) 684-1931

KUWAIT 100 FEASIBILITY STUDYCNdV africa (Pty) Ltd 20 April 2023

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CONTENTS

2.1 INTRODUCTION

2.1.2 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 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

LIST OF ANNEXURESAnnexure 1 OwnershipAnnexure 2 Title DeedAnnexure 3 Surveyor General 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

ECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentGP 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 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. Determination of housing demand and potential beneficiary status

2. Land identification and ownership3. Availability of bulk services and confirmation of capacity4. Environmental conditions;5. 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: 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 Figure 2.1.1


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Aerial Photograph Figure 2.1.2

Water works


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VISUAL SURVEY Figure 2.1.3

a. Informal structures in Kuwait b. Vacant, unserviced land 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.

• 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.

KUWAIT 100

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 Figure 2.3.1


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ENGINEERING (Kantey and 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 and Templer) Figure 2.4.1

Await K&T


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ENVIRONMENT 2.5

• 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.

• 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:

• 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 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 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

(Source: Adelaide SDF, Nxuba Spatial Development Framework, 2011)

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.

• 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 2.11

2.10.1 SUMMARY

•The site was inspected on 23/10/2013 and the conclusions below ground-truthed.

•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.

2.10.2 RECOMMENDATIONS

•The project is feasible, pending a technical assessment by a Botanist to verify the CBA nature of 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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amathole district municipality nxuba local municipality march 2014 preliminary draft not for...

Documents

new project site

registered general plan

greenfields project

infill project

project sites

project larger

status of housing project

plots of land