preliminary draft not for circulation

Amathole District MunicipalityNXUBA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for MABALENI 150MABALENI 150

Feasibility and Review of Housing Plan

MABALENI 150MABALENI 150

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 ....., East LondonTel; 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

MABALENI 150 FEASIBILITY STUDYCNdV africa (Pty) Ltd 19 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 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 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

BLMC Biodiversity Land Management Class

CBA Critical Biodiversity Area

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


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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 Mabaleni 150 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 nine 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 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 Erf 1 Adelaide

• Title Deed Number: T1265/1895

• Servitudes: None

• Site Size: 7.23 Ha

• Mabaleni is situated in Adelaide within Nxuba municipality, and is currently an informal settlement, see figure 2.1.2.

• Adelaide is approximately 22.8kms and 37,6km from its nearest neighbours Bedford and Fort Beaufort respectively.

• The site abuts the most eastern settlement boundary of New Lingelethu in Adelaide.

• There are approximately 100 dwellings of varying quality ranging from one roomed shacks to substandard masonry dwellings laid over informal plots on a grid comprising gravel streets, see figure 2.1.3.


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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 2.1.3

a. Gravel road leading to Mabaleni


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 150 subsidies have been proposed for Mabaleni.

• The proposed project’s delivery strategy and housing instrument are project linked subsidy into an existing Informal Settlement.

• Housing waiting lists have been requested from the municipality and are still awaited for this project.

• During the site visit on 23 October 2013, it was observed that the site is unserviced.

Figure 2.2.1 Statistical Background

KUWAIT 100

Population (Nxuba SDF 2011) Not specified

Population (2011 Census) Not Specified

No. Households (2011 Census) Not Specified

Proposed Subsidies (EC DHS) 150

Waiting List (Nxuba LM) Awaiting


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• Mabaleni 150 is located on a portion of Erf 1, Adelaide as illustrated on S.G No. 704/1870, see Fig. 2.3.1. and Annexure 3

• The General Plan was approved on 27/02/1966, see Annexure 3.

• The portion of Erf 1 Adelaide covered by the site is owned by Nxuba Municipality as stated in Title Deed T1265/1895, see Annexure 1 and 2 (Ownership Printout and Title Deed).


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Cadastral Layout 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


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ENVIRONMENT 2.5

• The project is an in-situ upgrade onto existing informal 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. This must be ground-truthed by a Professional Botanist, prior to commencing with the Human Settlement Project.

• BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas.

• However, it can be seen on Figure 2.5.1 that CBA2 is shown as extending over all of the urban areas of Lingelethu and Adelaide. This is clearly incorrect and the mapping of CBA2 in this vicinity has not been ground truthed and amended.

• The site inspection revealed a similar situation with the Mabaleni 150 site which has been settled for sometime with existing dwellings and gravel roads. There are no actual biodiversity areas remaining within the limits of the existing settlement where the subsidy housing is proposed.

• Therefore, subject to a site inspection by a botanist, no EIA will be necessary as a result of it being a critical CBA2 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). 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.

• However, no water courses were observed on the site.


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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


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• A clinic is located within Lingelethu less than 1 Km walking distance from Mabaleni, see figure 2.7.1. The Hospital is located approximately 2.5 km from the site.

• The area is well serviced with 3 primary schools and a secondary school. These facilities are located less than 1 km walking distance from the site and can be easily accessed.

• The only police station in Adelaide is located on the eastern end of town approximately 3km from the site.

• No new facilities are required to support 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 2011 Nxuba SDF makes the following proposals for Adelaide:

• The proposed site for the Mabaleni 150 project was earmarked for residential purposes, see Project no. 4 on Fig. 2.8.1.

• The proposed Human Settlement Project is in line with the SDF.


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Current Spatial Development Framework Figure 2.8.1


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Future Plans of Other Sector Departments 2.9

• The following table indicates the plans of other sector departments proposed in the project areas as contained in the Nxuba 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 2.9

• Awaiting Council Resolution


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SUMMARY AND RECOMMENDATIONS 2.10

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 Mabaleni 150 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. However, the extent of CBA 2 in and round Adelaide is clearly inaccurate as it is indicated covering all of the developed areas. This also applies to Mabaleni which comprises a range of dwelling units on informal plots accessed by gravel roads.

• Therefore, it is recommended that the site be assessed by a qualified Botanist to verify and ground-truth the extent of the CBA 2 prior to the Human Settlement Project implementation. It is unlikely that an EIA will be required.

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

• The project comprises of 150 housing subsidy units onto vacant, invaded land and formal plots on abutting residential extensions.

• The beneficiary list is still to be received and 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 for the site.

2.10.2 RECOMMENDATIONS

• The project is feasible, pending a technical assessment by a Botanist to ground truth the extent of the CBA 2.


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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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preliminary draft not for circulation

Documents

new project site

registered general plan

greenfields project

infill project

project sites

project larger

plots of land

land identification