preliminary draft not for circulation

Amathole District MunicipalityAMAHLATHI LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for DALIWE 900DALIWE 900

Feasibility and Review of Housing Plan

DALIWE 900DALIWE 900

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

AMAHLATHI LOCAL MUNICIPALITY12 McClean Street, Stutterheim, 4930

Tel: (043) 683-5000

Fax: (043) 683-1127

DALIWE 900 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 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 ClassCBA Critical Biodiversity AreaECBCP Eastern Cape Biodiversity Conservation PlanECDHS 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 Daliwe 900 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 Amahlathi 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 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: Amathlati Mun and Private Owners

• Property Description: Erf 1282, 1900, 657, 2234, 1281, 1985, 2302, RE/468 and RE/467 Cathcart

• Title Deed Restrictions: Title Deed requested from KWT Deeds Office (See Annexure 2)

• Servitudes: N/A

• Site Size: 72.98 Ha

• Daliwe is situated in Cathcart, under the administration of Amahlathi Local Municipality.

• Cathcart is approximately 54.8 south of Queenstown and 131.2 km north of East London on the N6 road, see Fig 2.1.1.

• Daliwe is situated on the most southern part of Cathcart, east of the N2 road, see Fig 1.1.2.

• The railway line runs through the settlement and divides it into two.

• Daliwe comprises approximately 30.3 ha of vacant, surveyed land, identified for future residential growth by the Amahlathi SDF, see Fig. 2.8.1.


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Locality Plan Figure 2.1.1


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Aerial Photograph Figure 2.1.2


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a. Cathcart with Daliwe in the foreground. b. Units located in Daliwe East c. Daliwe central is sparsely developed with the historical mission church in the background.

d. Daliwe west new wattle and daub houses e. Daliwe, south of the railway line. f. Road toward the only bridge crossing the railway line between north and south Daliwe

g. Historical mission church h. Local builders use different materials, i.e. stone, wattle and daub, kiln fired brick, adobe brick and concrete blocks.

i. Some storm water drainage

VISUAL SURVEY Figure 2.1.3


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 900 housing subsidies have been proposed for Daliwe. These 900 units will be project linked subsidies onto existing erven.

• The proposed housing delivery strategy and housing instrument is a project linked subsidy onto an existing informal settlement comprising of informal mud structures and shacks.

• The housing beneficiary list is awaited from the municipality.

• Amahlathi local municipality prefer to collect housing waiting lists once a project has been confirmed by the Department of Human Settlement (DoHS), so as not to increase the expectations and create instability if the project does not get implemented.

• Daliwe’s application dates back to the 1990’s where 1000 units were applied for by the Municipality and only 350 units were built.

• The municipality is only aware of 650 housing subsidy units proposed for Daliwe as opposed to 900 subsidies listed with DoHS.

• The 650 subsidies align closely with the number of households indicated here in the 2011 Census.

DALIWE 900

Population (Amahlathi SDF 2011) Not Specified

Population (2011 Census) 2201

Ex. Units (Amahlathi SDF 2010) Not Specified

No. Households (2011 Census) 649

Proposed Subsidies (EC DHS) 900

Waiting List (Amahlathi LM) Awaiting

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which the Daliwe 900 site is located, is on the following erven: 1282, 1900, 657, 2234, 1281, 1985, 2302, 1405, RE/468 and RE/467 Cathcart.

• Some beneficiaries reside on erven demarcated on general plans GP

No’s 1171/1988, 2060/2000, 2348/1993, 4547/2000, 5847/2002, 5956/1999, 8400/1993, 8815/1993, A2931/1931 and B499/1897, see figure 2.3.1 and Annexure 1.

• The general plans were approved between 1997 and 2002 comprising of a total of 1 094 erven.

• The registered owners of the properties, excluding RE/487 and RE/486 which are privately owned, is Amathlati Municipality. Title deeds are awaited.


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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

Await K&T


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• The project will consist of the award of individual subsidies to beneficiaries on existing plots on approved general plans. There is an extension to the west of Daliwe which is largely invaded and comprises mainly informal mud structures.

• The entire settlement is noted to contain vulnerable vegetation by the relevant SANBI Mapping for the area, however it should be noted that this mapping is very broad brush and often indicates CBAs over developed areas. This requires ground truthing.

• 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 western portion of the site falls within CBA 1 as per SANBI data (2007) and therefore is subject to BLMC 1 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project, see Fig 2.5.1.

• BLMC 1 permits the land to be used exclusively for Conservation. Settlements are not recommended for these areas, see Fig. 2.5.1.

• However, it can be seen on Figure 2.5.1 that CBA 1 is shown as extending over all of the built-up areas of Cathcart. This is clearly incorrect and the mapping of CBAs in this vicinity has not been ground truthed and amended. Therefore, subject to a site inspection by a botanist, no EIA will be necessary as a result of it being a CBA site.

• Two water courses flow on the western and eastern boundaries of Daliwe. These are non – perennial tributaries of the Thorn River flowing further in a southerly direction. The stream on the western border flows through a small water body.

• 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). In which, a basic assessment would 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.

ENVIRONMENT 2.5


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Environment Figure 2.5.1


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GEO-TECH 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 Figure 2.6.1

The Site


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Daliwe has two centrally located primary schools primary schools in walking distance from one another and the surrounding residential area.

• The clinic is located at the entrance of Daliwe on the western side of the railway line and is accessible on foot.

• A police station and other facilities are available in town which is less than 1 km walking distance away.

• The entire area is accessible on foot.

• There is an appropriate level of social facilities for Daliwe.

• No additional facilities will be required to support the 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 Amahlathi SDF proposes high density residential development on the western portion of the site site, see Fig. 2.8.1.

• This western portion has been invaded by informal dwellers and comprises recently constructed wattle and daub houses, see Fig. 2.1.3 .

• The south eastern portion of the site is affected by a proposed 800m set back lines from the WWTW. Note: in the W. Cape this line is normally 500m from a WWTW.

• 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

The Site


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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 IDP 2013 – 2014.

• There are no projects funded by other Sector Departments identifiable in the IDP 2013/2014 for Daliwe, in the financial years 2013/2014 and 2014/2015.


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APPROVAL BY COUNCIL 2.10

• The proposed human settlement project appears in the Amahlathi IDP which has been approved by the Council.

• However a specific approval for the project is still to be sought by the municipality.


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SUMMARY AND RECOMMENDATIONS 2.11

2.10.1 SUMMARY

• The site was inspected on 03/12/2013 and the conclusions below ground-truthed.

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

• In Terms of ECBCP BLMCs that apply to CBA 1, settlements are not recommended. It is recommended that the site be assessed by a 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 project comprises 900 subsidy units onto existing erven on approved general plans.

• 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 the SDF.

• Awaiting Council Resolution from the municipality.

2.10.2 RECOMMENDATIONS

• The project is feasible, pending a technical assessment by a Botanist to verify the CBA status 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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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