preliminary draft not for circulation

Amathole District MunicipalityNGQUSHWA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for PRUDHOE 300PRUDHOE 300

Feasibility and Review of Housing Plan

PRUDHOE 300PRUDHOE 300

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

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

NGQUSHWA LOCAL MUNICIPALITYPO Box 539, Peddie, 5640

Tel: (040) 673-3095Fax: (040) 673-3771

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

PRUDHOE 300 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 Approval by Council

2.10 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

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 PRUDHOE 300 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 six Human Settlement Project feasibility reports for Ngqushwa 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: Unknown

•Property Description: Farm 203/4 and Farm 203/2 Prudoe

•Title Deed Restrictions: Awaiting Title Deed (See Annexure 2)

•Servitudes: None (See Annexure 3a and 3b)

•Current Zoning: Unknown

•Site Size: 157.20 Ha

•The Prudhoe 300 human settlement project is located within Ngqushwa Municipality.

•Prudhoe is a village located on the south-western corner of the municipality close to the Mphekweni River, see Fig, 2.1.1 and 2.1.2.

•The village consists of low density residential plots approximately 2000 – 2500m² laid out as former betterment schemes, see Fig. 2.1.2.

•Housing types are mainly mud and formal brick houses.


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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. Sign Post pointing towards Prudhoe b. Informal structures in Prudhoe c. Road condition in wet weather

d. Access road from main road. e. Jama Senior school f. Reacriational facilities in Prudhoe

e. Tatshana Primary School

VISUAL SURVEY Figure 2.1.3


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 300 subsidies have been proposed for Prudhoe. These units will be In-Situ upgrade into existing plots.

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

PRUDHOE 300

Population (Ngqushwa SDF 2011) Does not mention

Population (2011 Census) 1 259

No. Households (4/hh) 315

Proposed Subsidies (EC DHS) 300

Waiting List (Ngqushwa LM) Awaited

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which Prudhoe is located, Farm 203/2 and Farm 203/4 Prudhoe, owned previously by the former Republic of Ciskei and is now vested in the Republic of South Africa (pers com Ms Luleka Joe, 19.03.14), see Annexure 1(Ownership).

• Prudhoe appears on Surveyor – Diagrams No. 5757/2005 and 5759/2005, registered with the Surveyor – General on 08/12/2005 see Annexure 3a and 3b.


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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

• Prudhoe is a rural village located on relatively flat land.

• Although surrounded by CBA 2 areas, there are no wetlands or ccritical bbiodiversity areas noted on the site, see Fig 2.5.1.

• The Mphekweni River flows west approximately 80m from the nearest house in Prudhoe and continues to flow south of the village see Fig 2.5.1.

• Prudhoe is incised by the Mphekweni River tributaries in the southern corner of the settlement as well as through the eastern part of the layout see Figure 2.5.1.

• 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). 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.

• It appears that the existing layout has taken these factors into account and an EIA will not be necessary.

• However, the location of individual dwellings on their sites should take this constraint into account, and if necessary, authorisation obtained.


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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 are 2 schools, Tatshana Junior Primary School and Jama Senior Secondary School with in approximately 1km – 1.5km walking distance from Prudhoe, see Fig. 2.7.1.

• The clinic is situated in Mphekweni Village further north of Prudhoe approximately 3.5km away. The clinic is not easily accessible by the community of Prudhoe. There may need to be an efficient patient transport to effectively service the area, see Fig. 2.7.1.

• There is no police station nearby.

• This proposed Human Settlement Project will not require provision of additional facilities, however police (SAPS) services are a concern for the village.


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• Prudhoe falls within an area identified as a development zone by the Ngqushwa SDF. The motivation for this type of zone is unclear in the SDF see Fig. 2.8.1.

• Within close proximity to Prudhoe is an area identified for the development of pineapple production as well as chicory production south-west of Prudhoe. Should these proposals be implemented it would provide new employment opportunities for residents of Prudhoe, see 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

The Site


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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

• The following table indicates future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014.


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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 10/01/2014 and the conclusions below ground-truthed.

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

•There are no environmental concerns affecting the proposed Human Settlement Project. It should not trigger an EIA. However, the position of future dwellings in relation to watercourses should be checked.

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

•The project comprises 300 subsidy units onto existing plots.

•Awaiting beneficiary list from the municipality for this project.

•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.

•In light of this assessment it is recommended that the award of subsidies can proceed in Prudhoe.


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ANNEXURE 1: OWNERSHIP PRINTOUT


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ANNEXURE 2: TITLE DEED


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ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM


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ANNEXURE 3b: 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

status of housing project

plots of land