preliminary draft not for circulation

Amathole District MunicipalityNXUBA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for SIZAKELE 400SIZAKELE 400

Feasibility and Review of Housing Plan

SIZAKELE 400SIZAKELE 400

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

SIZAKELE 400 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 AssessmentFLISP Finance Linked Individual Subsidy ProgramGP 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 Sizakele 400 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/477, Nyarha

•Title Deed Number: T3659/1980

•Servitudes: N/A

•Current Zoning: To follow

•Site Size: 7.81 Ha

•The Sizakele 400 project site will be part of the suburb called Nyarha in Bedford within Nxuba municipality, south of the R63, see figure 2.1.1 and 2.1.2.

•According to Census 2011 data, a small number of 598 people reside on the land identified as the HSP site.

•Bedford is approximately 22.8kms from its nearest neighbour Adelaide.

•Access to the site is gained by turning into Ntlana Street off the R63 Bedford Town from Plasket / Phantse Street.

•It mainly comprises of dwellings of varying quality on vacant land next to the existing Tyoksville and Ndlovini settlements, see figure 2.1.3 Visual Survey.

•These dwellings are mostly laid out on a grid pattern with basic water and electrical services.

•Future residential expansion has been identified by the SDF on this site. Including neighbouring Ndlovini, the SDF identified a total area of 11.04 Ha for residential use, 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


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VISUAL SURVEY Figure 2.1.3

a. Plot containing informal dwelling with a tank for rainwater harvesting and vegetable garden.

b. Building materials in preparation to build an informal structure. c. Dwelling and plot belonging to typical human settlement subsidy beneficiary alongside Malime Street in Sizakele.

d. Unsurveyed, open space in Sizakele. e. View along Malime Strreet showing site with gentle, well-drained slope from south to north.

f. Land under threat by informal settlement in Sizakele.


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• A project of 400 subsidies has been proposed for Sizakele.

• The proposed project’s delivery strategy and housing instrument is project linked housing subsidies onto an 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 visits on the 23rd of October 2013, it was observed that the site has been serviced with basic services.

SIZAKELE 400

Population (Nxuba SDF 2011) Not specified

Population (2011 Census) 598

No. Households (2011 Census) Not specified

Proposed Subsidies (EC DHS) 400

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 the site is located is Erf RE/477, Nyarha.

• Some beneficiaries reside on this erf with no demarcated plots.

• The SG plan was approved in 1981.

• Enquiries with the Surveyor General reveal that the property is registered under title T3659/80 and is owned by Nxuba Municipality.

• This erf was identified in the SDF (2011) for residential expansion, 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 site is an invaded property with existing gravel roads and buildings.

• 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.

• No cultivated land is on or around the site that my influence future development.

• Watercourses cross the western boundary of the site, therefore, floodlines need to be determined before development can take place.

• 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.

• It appears that the layout to which the existing dwellings conform has been set back from the watercourse but floodlines need to be determined as they might affect the proposed Human Settlement Project.


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Environment Figure 2.5.1


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GEO-TECH (Kantey and Templer) 2.6

• 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.

• 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. (Outeniqua Geotechnical Services cc, 2013 )


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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 two primary schools and one secondary school located north of the site which are within 1km walking distance. This means that these schools are within walking distance of the site, see figure 2.7.1

• There is one clinic north of the site in Nyarha which is within the 1km walking distance to the site.

• The site is within 2-3km of the main town of Bedford where more facilities are found, including a hospital.

• When social facilities are measured against the population threshold of the Bedford and Nyarha area, according to the 2011 SDF, the only facility that was needed was 1 police station. (Nxuba SDF 2011, pg 39)

• There is an appropriate level of social facilities within 0km walking distance from the site for the proposed number of residents who are already present in the existing informal settlement.

• Residents must travel to Bedford CBD, two kilometres away, in order to access higher order health, police and education facilities.

• No new social 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 Bedford:

•Future residential extension is proposed throughout Bedford, with bigger parcels of land identified around Goodwin Park and Nyarha (see figure 2.8.1).

•The proposed site for Sizakele No 40 was earmarked for residential expansion.

•The majority of the SDF’s residential expansion proposals are around the Goodwin Park area, 66.08 Ha, and infill housing at Nyarha (including Sizakele at 26.47 Ha).

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


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Current Spatial Development Framework Figure 2.8.1

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

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.

• 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 Sizakele is located is registered to Nxuba Municipality.

•A new general plan, erf diagram and title deeds will have to be prepared for the new extension.

•There are adequate engineering services according to the SDF.

•Floodlines may be a cause of concern for development on the proposed Human Settlement Project and if it is intended that development should be closer than 32 metres to the banks of a watercouse, then an EIA may be triggered.

•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 project comprises of 400 housing subsidy units onto invaded, previously vacant land and plots next to abutting residential development to the west, north and south.

•The beneficiary list is still to be verified.

•No new social facilities are required to support the proposed human settlements project.

•The Human Settlement Project is in line with the SDF, as residential expansion is proposed for 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.

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


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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

status of housing project

plots of land