preliminary draft not for circulation

Chris Hani District MunicipalityLUKHANJI LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for Kamastone 216Kamastone 216

Feasibility and Review of Housing Plan

Kamastone 216Kamastone 216

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 15087,Beacon 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

LUKHANJI LOCAL MUNICIPALITYPrivate Bag X7111, Queenstown, 5320

Tel: (045) 807-2606

Fax: (045) 807-2637

KAMASTONE FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 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 S.G. 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

CRU Community Residential Unit

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 Kamastone 216 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 twelve Human Settlement Project feasibility reports for Lukhanji Municipality. It is designed so that it can be part of a single document that includes the other eleven 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: Republic of South Africa (unregistered property)

• Property Description: Sub Location No. 3, Kamastone

• Title Deed Number: Unregistered Property

• Servitudes: None (See Annexure 3)

• Site Size: 104.4 Ha

• The Kamastone project is a rural project located within Lukhanji Municipality.

• Queenstown is the main administrative, commercial and educational centre of Lukhanji Municipality and surrounding farms and villages. It is located approximately 188km north of East London and 165km south of Aliwal North on the N6 national road, see Fig. 2.1.1.

• Kamastone is located approximately 39 km from Queenstown on the R67 road. It takes access via a gravel road approximately 18km west from the R67, see Figure 2.1.2.

• There are 57 erven, registered to private owners within the Kamastone site, see Annexure 1b.


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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. View of Kamastone b. Kamastone sign board on main road c. VIP latrines installed by CHDM

d. Informal plot awaiting human settlements subsidy e. Households who appear to have been affected by disaster f. RDP standard services represented by installed 200m radius stand water pipes

g. Formal dwelling in Kamastone h. Example of rain water harvesting i. Livestock farming in the village


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• The amount of subsidies proposed for Kamastone has not been indicated however Kamastone currently has 216 households and approximately 310 2 000m² plots can be accommodated in Kamastone.

• The project’s intended housing delivery instrument is individual subsidy onto existing plots. Assuming each household qualifies for a subsidy, the number of proposed subsidies would be 216. This does not take into account the Kamastone waiting list.

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

Figure 2.2.1 Statistical Background

KAMASTONE

Population (Lukhanji SDF 2005) Not Specified

Population (2011 Census) 785

Ex. Units (Lukhanji SDF 2005) Not Specified

No. Households (Census 2011) 216

Proposed Units (EC DHS) 216

Waiting List (Lukhanji LM) Awaited


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land that in which the site is located is marked out on S.G No. 1760/1877.

• It appears that only cultivated areas abutting the river were surveyed mainly outside the Kamastone settlement, however approximately fifty seven smaller erven within the Kamastone boundary were surveyed and assigned plot numbers, see Annexure 3.

• These erven are privately owned, see Annexure 1b (sample ownership).

• Land that has never been surveyed or registered with the Deeds Office remains vested with the Republic of South Africa. (pers com Ms Lihle Msomi, 9/04/2014)


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Cadastral Layout Figure 2.3.1


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ENGINEERING (Kantey & 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 & Templer) Figure 2.4.1


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ENVIRONMENT 2.5

• There appears to be no significant Critical Biodiversity Areas in Kamastone.

• Kamastone is enclosed by two water courses, these however do not impact the proposed Human Settlement Project.

• There is a small wetland toward the eastern boundary of Kamastone.

• 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).

• There appears to be no significant environmental concerns that could impede the Human Settlement Project.


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Environment Figure 2.5.1


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GEO-TECH (Kantey & 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 the 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 & Templer) Figure 2.6.1

Study Area


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Using 1 km walking distance as a measure of efficiency when it comes to accessibility or proximity to social facilities. The following can be found in Kamastone village:

• There are two existing schools in the area, a Primary and a Secondary school. Both are within 1 km walking distance from the surrounding households, See Fig 2.7.1.

• There is an existing clinic that services Kamastone and other surrounding settlements, see Fig. 2.7.1.

• There are no nearby police stations in the area. The closest police station is located in Whittlesea, approximately 28km from the site.

• The people who will be benefiting from the Human Settlement Project are people who are currently residing in Kamastone.

• The proposed Human Settlement Project will not require the provision of additional social facilities.


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• The site falls within the Special Development Area (SDA): Rural Settlement Revitalization, see Figure 2.8.1. The SDF has indicated this SDA is identified as the following:

1. Areas where Rural Settlement Upgrade is required to:

- Redress decades of poor land use control and unwise land use practices; and

- To institute a spatial planning and institutional platform for extending land use management to these areas on a systematic basis.

2. Areas where land potential is such that Land Reform For Agricultural Development initiatives may be encouraged.

• The Human Settlement Project does not contradict the proposals of the Spatial Development Framework.


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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 the future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014.

• The IDP 2013-2014 proposed the upgrading of sanitation services to the value of R 12m for the 2013/2014 financial year and R 6,9m for the 2014/2015 financial year, respectively, a portion of which will be attributed to the Kamastone human settlement project.

No. Project Government Dep./ Other Ilinge in

form

al s

ettle

ment

Unifo

und 7

50

Ezib

ele

ni I

nfo

rmal S

ettle

ment 20

0

Tyld

en 3

00

Ekuphum

leni I

nfo

rmal S

ettle

ments

Zola

Village 7

00

Machib

ini V

illage

Kom

ani P

ark

Zingquth

u V

illage

Kam

ast

one

Yonda

Mchew

ula

Village

Budget '13/'14 Budget '14/'151 Bulk services CHDM R 500 000 R 4000 0002 Sanitation CHDM R 12 000 000 R 6 900 0003 Bucket Eradication CHDM4 Bulk Water Backlog CHDM R 17 700 000 R 9 000 0005 Sewerage Treatment Plant CHDM6 Multi Purpose Sports Centre MIG

7 Equipping and Repairing of boreholes OPEX8 Electricty Connection Eskom9 Flood Damages Project DR&PW

10 Construction of Sport Field MIG11 Construction of Community Hall MIG12 Upgrading of Roads MIG13 Greening and Beautification project DoEA

Future Plans of other Sector Departments for Lukhanji Municipality 2013/2014 & 2014/2015


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APPROVAL BY COUNCIL 2.10

• The Council Resolution is awaited from the municipality.


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SUMMARY AND RECOMMENDATIONS 2.11

2.11.1 SUMMARY

• The site was inspected on 25/10/2013 and the conclusions below ground-truthed.

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

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

• The project comprises 219 subsidy units onto existing rural plots.

• Awaiting beneficiary list from the municipality.

• The closest police station is located 28km away in Whittlesea.

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

• Awaiting Council Resolution from the municipality.

2.11.2 RECOMMENDATIONS

• The project is feasible.

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


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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

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