preliminary draft not for circulation

Amathole District MunicipalityMNQUMA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for HLOBO 500HLOBO 500

Feasibility and Review of Housing Plan

HLOBO 500HLOBO 500

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

MNQUMA LOCAL MUNICIPALITYGcuwa (Butterworth), Eastern Cape

Tel: (047) 401-2400

Fax: (086) 111-3113

HLOBO 500 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 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

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 Hlobo 500 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 eight Human Settlement Project feasibility reports for Mnquma Municipality. It is designed so that it can be part of a single document that includes the other seven 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: Unregistered Property

• Property Description: No Farm Number, Mazamisa

• Title Deed Restrictions: N/A

• Servitudes: N/A

• Site Size: 58.64 Ha

• Hlobo 500 is situated near the north-eastern boundary of Mnquma, see figure 2.1.1 and 2.1.2.

• The site comprises currently occupied on unsurveyed properties.

• Hlobo 500 is approximately 16.5km away from the nearest town of Idutywa in neighbouring Mbashe Municipality.

• The site is surrounded by open space and other dispersed villages.


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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

No pictures we await pictures from Kantey and Templer


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• Hlobo 500 has a total area of 58.64 hectares. Approximately 60% (16.3 hectares) of the property will be used for residential purposes.

• The proposed project’s delivery strategy and housing instrument is Individual subsidy onto existing rural plots.

• It appears that the there is currently no waiting list at the present moment as the municipality only collects lists once the project is ready for implementation.

HLOBO 500

Population (Mnquma SDF 2009) Not Specified

Population (Census 2011) Not Specified

Ex. Units (Mnquma SDF 2009) Not Specified

No. Households (at 4/hh) Not Specified

Proposed Units (EC DHS) 500

Waiting List (Mnquma LM) Awaited

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• Hlobo 500 has no registered parent farm at the Surveyor General. However, a single registered property exists within the site boundary on S.G. Diagram No. 2634/2010, which belongs to a school. This diagram indicates that the land surrounding this erf is state land.

• The property is surrounded by allotments depicted on general plans.

• Also see General Plan No. 5652/1905, which indicates the surrounding registered properties to the site.

• A deeds search for the ownership came back as “no results found.” This means that there is no owner registered against the property, however an enquiry has been made to the Deeds office in Umtata.

• S.G Diagram No. 2634/2010 on which the site is located was registered in 16 September 2010.


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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 site is situated on relatively flat land.

• 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 undertaking 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.

• Subsistence farming occurs throughout the site and should be taken into consideration if development is permitted.

• However, according to the ENPAT data, the site is covered by subsistence farming. This can be seen from the aerial photograph as well, see Figure 2.1.2.

• Therefore, it would seem that at this detailed level, the depiction of CBA 2 is not accurate and it does not exist on this 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). 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

(iii) 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.

• The site is located on a high point and there appear to be no water courses on it.


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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

Mncgwe

The Site


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• There is an existing combined school in the site areas with another within the 2 km radius, which is outside of the 1km walking distance buffer, see Figure 2.7.1.

• The health facilities are no health facilities in the immediate area. The nearest health facilities are 16 km away in Idutywa. Efficient public transport facilities become increasingly important for such areas.

• This proposed Human Settlement Project will require provision of health facilities which practicably should be delivered by a mobile service.

• The nearest police station is located 16km away in Idutywa.

• The far proximity of this site from health and police services requires that:

• it should be encouraged to density beyond the 2 – 3 du/ha of a rural village;

(ii) rural transport and mobile services should be used to provide community facilities to such a remote settlement.


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• The SDF does not make specific proposals for Hlobo, however the village appears to be on cultivated land and suitable for subsistence farming.

• 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.

• No projects were proposed for this site in the IDP 2013-2014.


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APPROVAL BY COUNCIL 2.10

• Awaiting Council Resolution


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SUMMARY AND RECOMMENDATIONS 2.11

2.11.1 SUMMARY

• 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 500 subsidy units.

• Awaiting beneficiary list from the municipality.

• Permanent mobile health facilities or improved transport services to existing facilities are required.

• Awaiting Council Resolution from the municipality.

2.11.2 RECOMMENDATIONS

• Regarding environmental trigger activities, an inspection of the aerial photograph reveals that the entire village is taken up by residential dwellings and subsistence farming.

• Implementing ad-hoc subsidies on individual properties is unlikely to trigger a NEMA condition for an EIA.

• Therefore, the project is considered feasible.


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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