preliminary draft not for circulation

Amathole District MunicipalityMNQUMA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for MNGCWE 500MNGCWE 500

Feasibility and Review of Housing Plan

MNGCWE 500MNGCWE 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

MNGCWE 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 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 Mngcwe 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: Unknown

• Property Description: Awaiting S.G. East London

• Title Deed Restrictions: Pending Enquiry at S.G. Office • (See Annexure 2)

• Servitudes: None (See Annexure 3)

• Site Size: 79.58 Ha

• The Mngcwe 500 project is a rural project located within Mnquma Municipality.

• Butterworth is located in the centre of the municipality along the N2 national road approximately 109 km East of East London and 101 km east of Mthatha, see Fig, 2.1.1.

• Mngcwe is a rural village situated on the eastern boundary of the municipality between the Gcuwa and Kukotana rivers. It takes access via a gravel road approximately 8km off the N2 National road east of Butterworth, see Fig. 2.1.1 and 2.1.2.


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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

• 500 subsidies have been proposed for Mngcwe. These units will comprise In-Situ upgrade onto existing rural plots.

• It is interesting that the amount of proposed subsidies in Mngcwe is significantly above the number of existing households. This suggests that there may be a surplus of proposed subsidies for the project.

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

• The municipality only collects lists for beneficiaries when the project is ready for implementation.

MNGCWE 500

Population (Mnquma SDF 2009) Not Specified

Population (2011 Census 2011) 412

Ex. Units (Mnquma SDF 2009) Not Specified

No. Households (Census 2011) 106

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

• The land that in which the site is located is marked out on a general plan dated December, 1905. It appears to fall in an area that has never been surveyed and is not a former commercial farm, see Annexure 3.

• Further enquiries will be made to the S.G Office, Cape Town.


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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

• There are no formerly protected areas in the area.

• The entire settlement is noted to contain endangered vegetation by the relevant SANBI mapping for the area.

• The area is dominated by formerly cultivated land. This land is most suitable for subsistence farming, see 2.5.1.

• There are no wetlands or Critical Biodiversity areas, see Fig. 2.5.1.

• The Gcuwa River flows south of the settlement and does not impact the Human Settlement Project.

• 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

(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.

• The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversty 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 Botanist prior to commencing with 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.

• The site is occupied with an existing settlement and small scale agricultural activities. It is unlikely that the site and its surrounds are CBA 2 areas. The site should be ground truthed by a botanist.


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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

• Mncgwe is not well serviced when it comes to social facilities, see Figure 2.7.1.

• One primary school is situated in close proximity to the settlement, while the other educational facilities are between 1.5km – 2km away from the site, see Fig. 2.7.1.

• There is no clinic in close proximity in the area, see Fig. 2.7.1.

• There are no police stations located nearby, servicing the area, see 2.7.1.

• The population threshold in Mngcwe is too small to support the provision of a clinic or police station in the area.

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

• This proposed Human Settlement Project will not require provision of additional facilities.


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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 Mngcwe, 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

Mncgwe

The Site


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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

• The following table indicates government interventions proposed in the various settlements as contained in the IDP 2013-2014.

• There no projects envisaged to take place in the Human Settlement Project areas for the financial years 2013/2014 and 2014/2015.


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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)

• In Terms of ECBCP BLMCs that apply to CBA 2, settlements are not recommended. It is recommended that the site be assessed by a Botanist to ground truth the extent of CBA 2 on the site prior to commencing with the Human Settlement Project.

• 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 onto existing rural plots, these may have to be reduced to match the number of existing beneficiaries.

• 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.

2.11.2 RECOMMENDATIONS

• The project is feasible, pending a technical assessment by a Botanist to ground truth the extent of the CBA 2 on the site.

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


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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