chris hani district municipality intsika yethu local municipality march 2014 preliminary draft not...

Chris Hani District MunicipalityINTSIKA YETHU LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for Nyanisweni 137Nyanisweni 137

Feasibility and Review of Housing Plan

Nyanisweni 137Nyanisweni 137

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

INTSIKA YETHU LOCAL MUNICIPALITYPrivate Bag X1251, Cofimvaba, 5380

Tel: (047) 874-8700

Fax: (047) 874-010

NYANISWENI 137 FEASIBILITY STUDYCNdV africa (Pty) Ltd 19 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 ClassCBA Critical Biodiversity AreaCRU Community Residential UnitECBCP 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

2.1.4 BACKGROUND TO SETTLEMENT

•Registered Owner: Intsika Yethu Municipality (see Annexure1)

•Property Description: Subdivision of Erf 2282, Cofimvaba

•Title Deed Number: T150/2003

•Servitudes: N/A

•Site Size: 34.6 Ha

•The Nyanisweni 137 project is an urban project located in Cofimvaba within Intsika Yethu Municipality.

•Nyanisweni was a vacant site which has been invaded by middle income occupants.

•The site is located along a gravel road off the R61.

•An approved subdivision is in place with 504 erven.

•Bulk water and sewer pipes are currently being installed and the construction of formal roads will follow the completion of the services provision, see Figure 2.1.3(a).

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 Nyanisweni 137 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 Intsika Yethu 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


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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 Nyanisweni from R61 b. Internal informal roads in poor condition c. Established petrol garage on the site

d. Access road from R61 e. Damage caused by heavy rainfall f. Cofimvaba Hospital located opposite Nyanisweni


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

Nyanisweni 137

Population (Intsika Yethu Draft SDF 2013) Not specified

Population (2011 Census) 1602

Ex. Units (Intsika Yethu Draft SDF 2013) Not specified

No. Households (2011 Census) 610

Proposed Units (EC DHS) 137

Waiting List (Intsika Yethu LM) 466

Figure 2.2.1 Statistical Background

• A total of 137 subsidies have been proposed for this project onto an invaded site with registered cadastral containing existing buildings and gravel roads.

• The original number of subsidies for this site was 431, however, due to the middle income invasion, only 137 low income beneficiaries can be accommodated.

• The proposed project’s delivery strategy and housing instrument is project linked housing subsidies onto existing erven.

• The waiting list consists of 466 verified beneficiaries.


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which Nyanisweni 137 is located is a subdivision of Erf 2282, Cofimvaba (G.P No. 6323/2001), see figure 2.3.1.

• The General Plan was approved on 14 December 2001.

• Erf 2282 Cofimvaba was approved in terms of Section 18(1) of Ordinance 33 of 1934.

• Although the property has been subdivided, the registered owner of all the individual 504 erven remains Intsika Yethu Municipality, which are all included in Title Deed T150/2003. (Awaiting Title Deed from King William’s 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

Await K&T


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ENVIRONMENT 2.5

• The site is situated on a relatively flat surface.

• South facing slopes are also occurring on the site, which are not typically desirable for development.

• Subsistence farming can be found on the southern portion of the site and should be taken into consideration when planning development.

• 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 ensurebiodiversity persistence.

• The site falls within CBA 3: other natural areas as per SANBI data (2007) and therefore is subject to BLMC 3 guidelines according to the ECBCP. This must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project.

• BLMC 3 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are permitted with conditions of approval upon environmental authorisation.

• However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Cofimvaba. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended.

• 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.


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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 to be feasible and planning should proceed with further investigations on individual sites.

• 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

• No facilities are located on site. However, all facilities are within a 1-2 km buffer distance from the site, which can be seen as a comfortable walking distance , see Figure 2.7.1.

• A secondary and a combined school is located within walking distance of the site. However, the schools are located on the opposite side of the R61. Therefore, safety measures need to be put in place for scholars who will have to cross the road to access the schools, see Figure 2.7.1.

• The Cofimvaba Hospital is located less than 1km from the site, see Figure 2.7.1.

• The police station servicing the area is situated in Cofimvaba, approximately 1 km away.

• This proposed Human Settlement Project will not require the 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

• In 2013, a Local Spatial Development Framework was developed for Cofimvaba.

• Nyanisweni falls within the Cofimvaba commonage.

• The road layout in Nyanisweni is currently informal, however the secondary corridor of the Cofimvaba is proposed to pass along the area.

• The site is identified as P7 development area, earmarked for residential use.

• The site is within the proposed urban edge.

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


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Current Spatial Development Framework Figure 2.8.1

The Site

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 indicates the intention of a Municipal Infrastructure Grant (MIG) Project for the upgrading of the entire Cofimvaba sewer bulk line and treatment works with a total budget of R7 million over two years.

• A total of R3 million is to be spent on upgrading of roads in Cofimvaba.

Note: Nyanisweni is referred to as 431 subsidies in the IDP. However, this has been reduced to 137 subsidies.


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APPROVAL BY COUNCIL 2.10

• Await Council Resolution


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SUMMARY AND RECOMMENDATIONS 2.11

2.11.1 SUMMARY

•The site was inspected on 28 October 2013 and conclusions below ground-truthed.

•The ownership of the land on which Nyanisweni 137 is located, is registered to Intsika Yethu Municipality.

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

•In Terms of ECBCP BLMCs that apply to CBA 3 that covers the site, settlements are permitted with the condition of approval upon environmental authorisation. It is recommended that the site be assessed by a Botanist to ground-truth the extent CBA 3 on 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.

•A waiting list with 466 beneficiaries have been compiled. However, only 137 subsidies are included in the project.

•No new facilities is 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 CBA 3 on the site.


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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

chris hani district municipality intsika yethu local municipality march 2014 preliminary draft not...

Documents

engineering figure

environment figure

new project site

locality plan figure

geotech figure

statistical background

greenfields project

infill project