jacobsbaai: proposals• jacobsbaai owes its location to a series of extremely attractive small bays...

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT

FRAMEWORK 28 May 2019

JACOBSBAAI: PROPOSALS

131

6.7

page 131

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


132

page 132

6.7

this page left intentionally blank

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

Jacobsbaai

Figure 6.7.1 Jacobsbaai: Aerial Photo

page 133

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Photo 6.7.1 View of settlement clustered along coast

Photo 6.7.2 Undeveloped properties

Photo 6.7.3 Scenic attraction

Jacobsbaai: Spatial Analysis

6.7.1 JACOBSBAAI (Population + 415) (Source: Census, 2011 )

6.7.1.1 Sub-regional location

• Jacobsbaai owes its location to a series of extremely attractive small bays considered ideal as a holiday destination and place to live;

• It is approximately 15 km from Vredenburg and 10 km from Saldana town;

• The only local economic activity other than some tourism ventures, is an abalone farm and small

crayfish factory;

• These location factors are found throughout the west coast peninsula and see holiday resort villages established on rocky headlands overlooking bays which provide safe anchorages or harbours for the fishing industry. There is currently a similar initiative being proposed for the Trekoskraal complex of headlands and bays between Jacobsbaai and Paternoster.

6.7.1.2 Layout pattern

• The original township comprises 1000m² plots laid out in a series of “bunny ears” crescents with the most desirable plots closest to the coast, see Photo 6.7.1;

• Obviously, the most desirable properties are those directly on the coast. This leads to a demand for

linear townships such as the southern extension along Strandloper Street and the completely separate linear development abutting Swartriet nature reserve;

• There is a holiday accommodation cluster complex in the south-western corner of the nature reserve as well as some isolated single dwellings;

• Township layout patterns have implications for the efficient rendering of services. Currently, the settlement is off-grid except for water and electricity. Sewage is disposed using conservancy tanks;

• Only 168 households (Census 2011)of the 689 plots appear to be permanently occupied (24%). There are still many plots and approved townships that remain undeveloped, see Photo 6.7.2.

6.7.1.3 Urban quality

• The architectural style in the settlement can be considered an example of contemporary

interpretations of West Coast “langhuis” cottage architecture, although some properties are large. Building guidelines are strictly applied. The built form and appearance has a strong “fit” with its regional setting;

• The local and West Coast sense of place is strongly upheld, see Photo 6.7.3.

6.7.1.4 Challenges and potential

• The tendency for linear townships lining the coast should be resisted as this disproportionately and negatively impacts the wilderness sense of place that is this coastline’s strong attraction;

• Demand for coastal properties drops off significantly the further away properties are from the coast. This suggests that there is only potential for small nodal village-like clusters with significant intervening space in between. Due to the inefficiencies of providing good reticulation services to such a layout

form, services to such developments in the future must be well planned.

• Currently, there is a request that the settlement connects to the proposed wastewater treatment works extensions at Diazville approximately 4 km away to the south as the crow flies. The financial viability of this proposal is still being investigated by the municipality.

page 134

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai: Analysis 135

Figure 6.7.2 Analysis: Jacobsbaai

page 135

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai: Spatial Analysis

6.7.2 JACOBSBAAI ENGINEERING INFRASTRUCTURE ANALYSIS

6.7.2.1 Water

• There is sufficient storage capacity in the Jacobs Bay reservoir, which is in good condition.

However, there is no bulk spare capacity available. The supply pipeline from Vredenburg is

restricted in size. The future network will require new bulk infrastructure such as an additional 2Ml

reservoir when the AADD exceeds 670kl/d. There is a risk that if the reservoir runs empty it could then take up to two weeks to stabilize the system.

6.7.2.2 Sanitation

• No water-borne sanitation system is in place in Jacobs Bay. The older town has septic tanks while

more recent developments has dedicated water borne systems draining towards bulk holding

tanks. The municipality intends to construct a waste water treatment works in the future for

Middelpos, Diazville and Jacobs Bay. The reticulation has limited capacity and any

developments would require localised treatment proposals. Major items include new pump

stations required to decommission the existing conservancy tanks, upgrade of the existing gravity

distribution system when the existing outfall sewer reaches capacity, and new rising mains when

future areas are being constructed.

6.7.2.3 Solid Waste

• Municipal solid waste is collected at Jacobs Bay and disposed at the Vredenburg waste disposal

facility. However, there is no indication in the Saldanha Bay IWMP (2017) of a waste transfer

station in Jacobsbaai. Diazville is the closest waste transfer station as the crow flies. Thus, there is a

need to investigate a solid waste transfer station.

6.7.2.4 Transport, Roads and Stormwater

• Jacobs Bay has gravel roads and council decided that these remain gravel in order to keep the character of the town. The gravel roads are in good condition and no problems exists with the

storm water network. There is no formal access to Gonnemanskraal.

6.7.2.5 Electricity

• Forms part of the Saldanha distribution system via 7MVA supply line. Restriction lies within Jacobs

Bay due to the limited capacity of the reticulation system. Saldana Bay Municipality is in the

process of replacing most of the electrical equipment and upgrade of the bulk supply

infrastructure will be required.

page 136

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


137

page 137

6.7

this page left intentionally blank

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Photo 6.7.4 Preferred outcome of building design guidelines:

note use of local stone

Jacobsbaai: Spatial Development Framework

6.7.3 JACOBSBAAI SPATIAL DEVELOPMENT FRAMEWORK

6.7.3.1 Core Landscape Area and Natural Environment

NOTE: to see exact alignment of the Coastal Management Line on cadastral boundaries, zoom in

on Figure 6.4.3 in digital version of report.

• Prohibit or restrict erection, alteration or extension of buildings and structures wholly or partially

seaward of the Coastal Management Line.

• Ensure ecological integrity and environmental attractiveness as Jacobsbaai’s main economic

attraction is protected;

• Investigate extending Swartriet private nature reserve southwards to Diazville as protected

natural area using incentives such as very limited appropriate located coastal nodal

development where necessary;

• All development to be set back behind coastal management line.

6.7.3.2 New Development Areas

• NDA 1 is proposed for residential development. However, this land should only be utilized if the

need arises, which is unlikely in the next 5 years;

• NDAs 2 and 3 are earmarked for mixed used to promote small tourism business;

• No further linear development should be permitted.

6.7.3.3 Heritage • Continue to strictly enforce urban design guidelines. (Although Jacobsbaai does not have

historic heritage resources, it’s building and urban design guidelines can be considered to be a

major contributor to West Coast heritage.)

6.7.3.4 Urban Restructuring • Due to its proposed future size and social context, no major urban restructuring proposals are

necessary;

• Permit a row of mixed use/commercial uses along the eastern boundary of main road to

accommodate small-scale convenience and municipal services that may become necessary as

the permanent population of settlement increases over time;

• Investigate sewer connection to Diazville wastewater treatment plant, otherwise promote off-grid

services as per Churchhaven;

• Parking and public access to beaches to be upgraded where deemed necessary;

• Investigate continuous coastal walking and cycling trail from Tabakbaai at Diazville in the south,

linking Jacobsbaai to the proposed new settlement at Trekoskraal through to Paternoster and St

Helena Bay;

• It is not regarded as appropriate to increase the density of the existing built up areas.

• Densities at higher order nodes such as intersections can be considered.

page 138

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai: Proposals 139

Figure 6.7.3 Proposals: Jacobsbaai

page 139

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai Proposals:

New Development Areas 140

Table 6.7.1a: Jacobs Bay New Development Areas

No Area (Ha) Residential Area (Ha)

Proposed Use Proposed Density

(gross du/ha) Engineering Comments

1 13.6 13.6 Residential Development 6 (see Section

6.7.2) Only to be developed when required, ecologically important

2 0.6 0.6 Mixed Use, small-scale tourism 6 Small Business

3 0.2 0.2 Mixed Use, small-scale tourism 6 Small Business

Total 14.4 14.4

page 140

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai: Housing Demand and Supply

Table 6.7.2: Jacobs Bay Scenario 1 - Future Demand and Supply of Land per Housing Sector: Status Quo Scenario (4.0% Annual Growth Rate) (Source: SBM Human Settlements Plan, 2015)

5 year 20 year

Jacobs Bay

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years

Additional Projected

Demand (HHs) in 2031

(4.0% growth rate) +

Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF (ha)

Full subsidy: Serviced Site + Top

Structure

0 0 0 0 (0.0%) 0

80.4 +70.9 3.8 -5.7 Partial subsidy: Serviced Site Only

0 0 0 0 (0.0%) 0

Partial subsidy: Additional persons

eligible for FLISP

0 0 0 0 (0.0%) 0

Private Development N/A Market Related N/A 159 (100%) 9.5

Total 0 0 0 159 (100%) 9.5 80.4 +70.9 3.8 -5.7

Table 6.7.3: Jacobs Bay Scenario 2 - Future Demand and Supply of Land per Housing Sector: IDZ Only High Case Scenario (4.8% Annual Growth Rate) (Source: SBM Human Settlements Plan,

2015)

5 year 20 year

Jacobs Bay

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years




Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF (ha)


Structure

0 0 0 0 (0.0%) 0

80.4 +62.6 3.8 -14 Partial subsidy: Serviced Site Only

0 0 0 0 (0.0%) 0


eligible for FLISP

0 0 0 0 (0.0%) 0


Total 0 0 0 297 (100%) 17.8 80.4 +62.6 3.8 -14

page 141

6.7

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


Jacobsbaai: Housing Demand and Supply

The 2018 SDF proposals include a total of 3.8 hectares of new development area within Jacobs Bay.

The following indicates a summary of the predicted land requirements for the various growth rates:

• Future Demand and Supply of Land per Housing Sector: Status Quo Scenario (4.0% Annual Growth Rate) = -5.7 hectares

• Future Demand and Supply of Land per Housing Sector: IDZ Only High Case Scenario (4.8% Annual Growth Rate) = -14 hectares

• Future Demand and Supply of Land per Housing Sector: IDZ and Other Projects High Case Scenario (6.0% Annual Growth Rate) = -15.5 hectares

It is proposed that limited development takes place in Jacobs Bay.

Tables 6.7.2, 6.7.3 and 6.7.4 are based on population growth rate scenarios of 4%, 4.8% and 6% respectively as provided by SBM. The latest LGMTEC assessment (ref. LGMTEC 2018/2019) suggests a population growth rate of 1.7% per annum, i.e. one third of the most conservative scenario, see Table 6.7.2. Therefore, it is proposed that the NDA proposals contained in Table 6.7.1 are reviewed in the next SDF in five years’ time when the 2021 Census results should be available.

Table 6.7.4: Jacobs Bay - Scenario 3: Future Demand and Supply of Land per Housing Sector: IDZ and Other Projects High Case Scenario (6.0% Annual

Growth Rate) (Source: SBM Human Settlements Plan, 2015)

5 year 20 year

Jacobs Bay

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years




Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

Review

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF Review

(ha)


Structure

0 0 0 0 (0.0%) 0

80.4 +61.1 3.8 15.5 Partial subsidy: Serviced Site Only

0 0 0 0 (0.0%) 0


eligible for FLISP

0 0 0 0 (0.0%) 0


Total 0 0 0 321 (100%) 19.3 80.4 +61.1 3.8 15.5

page 142

6.7

jacobsbaai: proposals• jacobsbaai owes its location to a series of extremely attractive small bays...

Documents