feasibility and review of housing plan for SIZAKELE
Amathole District Municipality
NXUBA LOCAL MUNICIPALITY
March 2014
400
SIZAKELE 400
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
NXUBA LOCAL MUNICIPALITY
Private Bag X350, Adelaide, 5760
Tel: (046) 684-0034
Fax: (046) 684-1931
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0) 43 711 9735
by
Kantey & Templer
PO Box 15087
Beacon Bay, 5205
Tel: 041 373-0738
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environmental planning, urban design, landscape architecture
17 New Church Street Cape Town 8000
Tel: 021 424-5022 Fax: 021 424-6837
IQ Vision
110 Sarel Cillier Street Strand 7140
Tel: 021 853-3902
March 2014
CONTENTS
2.1
INTRODUCTION
LIST OF ANNEXURES
2.1.2
Purpose of the Report
2.1.2
Background of this Report
2.1.3
Terms of Reference
Annexure 1
Annexure 2
Annexure 3
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
Ownership
Title Deed
Surveyor General diagram
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
Extent of General Plan
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
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CONTENTS
GLOSSARY
ACRONYMS
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.
ECDHS
EIA
FLISP
GP
HSP
LM
MHSP
SA
SANBI
SDF
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.
Eastern Cape Department of Human Settlement
Environmental Impact Assessment
Finance Linked Individual Subsidy Program
General Plan
Human Settlement Plan
Local Municipality
Municipal Human Settlement Plan
South Africa
South African National Biodiversity Institute
Spatial Development Framework
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.
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INTRODUCTION
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 Sizakele 400 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 ten Human Settlement Project feasibility reports for
Nxuba Municipality. It is designed so that it can be part of a single
document that includes the other nine 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.
2.
3.
4.
5.
6.
7.
8.
9.
Determination of housing demand and potential beneficiary status
Land identification and ownership
Availability of bulk services and confirmation of capacity
Environmental conditions;
Geo-technical conditions
Alignment with Municipal Spatial Planning
Visual survey (area visits)
Future development plans of other sector departments
Provision of recommendation and proposals to ECDHS
2.1.4
2.1
BACKGROUND TO SETTLEMENT
• Registered Owner:
Nxuba Municipality
• Property Description:
Portion of RE/477, Nyarha
• Title Deed Number:
T3659/1980
• Servitudes:
N/A
• Current Zoning:
To follow
• Site Size:
7.81 Ha
• The Sizakele 400 project site will be part of the suburb called Nyarha in
Bedford within Nxuba municipality, south of the R63, see figure 2.1.1 and
2.1.2.
• According to Census 2011 data, a small number of 598 people reside on
the land identified as the HSP site.
• Bedford is approximately 22.8kms from its nearest neighbour Adelaide.
• Access to the site is gained by turning into Ntlana Street off the R63
Bedford Town from Plasket / Phantse Street.
• It mainly comprises of dwellings of varying quality on vacant land next
to the existing Tyoksville and Ndlovini settlements, see figure 2.1.3 Visual
Survey.
• These dwellings are mostly laid out on a grid pattern with basic water
and electrical services.
• Future residential expansion has been identified by the SDF on this site.
Including neighbouring Ndlovini, the SDF identified a total area of 11.04
Ha for residential use, see figure 2.8.1.
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Locality Plan
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Figure
2.1.1
page 9
Aerial Photograph
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Figure
2.1.2
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VISUAL SURVEY
Figure
2.1.3
a. Plot containing informal dwelling with a tank for rainwater harvesting and
vegetable garden.
b. Building materials in preparation to build an informal structure.
c. Dwelling and plot belonging to typical human settlement subsidy
beneficiary alongside Malime Street in Sizakele.
d. Unsurveyed, open space in Sizakele.
e. View along Malime Strreet showing site with gentle, well-drained slope
from south to north.
f. Land under threat by informal settlement in Sizakele.
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
2.2
• A project of 400 subsidies has been proposed for Sizakele.
SIZAKELE 400
• The proposed project’s delivery strategy and housing instrument is
project linked housing subsidies onto an existing informal settlement.
• The waiting lists are awaited from the Department of Human
Settlements. Therefore, the total beneficiaries are unknown until the
waiting lists are verified.
Population (Nxuba SDF 2011)
Population (2011 Census)
No. Households (2011 Census)
Proposed Subsidies (EC DHS)
• During the site visits on the 23rd of October 2013, it was observed that
the site has been serviced with basic services.
Waiting List (Nxuba LM)
Not specified
598
Not specified
400
Awaiting
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which the site is located is Erf RE/477, Nyarha.
• Some beneficiaries reside on this erf with no demarcated plots.
• The SG plan was approved in 1981.
• Enquiries with the Surveyor General reveal that the property is registered
under title T3659/80 and is owned by Nxuba Municipality.
• This erf was identified in the SDF (2011) for residential expansion, see
section 2.8.
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Extent of General Plan
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Figure
2.3.1
page 15
ENGINEERING
BULK SERVICES
Existing Services
....
INTERNAL SERVICES
Existing Services
....
GEOTECHNICAL CONDITIONS
....
(Kantey and Templer)
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
ROADS AND ACCESSIBILITY
...
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING
Await K&T
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Engineering (Kantey and Templer)
Figure
2.4.1
Await K&T
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ENVIRONMENT
• The site is an invaded property with existing gravel roads and buildings.
• 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.
• BLMC 2 permits the land to be used for Conservation, Game Farming
and Communal Livestock. Settlements are not recommended for these
areas, however this must be ground-truthed by a botanist, prior to
undertaking the Human Settlement Project.
• No cultivated land is on or around the site that my influence future
development.
–
2.5
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.
• It appears that the layout to which the existing dwellings conform has
been set back from the watercourse but floodlines need to be
determined as they might affect the proposed Human Settlement
Project.
• Watercourses cross the western boundary of the site, therefore,
floodlines need to be determined before development can take place.
• 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:
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Environment
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Figure
2.5.1
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GEO-TECH
•
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. (Outeniqua Geotechnical Services cc, 2013 )
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2.6
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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
• There are two primary schools and one secondary school located north
of the site which are within 1km walking distance. This means that these
schools are within walking distance of the site, see figure 2.7.1
• There is one clinic north of the site in Nyarha which is within the 1km
walking distance to the site.
• The site is within 2-3km of the main town of Bedford where more facilities
are found, including a hospital.
• When social facilities are measured against the population threshold of
the Bedford and Nyarha area, according to the 2011 SDF, the only
facility that was needed was 1 police station. (Nxuba SDF 2011, pg 39)
• There is an appropriate level of social facilities within 0km walking
distance from the site for the proposed number of residents who are
already present in the existing informal settlement.
• Residents must travel to Bedford CBD, two kilometres away, in order to
access higher order health, police and education facilities.
• No new social facilities are required to support the proposed human
settlements project.
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Distribution of Social Facilities
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Figure
2.7.1
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CURRENT SPATIAL DEVELOPMENT FRAMEWORK
2.8
The 2011 Nxuba SDF makes the following proposals for Bedford:
• Future residential extension is proposed throughout Bedford, with bigger
parcels of land identified around Goodwin Park and Nyarha (see figure
2.8.1).
• The proposed site for Sizakele No 40 was earmarked for residential
expansion.
• The majority of the SDF’s residential expansion proposals are around the
Goodwin Park area, 66.08 Ha, and infill housing at Nyarha (including
Sizakele at 26.47 Ha).
• The proposed Human Settlement Project is in line with the SDF.
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Current Spatial Development Framework
Figure
2.8.1
The Site
(Source: Bedford SDF, Nxuba Spatial Development Framework, 2011)
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Future Plans of Other Sector Departments
2.9
• The following table indicates future plans of other sector departments
proposed in the various settlements as contained in the IDP 2013-2014.
•
Note: Projects may not be in the settlement itself, however if they were
taking place within the same ward, they were noted.
•
No budget was reflected in the IDP for some projects.
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APPROVAL BY COUNCIL
2.10
Await council resolution
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
• The site was inspected on 23/10/2013 and the conclusions below
ground-truthed.
• The ownership of the land on which Sizakele is located is registered to
Nxuba Municipality.
2.10.2
2.11
RECOMMENDATIONS
• The project is feasible, pending a technical assessment by a Botanist to
verify the CBA nature of the site.
• In light of this assessment it is recommended that the award of subsidies
houses can proceed.
• A new general plan, erf diagram and title deeds will have to be
prepared for the new extension.
• There are adequate engineering services according to the SDF.
• Floodlines may be a cause of concern for development on the
proposed Human Settlement Project and if it is intended that
development should be closer than 32 metres to the banks of a
watercouse, then an EIA may be triggered.
• Using ECBCP guidelines in determining the BLMCs that apply to the CBA
that covers the site, settlements are not recommended for the site. It is
recommended that the site be assessed by a qualified Botanist to verify
and ground-truth the CBA nature of 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.
• The project comprises of 400 housing subsidy units onto invaded,
previously vacant land and plots next to abutting residential
development to the west, north and south.
• The beneficiary list is still to be verified.
• No new social facilities are required to support the proposed human
settlements project.
• The Human Settlement Project is in line with the SDF, as residential
expansion is proposed for 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
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