KNYSNA MUNICIPALITY:
SUSTAINABLE HUMAN
SETTLEMENT STRATEGY
(2008-2013)
SERVICE PROVIDER:
Khulisani Development Management cc.
With inputs from:
Marike Vreken Town Planners
Tuiniqua Consulting Engineers
8th February 2008 [FINAL DRAFT]
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CONTENTS
EXECUTIVE SUMMARY…………………………………………………………..5
1. Background and Structure of Report
Introduction
Study area
Structure of draft strategy
Defining the target market
……………………………………..17
2. Legislative and Policy Frameworks…………………………………………..22
2.1 Constitution of the Republic of South Africa
2.2 The Housing Act (No107 of 1997)
2.3 Municipal Systems Act (No. 32 of 2000)
2.4 Breaking New Ground (BNG)
2.5 Knysna Municipality Policy Framework
3. Planning Considerations……………………………………………………….31
3.1 Knysna 2020 vision
3.2 Knysna Integrated Development Plan (2007-2011)
3.3 Draft Knysna Spatial Development Framework (KSDF)
4. Demographic and Socio-Economic Considerations.,,,,,,,,,………………34
4.1 Size and growth of the municipal population
4.2 Growth in housing demand
5. Land, Spatial Planning and Infrastructure Services………………….…..37
5.1 Land assessment
5.1.1 Land requirements
5.1.2 Areas of land identified for low income and affordable housing
development
5.2 Engineering Services
6. Settlement and Housing Challenges: A Problem Statement………..…..44
.
7. Principles, Vision, Goals and Objective………………………….…….…...51
7.1 Principles
7.2 Vision
7.3 Goals
7.4 Objectives
7.4.1 Goal No 1
7.4.2 Goal No 2
7.4.3 Goal No 3
7.4.5 Goal No 4
7.4.6 Goal No 5
8. Sustainable Settlement Strategy……………………………………………56
8.1 Act now but think ahead
8.2 Increase housing delivery rates and get ahead of the demand curve
8.3 Effective functioning of the housing market
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8.4 Municipal wide housing interventions
8.5 Bold initiatives for the future
8.6 Enhancing municipal capacity to act
8.7 Obtain accreditation for the municipality
8.8 Strengthening service orientation
8.9 Improve communication with communities
8.10 Inclusionary housing
8.11 Feed the development pipeline
8.12 Quality management
8.13 Emerging contractor development
8.14 Management arrangements
8.15 Area focused interventions
9. Settlement Development Programme and Budget………………………65
9.1 Overall considerations
9.2 Area focused interventions
10. Performance Management, Monitoring & Evaluation………………..…74
11. Planning, Innovation & New Approaches…..…………………………….74
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APPENDIX A: Terms of Reference and Strategy Formulation Methodology
APPENDIX B: Defining the Target Market
APPENDIX C: Public Participation Inputs
APPENDIX D: Potential Land Development Options
APPENDIX E: Settlement and Housing Development Principles
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ACKNOWLEDGEMENTS
The preparation of this Integrated Human Settlement Strategy for the Knysna
Municipality would not have been possible without the continuous support of
Lauren Waring (Director: Community Services), Stephen Langlands and their
colleagues from the municipality. Particular thanks are also due to the
Executive Mayor, Councillor Finn (Head: Housing Portfolio) and to all the
Councillors who participated so actively in the various public meetings to
consult with the communities of the municipality.
A debt of gratitude is due to Marike Vreken (Marike Vreken Town Planners)
and Richard Coke (Tuiniqua Consulting Engineers), my professional
colleagues in the preparation of this strategy.
Mike Morkel
Khulisani Development Management cc.
UNIONDALE
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EXECUTIVE SUMMARY
1. Introduction
All municipalities in South Africa are required, in terms of the Municipal
Systems Act (2000), to undertake the preparation of an Integrated
Development Plan (IDP), including a housing sector plan. This sustainable
human settlement strategy represents the five-year housing sector plan of the
Knysna Municipality prepared for the period 2008-2014.
This strategy was guided by a Terms of Reference, it was undertaken in terms
of an agreed methodology and its outputs were managed by the Director:
Community Services of the municipality. Refer to Appendix A for details in
this regard.
Phase 1 of the preparation of the strategy involved a detailed situational
analysis to assess the relevant physical, demographic, social, housing,
planning and policy issues within and impacting upon the municipality. A
second phase involved extensive community interactions to tap into the key
housing issues and challenges as seen by elected representatives, officials
and communities comprising the municipality. Together, these two preliminary
phases enabled the formulation of a draft strategy to be elaborated and
enhanced after further interactions with the community, it’s representatives
and municipal officials. After formal Council adoption the housing sector plan
will represent the stated policy and implementation plan of the Knysna
Municipality.
2. Housing Sector Plan
(a) Context
From a legislative and a policy perspective, the context for the plan is
determined by key framing considerations which include most centrally: the
Constitution of the Republic of South Africa, the Housing Act, the Municipal
Systems Act and the Comprehensive Plan for the Development of
Sustainable Human Settlements. Each of these was reviewed and the key
implications were extracted to guide the strategy formulation process.
From the point of view of the municipality itself, the policy and planning
frameworks are set by the Knysna 2020 Vision, the IDP itself, the Draft Spatial
Development Framework, the Knysna Municipality: Interim Housing Chapter
(2006-2011) and its associated definitions of affordable housing and a draft
policy framework on inclusionary housing. The plan prepared is in support of,
and further elaborates on, the policy and planning positions of the municipality
as expressed in the above documentation.
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From a demographic perspective the proposed strategy will need to address
the following key challenges:
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A population which is growing annually as a result of natural growth
tendencies and continuing in-migration;
The growth in population is occurring predominantly amongst poorer
communities, with approximately 80% of households having incomes
of less than R3 500 and 20% with incomes less than R10 000 per
month;
With a current housing backlog of an estimated 6000 units, and
adjusting this by a projected 4% or 6% increase in population over the
five-year period of the plan and the extent of current housing supply,
yields figures of between 5200 and 7200 new homes which will need
to be provided over the next five years to fully house the communities
of the municipality
Assuming more realistically, as is proposed, only 50% of the housing
backlog can be housed in the five year term of the plan, this yields a
need for an additional 2200-4200 homes. At the lower rate of growth of
4% per annum this will require the municipality to achieve a rate of
annual housing supply of some 500 units, additional to current projects
which are underway.
To begin to respond to these housing challenges, the strategy identifies
specific parcels of land that have already or could be considered feasible for
future development. Within the Knysna basin itself land is identified at
Heidevallei, within the Hornlee area and further north at Kruisfontein and
Windheuwel. Development possibilities are, in turn, also assessed in the
Keurhoek/Reenendal, Karatara and Ruigtevlei areas before examining the
more limited land available in the Sedgefield, Sizamele and Smutsville
communities. Appendix D of the report contains mapping and assessment
information on each of these land portions.
Bearing in mind the importance of infrastructure services provision, this
aspect has also been considered. The overriding conclusion is that current
capacities are posing a limiting factor across the settlements of the
municipality to the further expansion of housing and, consequently, as regards
water supply, sewerage and electrical capacity, in particular, a multi-year
strategic investment programme of infrastructure upgrading will be essential.
The importance and urgency of sufficient investment in such infrastructure
services cannot be stressed too highly.
An extensive process of community consultations provided essential insights
into the problems, concerns and aspirations of ratepayers. A total of eight
interactions were held, which were attended by over 500 residents. A wide
cross-section of issues were raised, documented and these are contained in
Annexure C. The sector plan has been guided by these inputs and a number
of the plan’s proposals derive directly from them.
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(b) Settlement and Housing Challenges
Before elaborating the sustainable settlement strategy, the specific challenges
that need to be addressed are elaborated. These are summarised as follows:
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Need for housing: A clear need for housing has been identified
amongst low- income households and those able to afford entry level
bondable housing products. A housing backlog of approximately 6000
homes is indicated increasing by some 20 additional families on the
official housing register every month. The overwhelming perception
amongst communities is that the municipality has the primary
responsibility for helping lower income families to improve their housing
circumstances.
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Extent of housing delivery requirement: Taking account of the
current estimated housing backlog, adjusting this upwards by the
projected rates of per annum growth over the five year period of the
plan, yields an additional housing requirement of between 9 500-11
500 new homes to be provided between 2008 and 2014. Adjusting this
total figure downwards by 4400 for the new homes being delivered in
the Vision 2020 and in the Flenters/Robololo/Concordia projects (and
on the assumption that the municipality can realistically only tackle
50% of its backlog over the 5 year period of this plan), yields an
additional housing delivery requirement of between 2 200 and 4 200
units. Annually this computes into an additional delivery of between
approximately 450-850 units, depending upon the rates of actual
growth experienced (ie. a 4% or a 6% per annum growth).
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Affordability levels: Available statistics indicate that some 80% of the
anticipated need will be concentrated in the R0-R3 500 monthly income
level and thus qualify for a fully subsidised starter housing unit. A
further 20% of the estimated need have incomes up to R10 000 per
month and, as such, represent those looking for housing in the gap and
affordable market segments.
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Informal Settlements: With some 4 500 informally constructed
dwellings situated in the municipality the need to provide services,
housing and tenure rights is emphasised.
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Geographical concentration of lower income communities: This
reality, borne of historical circumstances largely, creates particular
challenges for promoting spatial integration and the stated policy of
Council to promote greater mixing of income groups in residential
communities.
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Land requirement to satisfy housing need: The assessment of
suitable land for new settlement development underlines the fact that
identifying and then sourcing this land and bringing it, in a timely
manner, into the development cycle constitutes a key concern of the
municipality. Clearly, the Knysna basin itself and Sedgefield both
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experience particularly acute challenges in this regard.
determinations of additional housing needed suggest
approximately 200-280ha of suitable land are required.
The
that
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Engineering services: The challenges of upgrading services in
existing residential areas, overcoming the need for bucket toilets,
increasing bulk service capacities generally, coordinating planned
capacity enhancements to facilitate new settlement expansion and the
application of the augmentation fee policy are all highlighted in this
connection.
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Expectations and Perceptions: The expectation that the municipality
can and is able to solve communities housing needs is widespread.
Additionally, it is clear that some communities feel marginalized, that
others perceive preferential treatment of African communities, that
there are misunderstandings concerning the allocation of housing
according to their status on the housing waiting list, and a range of
other concerns too. The importance of communication channels and
processes is underlined to address many of these issues.
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Backyard rental: Adopting appropriate policy responses which favour
in-site progressive developmental approaches are suggested to
address this widespread phenomenon, the extent of which is requires
further assessment.
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Building cost, capacity and quality aspects: Recent and continuing
serviced land and building cost escalations, the constrained capacity of
the contracting sector and concerns regarding the adequate quality
management of subsidy housing construction are highlighted.
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Municipal and development process concerns: In this regard,
challenges of under capacitated technical departments within the
municipality and the need to strengthen the housing function in
particular are noted. The potential offered to the municipality to obtain
accreditation from the provincial housing department is raised but with
the strong proviso that the necessary capacity must be addressed if
this is to be achieved. The opportunities of strengthening the
development of partnerships with the private sector and the home loan
finance institutions is noted. Lastly, the need to develop further an
implementation framework for the application of the intended
inclusionary housing policy is stressed.
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Communication and building trust: The need for more effective and
regular communication on housing related issues, facilitating the
effectiveness of Ward Committees and ensuring that resident’s housing
and services related problems are dealt with, in a timely manner, are
noted in this regard.
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(c) Vision, Goals and Objectives
After outlining the principles underlining the strategy a housing vision is noted.
This derives from the Knysna 2020 Vision, namely, Knysna: a town that
works for all.
The goals of the strategy are:
GOAL NO. 1
The Knysna Municipality will take active steps to respond to current and
projected future housing needs by formulating and regularly updating a multiyear strategic plan, and by strengthening its capacity to implement the plan.
GOAL NO. 2
Quality considerations will be emphasised in the sustainable settlement plan
through the upgrading of informal settlements, the provision of agreed
minimum levels of infrastructure services, the consistent application of
municipal bye-laws relating to planning and building plan approvals and by
focusing attention on the quality of homes built with the use of public
resources.
GOAL NO. 3
Ensuring the improved overall performance of the Knysna Municipality is to be
given a high priority. Forward and integrated planning, the provision of
enhanced infrastructure capacities, the identification of land parcels suited to
new settlement development and the provision of improved facilities in lower
income communities will all be emphasised in the achievement of this goal.
GOAL NO. 4
The participation of the municipality’s communities, their elected
representatives and officials will underpin the formulation of the multi-year
settlement plan and its progressive implementation.
GOAL NO. 5
The Knysna Municipality will strive, at all times, to maximise the
developmental impacts of the sustainable settlement plan. Particular attention
will be given to empowerment, employment creation and asset building in the
implementation of the plan.
Each of the above goals are subsequently given greater focus by the
elaboration of goal specific objectives around which the content of the actual
strategy and project specific interventions are built.
(d) Sustainable Settlement Strategy
The strategy outlined consists of overall policy related considerations and
specific area focused project related interventions.
Overall Policy Considerations
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Act now but think ahead: While it is critical to expand the rate of
housing supply for core beneficiary groups over the period of the 5 year
plan, the municipality is encouraged to lay the groundwork now for
sustained housing delivery in the future. This will involve formulating
appropriate policies, undertaking forward planning, early land
identification and the initiation of the required township establishment
activities, capital budget commitments for bulk infrastructure and,
generally, a much more programmatic approach to settlement
development.
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Increase housing delivery rates and get ahead of the demand
curve: In general terms, the municipality will need to ensure the deliver
of between 450-850 additional houses per annum, over and above the
some 4400 units currently under development. In order for the
municipality to achieve an expansion of delivery it is proposed that a
deliberate decision is required to favour “width not depth” in its
allocation of public resources. It is recommended that the current
top-up funding policy of the municipality be re-assessed as it is
counter-productive to the expansion of housing delivery.
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Effective functioning of the housing market: Not only is it necessary
to enhance overall annual housing delivery rates, but also gap and
affordable housing delivery must be expanded to respond to those with
incomes up to R10 000 per month. The strong interest of the financial
sector in supporting and even driving these projects must be
capitalised upon.
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Municipal wide housing interventions: To address housing needs
across the municipality, and to counter the widely held view of
residents that Knysna is favoured when it comes to housing delivery, it
is proposed that a more balanced approach to housing delivery be
adopted to ensure that there is a wider geographical spread of housing
of project activities across the municipality.
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Bold initiatives for the future: Already it is arguable that the main
areas of settlement, namely Knysna and Sedgefield, are approaching
their maximum development extent within the context of their defined
urban edges. Consequently, the municipality is encouraged to
investigate, seriously, the concept of a new nodal development in the
Rheenendal area.
At the moment this area is but a residential adjunct to Knysna. With
proper planning, including the significant expansion of bulk services
capacity in the area, the expansion of the industrial and commercial
economic base and the expansion of a wide range of housing
opportunities in the area, Rheenendal, with its centrally located position
in the municipality, offers an ideal position at which concentrated nodal
development can be encouraged.
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In the Sedgefield area the acute shortage of additional land for
development also requires, it is suggested, that the Ruigtevlei
development, which has been previously mooted, should be
aggressively pursued. The development of this area also offers a very
real opportunity to undertake a properly integrated development, well
supported by the banking sector, to expand affordable housing delivery
in the municipality.
The municipality cannot afford to become trapped in a tunnel vision
view of the future; it will need to think of how it will accommodate its
urban populations when incremental additions to existing urban spaces
are no longer feasible.
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Enhancing municipal capacity to act: The ability of the municipality
to fulfil its developmental mandate must be strengthened by concerted
efforts to fill vacant technical posts. Town planning, engineering and
housing departments are all critically short of suitable personnel. The
necessary budgets will need to be allocated to achieve this.
Capacity enhancement in the technical disciplines of the municipality
is also an essential if municipal accreditation, as is advocated below, is
to be attained over the period of the five year plan.
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Obtain accreditation for the municipality: Taking greater control
over the planning for and administration of its sustainable settlement
strategy is a central theme of this housing sector plan. Consistent with
this approach, and the intentions of the province to accredit suitable
municipalities, it is argued that Knysna should seek to achieve full level
three accreditation within a five year period.
The progressive delegation of functions towards eventual assignment
will require an on-going process of capacity building internally, both in
terms of human resources and skills, as well as in terms of computer
hardware and software.
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Strengthening service orientation: The municipality needs to
enhance its general service orientation to residents. This will involve
establishing target response times to attend to complaints and service
related issues and then the continuous monitoring of the follow up to
address the matters requiring attention. This orientation will validate the
importance given to public consultation processes and help to
strengthen levels of confidence in the functioning of Ward Committees.
Service contracts of key officials should also incorporate reference to
agreed response targets and their progressive attainment.
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Improve communication with communities: Actions are necessary
to strengthen the functioning of Ward Committee structures. These
committees will need to convene regularly, be well administered with
appropriate support from officials and, most importantly, they must
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reinforce the commitment to an improved service ethos in the
municipality.
Greater attention is needed to ensure that communication channels
are clear and widely known. Elected officials will need to recommit
themselves to regular and sustained constituency work as well, backed
up with logistical and administrative support from relevant officials.
Bridge building efforts are considered important in specific instances
where there are clear political tensions in communities.
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Inclusionary housing: The draft Inclusionary Housing Policy of the
municipality requires, for its more effective implementation, that an
implementation framework be developed. Such a framework should
contain much more specific detail as to how the municipality is to
implement its policy intentions.
After the necessary attention is given to the formulation of such a
framework a planned communication strategy is desirable to improve
levels of understanding of the policy and its proposed implementation
amongst the development community generally.
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Feed the development pipeline: Achieving consistent settlement
development will, as noted earlier, require a more programmatic
approach to be adopted within the municipality to ensure that the
housing delivery pipeline is appropriately fed with projects that, after
the completion of all the necessary preparatory steps, can yield the
intended rate of housing supply. By placing increased emphasis on this
aspect the municipality will be able to avoid a stop/start delivery
approach and have a better chance of enhancing its overall delivery
performance.
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Quality management: Achieving agreed levels of quality is widely
recognised to be a function of prioritising quality as a key housing goal,
having the necessary personnel and systems to ensure quality delivery
and then effectively managing to achieve the quality intention.
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Emerging contractor development: Actions to enhance the overall
capacity of this sector should be initiated by the municipality.
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Management arrangements: The effective implementation of the
sustainable human settlement strategy requires that suitable
management structures exist and that they operate to their full
potential. A management coordinating mechanism that brings together
the key technical departments, community services, finance and the
Municipal Manager are a key ingredient to implement the strategy
successfully.
Such a body should meet regularly and report progress monthly to the
relevant portfolio committee. This committee should be chaired and
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driven by the most appropriate and capable official available in order to
build the capacity and confidence of the administration.
Area Focused Interventions
(a) SIZAMELE/SMUTSVILLE/SEDGEFIELD
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Expedite the planned 45 unit infill project.
Relocate the Boonste Gaaitjie and Onderste Gaaitjie communities
(approx 250 households) and rehouse them in a dense
development on erf 2637, currently used as a sports field.
Redevelop the sports field on the Onderste Gaaitjie land.
Investigate and finalise further infill possibilities in the
Sizamele/Smutsville area.
Upgrade local area roads and storm water arrangements in
Sizamele/Smutsville.
Complete any outstanding transfers of municipal owned houses.
Initiate fund mobilisation from Neighbourhood Development
Partnership Programme to support LED interventions.
Finalise intentions with respect to the Station Infill Project as current
uncertainty concerning this project is undesirable. Proposal: The
location is suited to affordable gap housing delivery in the price
range R250 000-R600 000. Either call for development proposals,
investigate the possibilities of a land swap for other land more
suited to the development of subsidy funded housing (which is the
primary requirement in the area) or consider a land sale.
Give the required attention to enhancing water and sewerage
services capacity in the town as a whole.
The potential of utilising Erf 3813, situated at the northern entrance
of Smutsville (north of Melkhout Street) for a medium/high density
development should be investigated. The area is 1ha in extent.
For the medium term (ie 5-10 years) renewed attention is proposed
to be given to the finalisation of negotiations to source land in the
Ruigtevlei area. This is an ideal locality for an integrated residential
development containing a mix of housing types for a cross-section
of income levels, similar in concept to the Heidevallei project.
Prepare a register of all specific issues raised at the public
participation meeting and follow up accordingly on a one-on-one
basis.
(b) KARATARA
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Having achieved the transfer of the Welsyndorp land to the
municipality, expedite the planning process to replan the area to
optimise the identification and sub-division of new erven (ie. infill
sites)
Commence to prepare an application to source subsidies in terms
of the Enhanced Extended Discount Benefit Scheme to be able to
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upgrade and transfer the Welsyndorp properties as soon as this can
be achieved.
Engage with residents of the area to keep them informed about the
transfer process, steps being taken to expedite the process,
obstacles being faced and time scales involved. Also it is suggested
that the municipality confirm, in writing, their intention to repair and
transfer the affected Welsyndorp houses to qualifying families.
Resurrect the previous housing scheme of approximately 270 units
in Bosdorp. Revisit the previous planning and finalise as necessary.
Commence with an appropriately scaled project after confirming
housing need in the Welsyndorp and Bosdorp communities. Apply
for subsidy funding for the envisaged subsidy units.
Prioritise the relocation and re-housing of households from the
Bergvallei community as houses become available in Welsyndorp.
Fast track the upgrading of services capacity in the area. The
upgrading of water supply capacity needs to be given priority.
Provide support to the Ward Committee structures and it is
proposed that quarterly meetings be held with a Karatara Housing
Committee( to be formed) to rebuild levels of trust and to ensure
that the local community is empowered by their continuing
involvement in their development.
Local area economic stimulation is particularly critical. In this regard
suggest a municipal facilitated process to explore for possible
options. Engaging with the Neighbourhood Partnership
Development Programme is also proposed.
Prepare a register of all issues raised during the public participation
process and then follow up on a one-on-one basis as appropriate.
(c) RHEENENDAL
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Retain the zoned industrial area for the area. It is proposed that the
municipality develop an industrial incentive package and then
market it aggressively to attract new industries into the area.
Identify additional land in the area and commence the packaging of
a new integrated project offering both subsidy and gap housing.
Undertake an assessment of demand for housing in the area and
then scale the project accordingly. Prepare the necessary
application for provincial subsidies as necessary.
Finalise the transfer of residential properties to qualifying residents.
Prepare an application for funding from the province for the Lapland
community of approximately 50 households.
Give attention to fast tracking the upgrading of services capacity for
the area, particularly water supply and sewage treatment. This will
also be important to be able to attract new industries to the town.
Respond to reasonable residents concerns regarding the upgrading
of paving, the construction of speed humps, the filling of potholes,
the removal of dead animals, the provision of improved play areas
and attention to pedestrian ways.
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(d)
Give support to the local Ward Committee and, after the
establishment of a locally appointed Development Committee for
the area, engage on a regular basis. Aspects that should receive
early attention include the establishment of youth programmes, the
construction of ablution facilities in the “Old Area”, ablution facilities
at the clinic, the repair of houses and the verification of waiting lists.
Prepare a register of all issues raised during the public participation
process and the follow up on a one-on-one basis as appropriate.
KNYSNA NORTHERN AREAS
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Proceed as planned with the implementation of the Vision 2002 and
the Flenters/Robololo/Concordia projects.
Initiate a study to assess portions of land highlighted in the public
participation process to determine their suitability for higher density
housing options.
Finalise negotiations to source the Kruisfontein land and then
commence with detailed planning, the lodging of a township
application and make application for housing subsidies. Also
package projects attractive for the delivery of gap and affordable
housing.
Pay close attention to the quality of new housing erected in the
affected communities by inspecting house construction on a more
regular basis.
Continue with existing services upgrade projects in the area and
complete efforts to do away with the so- called bucket toilet system
in the 07/08 financial period.
Continue with efforts to upgrade and enhance the overall public
environment including budgeting for and the construction of the
identified non-residential facilities.
Undertake detailed planning for the development of specified nodes
in the area and then invest in the public environment on a
progressive basis.
Undertake extensive tree planting in the area to lessen the
exposure to prevailing winds and to soften the visual impact of new
housing areas. The formation of a partnership with Food and Trees
for Africa could prove beneficial in this regard.
Consideration of land for urban agriculture and the grazing of
animals merits consideration and should be accommodated if
possible.
The mobilisation of funding from the Neighbourhood Development
Partnership Programme should receive attention to stimulate LED
initiatives in the community (ie. Masifunde node).
The need for special needs housing interventions in the community
should be assessed, especially as regards the aged, orphans and
those with disabilities. Depending on the needs identified, the
possibility of initiating one or more special needs housing
interventions might be considered. It is suggested that it is in
relation to such a project that the municipality could strengthen its
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(e)
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(f)
relationships with existing NGO’s or with charitable organisations
operating within the municipality.
Prepare a register of all the specific issues raised during the public
participation process and then follow up on a one-on-one basis, as
appropriate.
HORNLEE
Proceed, as planned, to call for the submission of development
proposals on identified portions of land in the community.
Adjudicate proposals submitted and then proceed to
implementation as quickly as possible.
Expedite the transfer of residential properties to qualifying
households.
Proceed with the intended Own Haven development for the
development of 112 housing opportunities. Care should, it is
argued, be taken to favour the majority of the development for
ownership housing given the ongoing maintenance requirements of
rental housing. Expedite this project to stimulate affordable housing
supply in the community.
Request that the KCF chose a delegation of say four persons to
commence a constructive engagement with the municipality to
explore their ideas and proposals. Concerted efforts are suggested
as being necessary to address the difficult relationship between this
grouping and those currently representing the community in
Council. The perpetuation of the status quo is not in the long-term
interests of the municipality and the Hornlee community.
Chronicle all the specific issues raised during the public
participation process and then follow up on a one-on-one basis as
appropriate.
OTHER PROJECTS
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Heidevallei: In this regard it is suggested that urgent efforts must
be made to expedite the progress of this project. Environmental and
township applications need to be driven through the approval
processes with all the haste possible. The possibility of this project
needs to be brought into the development cycle as soon as feasible
to expand a wider range of housing supply in the municipality.
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Rheenendal Nodal Development: It has been proposed that the
significant development of this node will be necessary in the
medium term to channel the continuing growth pressures which will
continue to be experienced in the Knysna basin in particular.
Moreover, if planned on an integrated basis around a developing
industrial and commercial base, this centrally located settlement
has an excellent potential to offer a range of subsidy, gap,
affordable and other more middle income homes in a most
attractive physical setting.
17

Kruisfontein North: Portion of the Farm No 523, consisting of
104ha is well suited to the development of subsidy, gap housing
and associated facilities and amenities. It offers the potential for an
organic extension of the Damsebos community and, as such, offers
a more favourable alternative than the expansion of settlement in
the Windheuwel area, situated to the north of the proposed routing
of the N2 bypass. Also the development of the Kruisfontein North
area is supportive of the intention to relocate the T59/1 road to
Uniondale, as proposed in the Draft SDF.

Forestry Villages: In this regard it is inappropriate for the
municipality to intervene significantly in that these dispersed
villages providing housing, on un-proclaimed land, which is directly
related to the needs of employers. The municipalities role, it is
argued, should be limited to an oversight one to monitor, by keeping
open channels of communication with forestry companies, that
acceptable levels of services and housing are made available to
employees. Moral suasion would be the most suitable mechanism
to achieve this if pressure needs to be applied. The role of the
municipality, it is argued, should be on expanding housing
opportunities generally, thus being able to offer those wishing to
vacate company provided housing a reasonable alternative in a
functional housing market.
Implementation Programme and Budget
The strategy concludes with an implementation programme which
takes each of the specific deliverables noted above, indicating the
period over which it is proposed to implement the intervention, the
performance measure(s) identified, the responsible delivery agent(s)
and provides a budget estimate.
18
1.
BACKGROUND AND STRUCTURE OF REPORT
Introduction
The Knysna Municipality has identified the need to formulate an integrated
human settlement strategy (IHSS) to guide its approach to the development of
holistic environments to cater for the existing and future needs of the
municipality’s diverse populations. To provide impetus with the research and
formulation of this strategy a team of professional firms, led by Khulisani
Development Management cc and including Marike Vreken (Town Planner)
and Tuiniqua Consulting Engineers was appointed.
This report constitutes the third output of the process of preparing an
integrated sustainable human settlement strategy for the municipality. This
document builds on the situational analysis completed previously, and various
consultations with the communities comprising the municipality. Its purpose is
to propose how the housing challenges of lower income communities can be
addressed over the five-year period of 2008 – 2013.
Appendix A sets out the Terms of Reference and Methodology in the
preparation of the sustainable human settlement strategy.
Study Area
The Knysna Municipality, situated in the Southern Cape region, “is made up of
socially and racially diverse communities and a rapidly growing poor
population.” As the draft IDP (2006-2011) goes on to note, “It is an area
blessed with extraordinary environmental resources comprising majestic
mountains, vleis, estuaries, indigenous forests, rocky coastlines and beaches.
These special environmental attributes form the basis of tourism that
contributes significantly to the local economy. Knysna town and Sedgefield
are the two primary urban settlements where retail and commercial activity
are concentrated. On the plateau above the town lie the significant population
nodes of Karatara and Rheenendal.” (p22)
Overleaf Table No. 1 indicates the composition of the various wards; Map No
1 shows the main areas of settlements within the context of the ward structure
of the municipality. This is significant as, largely owing to historical patterns of
settlement, the overwhelming challenges of residential quality, access to
services, housing backlogs and challenges etc. are concentrated
geographically in defined localities.
19
20
Ward
Ward 1
Ward 2
Ward 3
Ward 4
Ward 5
Ward 6
Ward 7
Ward 8
Settlements
Sedgefield (including Smutsville and
Sizamele)
Barrington
Bibby’s Hoek
Buffalo Bay
Fairview Rural settlement
Karatara
Kraaibosch
Rheenendal
Ruigtevlei
Brackenhill
Diepwalle
Gouna
Khayalethu
Kruisrivier
Kruisvallei
Portion of Knysna upper central
Springveld
Upper Old Place
Qolweni
White Location
Knysna Eastford
Knysna Welbedacht
Knysna western central
Brenton on Lake
Brenton on Sea
The Heads
Hunters Home
Fisher Haven
Paradise
Knysna Rexford
Sparrebosch
Leisure Isle
Belvidere
Hornlee East
Dam se Bos
Nekkies
Bongani
Fraaigesig
Knysna Industrial Area
Lower Old Place
Rykmanshoogte
Table 1: Settlement composition of wards
21
1.3
Structure of Draft Strategy
The proposed draft sustainable human settlement strategy contains ten
sections. The first five of these extract, in summarised form, relevant
considerations and guiding aspects researched in the situational analysis
phase of the project. Section six contains the issues, concerns and
suggestions gathered during the public participation phase. Sections seven
through ten contain the proposed draft strategy, the identification of project
interventions and implementation considerations.
(a)
Section One
A review of relevant national, provincial and municipal legislative and
settlement/housing policy frameworks.
(b)
Section Two
This highlights key planning and development considerations within the
municipality in order to situate the draft strategy within the appropriate
spatial context.
(c)
Section Three
An assessment of demographic and socio-economic factors which
inform the strategy.
(d)
Section Four
An assessment of land and engineering services aspects.
(e)
Section Five
The identification of key settlement/housing related issues and
challenges and including the extent of housing backlogs, additional
housing needs over the period of the multi-year plan and capacity,
organisational and implementation considerations from the point of
view of the municipality.
(f)
Section Six
The issues, concerns and proposals gathered during the public
participation phase of the project will be examined in this section of the
report. These will necessarily be summarised under a series of
headings to what were a broad range of matters raised.
(g)
Section Seven
This contains an exposition of the draft strategy describing its key
elements and the inter-relationships between these elements.
(h)
Section Eight
Proposes goals and objectives for the strategy.
22
(i)
Section Nine
Proposes the human settlement development programme and
including land, services, project, time period and the financial input.
(j)
Section Ten
This focuses on implementation considerations including organisational
aspects, other capacity enhancement measures, private sector
mobilisation and, monitoring/review concerns.
1.4 The Target Market
Broadly, the focus of this sustainable settlement strategy is on addressing the
needs of those targeted by the application of state support housing
programmes and interventions. That is, to those with households with
household incomes not exceeding R7000 per month. In reality though, the
upper income cut off level is considerably more blurred and therefore this
strategy will have implications for those with incomes up to approximately R10
000 per month able to afford a home of approximately R300 000.
Appendix B provides further clarification about this matter.
23
2.
LEGISLATIVE AND POLICY FRAMEWORKS
The sustainable human settlement plan for the Knysna Municipality is
influenced and given direction by specific legislative and policy frameworks
that exist at national, provincial and at the municipal level. This section of the
report highlights the most critical of these in order to ensure appropriate
consideration of and alignment with these frameworks as they impinge on the
development of sustainable human settlements.
2.1
Constitution of the Republic of South Africa
Section 26 of the Constitution has particular relevance to housing provision;
viz:


2.2
“Everyone has the right to have access to adequate housing;
The State must take reasonable legislative and other measures,
within its available resources, to achieve the progressive
realisation of this right.”
The Housing Act (No. 107 of 1997)
Two aspects in particular of the Housing Act are considered of particular merit
to highlight, being the national vision with respect to housing and the nine key
principles applicable to housing development.
Firstly, the vision of “housing development” is noted as follows:
1(vi) “… the establishment and maintenance of habitable, stable and
sustainable public and private residential developments to ensure
viable households and communities, in areas allowing convenient
access to economic opportunities and to health, educational and social
amenities, in which all citizens and permanent residents of the
Republic will, on a progressive basis, have access to:
a) permanent residential structures with secure tenure, ensuring
internal and external privacy and providing adequate protection
against the elements; and
b) potable water, adequate sanitary facilities and domestic energy
supply.”
The Act also sets down the following principles applicable to housing
development.
-
prioritisation of the needs of the poor and marginalized;
sustainability;
integration;
consultation;
good governance;
empowerment;
24
2.3
equity;
optional use of resources; and
compliance with sound land development principles.
Municipal Systems Act (No. 32 of 2000)
This Act is critical within the municipal context as it lays down the core
principles, mechanisms and processes that are necessary to enable
municipalities to move progressively towards the social and economic
upliftment of local communities, and ensure universal access to essential
services that are affordable to all.
Specifically, this Act requires all municipalities in South Africa to undertake
forward planning, the most powerful instrument of which is the Integrated
Development Plan (IDP), a process through which a municipality should
establish a development plan for the short, medium and longer terms. By
adopting such an approach a municipality is enabled to appraise the current
situation on the municipal area, assess community needs, establishing public
participation in development, determining needs and priorities and set goals to
meet these needs, implement programmes to achieve objectives and set
measures in place to assess delivery performance.
It is out of the requirements of the IDP that the need to formulate a multi-year
settlement/housing plan by the municipality is derived specifically.
2.4
Breaking New Ground (BNG)
This policy position of government, approved by Cabinet in 2004, and more
properly known as the, “Comprehensive Plan for the Development of
Sustainable Human Settlements,” represents a watershed from a
settlement/housing development perspective. The contents of BNG need to
be taken careful account of in the formulation of the draft strategy on
integrated human settlements for the municipality.
The seven objectives and nine programmatic interventions of BNG are of
particular note.
(a)






Objectives
Accelerate the delivery of housing as a key strategy for poverty
alleviation;
Utilise the provision of housing as a major job creation strategy;
Ensure that property can be accessed by all as an asset for wealth
creation and empowerment;
Leverage growth in the economy;
Combat crime, promote social cohesion and improve the quality of life
of the poor;
Support the functioning of the entire single residential property market
to reduce duality within the sector, by breaking the barriers between
25

(b)









the first economy residential property boom and the second economy
slump; and
Utilise housing as an instrument for the development of sustainable
human settlement, in support of spatial restructuring.
Interventions
Support the entire residential property market;
Move from housing provision to sustainable human settlement
development;
Use existing and new housing instruments;
Adjust institutional arrangements within government;
Build institutions and capacity;
Define financial arrangements;
Create jobs and housing;
Build information, communication and awareness; and
Establish systems.
Analysing BNG one can distil ends, means and instruments as follows:
(a)
Ends
The primary ends identified are:




The need to develop sustainable human settlements;
The achievement of greater integration in both spatial terms and in
terms of institutional coordination and alignment;
The creation of housing assets to stimulate wealth creation and
community empowerment; and
The upgrading of informal settlements.
Secondary ends identified include:






(b)
Accelerated housing delivery as a poverty alleviation strategy;
Crime reduction, enhanced social cohesion and quality of life
improvements;
Achieving a more non-racial society;
Leveraging economic growth;
Stimulating job creation through housing development; and
Reducing duality in the function of property markets.
Means
The four essential means identified to achieve the ends or objectives of BNG
are:

More effective inter-governmental relations in which coordination
and alignment is considered essential to ensure that resources flow
effectively and efficiently;
26



(c)
To enhance more effective housing delivery, the process of municipal
accreditation is viewed as a powerful instrument to reduce the
transaction costs and to limit the unnecessary housing administration
by channelling housing delivery from national government to accredited
municipalities;
Much greater emphasis on delivery defined by demand and moving
away from a supply driven approach; and lastly,
Supporting more effective functioning housing markets through
strategic interventions supportive of the entire residential market,
moving away from product uniformity and increased state assistance
(supported by private sector home loan finance provision) for these
earning in the category R 3 500 – R 7 000/month.
Instruments
In order for ends and means to be achieved BNG emphasises the use of
specific instruments of a planning, housing, financial and capacity
enhancement nature. These include, for example:




Enhanced and more effective IDP’s by giving greater emphasis to the
preparation of properly researched and considered Housing Chapters
(i.e. this multi-year plan)
Reinforcing and enhancing the capacity of the municipality in planning
for, as well as implementing, its settlement development/housing
delivery interventions;
Mobilising financial resources to a much greater extent from both the
public, private and housing sectors; and
Utilising the full range of government supported subsidy instruments to
support the full range of housing needs and choices (eg. incremental,
social, rural, credit linked, project linked etc. subsidy mechanisms).
The schematic presentation developed by Professor D. Smit for the City of
Johannesburg Housing Strategy, pulls together the above three concepts of
ends, means and instruments, a distinction which will also be made in the
proposed strategy for the Knysna Municipality.
Figure 2
Means
Municipal
capacity
building
Ends
Municipal
Accreditation
Sustainable human
settlements
Integration
Incremental housing
Social housing
Rural housing
Delivery
defined by
demand
Upgraded informal
settlements
Through mechanisms / instrument
Effective intergovernmental
relations
Integrated
Development
Planning
Housing
assets
Effectively
functioning
housing
markets
Financial
Services
27
2.5
Knysna Municipality Policy Framework
At the municipal level, there are considered to be three critical policies to be
taken account of. These are:



Knysna Municipality: Interim Housing Chapter 2006 – 2011 drafted
early in 2007 for inclusion at the time as the municipal housing sector
plan, until the finalisation and approval of this current strategy planning
process.
Inclusionary Housing Policy: this is a draft policy framework that has
not yet been approved by Council but, nonetheless, will be important in
shaping future targeted residential development in the context of the
municipality.
Defining Affordable Housing within the Greater Knysna Municipal
Area (refer to Appendix B for a summary of this policy position);
Knysna Municipality: Interim Housing Chapter (2006 – 2011)
This document currently comprises the interim municipal housing sector plan.
As such it offers useful guidance with respect to how the municipality views its
housing challenge, the manner in which it defines its integrated human
settlement strategy objectives and in defining specific areas of policy
intervention requiring attention.
Housing Challenge: “Firstly, an approximate 6132 families live without
adequate services and shelter. Secondly, informal settlements, as well as the
new affordable and subsidy based housing developments are still generally
located on the periphery and far from work, amenities and facilities. Third,
there are a number of existing and new developments that are characterised
as uni-functional with inadequate integration with other land uses. The final
challenge is the need for affordable bonded housing for those not meeting the
housing subsidy criteria.”
Objectives of Integrated Human Settlement Strategy are noted as follows:



Addressing the need for adequate shelter and services by reducing the
number of people living in informal settlements within the next 15
years;
Providing improved and better living environments in new and existing
settlements; and
Locating new settlements for poorer communities closer to
opportunities and facilities.
Priority interventions:
These are outlined as follows:
(i)
Institutional Framework
28



(ii)








(iii)


(iv)



Significant engagement and capacity building of officials and other
stakeholders;
Achieving integrated development requires high levels of collaboration
between municipal departments and directorates and other spheres of
government;
To accomplish the required inter-departmental and inter-governmental
cooperation appropriate coordinating mechanisms will be needed.
Provision of Safe, Affordable and Decent Housing
Informal Settlements:
The upgrade and relocation of informal
settlements (approx. 4500 households) is considered a priority.
Further, Council will maintain a zero tolerance approach to land
invasions;
Incremental Housing Delivery: Providing incremental access to land,
services and housing is recognised a realistic delivery option given the
scale of housing need, limited services capacity and limited public
finances.
Backyard Rental: The widespread existence of backyard rental is
noted as a reality but one which requires increased council regulation,
control and management
Greenfields Development: The potential of this form of housing
delivery driven by the availability of state housing subsidies is noted.
Gap Housing: The expansion of supply of gap housing is viewed as
one of the greatest challenges facing the municipality,
Employer Assisted Housing: The potential role of employers is noted,
especially as regards the provision of gap housing.
Asset Creation: The Council policy of transferring 1674 to qualifying
beneficiaries is reaffirmed.
Social Housing: The potential to supply this form of housing is noted,
in addition to the possibilities of encouraging public private
partnerships.
Land Acquisition and Development Opportunities
The challenge of identifying and acquiring suitable land for future
residential development to address an estimated backlog of some 6000
homes is emphasised.
The potential of areas such as Heidevallei, Hornlee, Kruisfontein,
Eastford and densification/infill projects to provide housing to some
5500 households is recorded.
Design and Planning of Settlements
Infill and Densification: A gross dwelling density of 25du/ha is identified
as a target in this regard.
Municipal Wide Planning: The proposed strategy should be integrated
and municipal wide. It should form part of a broader district wide plan.
Higher Density Housing Typologies: The need for such typologies to
support activity routes and nodal developments is emphasised.
29

(v)

(vi)

Infrastructure: The critical need to expand infrastructure capacities to
enable the upgrading of existing services and to facilitate the
development of new areas is recognised.
Funding
The use of available state subsidies, sourcing additional state funding,
developing partnerships with financial institutions to fund lower income
housing developments and exploring other ways of attracting private
sector investment are all noted.
Public Participation
Such participation and consultation is deemed important to promote a
broader acceptance of the integrated human settlement strategy, and
for communities to develop a better understanding of the constraints
(ie. land, infrastructure, finance, capacity etc) within which policy
decisions must be made and implemented by Council.
Inclusionary Housing Draft Policy (awaiting Council approval)
This can be defined as a programme that fosters mixed income housing
through the use of a variety of incentives, inclusionary zoning ordinances, and
other land use regulations that encourage developers to reserve a portion of
the total amount of the developable area of new housing for low and moderate
income households.
Council has identified an urgent need for affordable, well located and
integrated human settlements. Affordable housing is defined as that
affordable to a household with a gross monthly income of between R 3 200
and R 10 000.
Proposed guidelines for the implementation of this new policy include:






The programme should be applied voluntarily at present and
developers should be encouraged to participate;
The policy will be guided by certain firm guidelines; others will be left
flexible to be negotiated with developers;
The policy will be aimed at developments greater than 20 units in size
and financed, for ownership purposes, by conventional mortgage
finance;
Housing schemes falling within the ambit of the policy will have a
product price greater than R 400 000 and be affordable to households
of R 12 000 plus per month;
Of the units to be developed 20% of those in a project are intended for
sale to the so-called “gap-market”; and
In the developments concerned housing affordable to those with joint
household incomes of between R 3 507 and R 7 000 will need to be
provided. This shall constitute 60% of the units provided. Beneficiaries
of these houses shall be drawn form the Knysna Municipality housing
register.
30
3.
PLANNING CONSIDERATIONS
During the first phase of the strategy formulation exercise the Situational
Analysis highlighted relevant considerations from the:



Knysna 2020 Vision
Knysna Integrated Development Plan (2007 – 2011)
Draft Knysna Spatial Development Framework
Each of these documents contains useful policy statements that are noted
below as they constitute informants of the integrated human settlement
strategy. However only in instances where a particular policy statement has
not been referred to previously is it noted in the review below.
3.1
Knysna 2020 Vision
The Knysna 2020 Vision statements provide clarity as regards the type of
town Knysna intends to become and how it wishes to project itself to residents
and visitors alike. These vision statements will need to be taken into account
when formulating the vision, goals and objectives of the integrated human
settlement strategy.
One of the implications of the 2020 vision, not noted previously, is the
challenges of dealing with the HIV/AIDS pandemic. From a shelter and
settlement development perspective, South Africa is, however, only beginning
to grapple with the implications of this reality.
Knysna Integrated Development Plan (2007 – 2011)
3.2
Regarding the IDP the following comments and observations are offered:



The formulation of an integrated human settlement strategy is
supportive of the five focus areas noted in the IDP;
From a service perspective the commitment of the municipality to
eliminate the bucket system as a matter of urgency is noted;
In reviewing the strategic objectives and cluster strategies the following
additional (new) considerations are emphasised:
The development and maintenance of a Housing Demand
Management System.
The potentially powerful impact that the Neighbourhood
Revitalisation Programme can play in the social and economic
development of deprived areas; critical considerations if
development initiatives are to become more sustainable.
Regarding the IDP one of the key deliverables is recorded as the
design and implementation of an effective performance
management system. Bearing in mind that this draft strategy is but
one element if the IDP, it will be important to take account of the
performance management system developed for the IDP as a
31


3.3
whole when offering proposals as to the monitoring mechanisms
for the sustainable human settlement strategy.
Regarding income aspects the stated deliverables of the design
and implementation of a creative Municipal Infrastructure
Investment Plan and the design and implementation of a policy on
alternative sources of finance are noteworthy. Current thinking
and progress with respect to the above will need to be taken
account of in the formulation of the draft strategy developed.
The IDP Budget 2007/08 – 2009/10: This is of value in highlighting
projects for which budgets have been approved for; also the budget
contains information about the perceived priorities of Council.
The situational analysis reviewed the relevant five-year IDP projects
directly relevant to the sustainable human settlement strategy. The fact
that some of these projects have no funding identified for their
implementation, nor has work started on their implementation is
suggestive of where intervention will be necessary.
Draft Knysna Spatial Development Framework (KSDF)
At the municipal level the Draft SDF identifies the three key challenges as
being:
(a)
From a demographic perspective, addressing the demands of a
growing population; from a socio-economic perspective addressing the
stark disparities in wealth distribution and the high incidence of poverty.
In this latter regard it is recorded that, some 46% of households living
in the municipal area are affected by poverty and that, “Housing
shortages, low levels of education and income, and high HIV/AIDS and
tuberculosis rates characterise poverty in these areas”. (p4)
(b)
Addressing the needs of growing communities within the context of a
natural environment regarded as, “the greatest strength” of the
municipality. As the SDF notes, “The value of the natural environment
and the current pattern of development have implications for the way in
which the municipality should guide growth trends in the future if its
most valuable assets are to be retained.” (p5)
(c)
Finally, while it is recognised that the municipality contains a well
functioning hierarchy of settlements, there are, however, certain
settlements that individually function poorly (eg. Rheenendal and
Karatara) and that “it is necessary to seek means through which these
settlements could function more sustainably. Moreover, the SDF goes
on to observe that while efforts must be made to enhance accessibility,
“between poorer parts of urban areas and economic centres”,
economically the region is faced by “a lack of diversity of economic
drivers.” This latter reality has meant that, “key growth sectors have
been unable to maintain current growth rates and address poverty and
unemployment.” (p6)
32
In addressing these challenges the KSDF conceptualises four primary
structural elements around which future development in the municipality
should be ordered. These elements are:




The open space system;
Major town and town centres;
Activity streets and nodes;
Urban edges.
The specific development proposals contained in the SDF are reviewed and
integrated into this strategy in Section 5 of the document that addresses land,
planning and infrastructure services aspects.
33
4.
DEMOGRAPHIC AND SOCIO-ECONOMIC CONSIDERATIONS
Examining demographic and socio-economic considerations the most
important aspects are considered to be:



The size and the absolute growth of the population for the municipality
as a whole;
The anticipated growth in the number of households over the period of
the plan (2007 – 2012) per ward; and
The pattern of income distribution as a gauge of affordability levels of
households.
Size and Growth of the Municipal Population
Available statistics indicate the following as regards the growth of the
municipal population.
YEAR
1996
2001
2006
2006
POPULATION
43 195
51 469
61 639
75 600
SOURCE
Census S.A
Census S.A
Eden Growth & Development Strategy
Draft Knysna SDF (2007)
The large variance between the two sets of figures for 2006 is problematic for
without certainty about the municipality’s current population, one will obtain
widely varying figures projecting growth forward.
For the sake of this strategy, however, an estimated figure of 70 000 will be
used as a baseline. Below, this figure is projected forward over the period of
the five-year plan by a low, medium and higher rate of projected annual
growth.
YEAR
2006
2007
2008
2009
2010
2011
2012
4% p.a.
70 000
72 800
75 712
78 740
81 889
85 164
88 570
6% p.a.
70 000
74 200
78 652
83 371
88 373
93 675
99 295
8% p.a.
70 000
75 600
81 648
88 179
95 233
102 851
111 079
The incremental growth in the total population for the municipality over the
period 2007 – 2012 is thus:



At 4% p.a. growth: 15 770 or 3942 households (approx.)
At 6% p.a. growth: 25 095 or 6273 households (approx.)
At 8% p.a. growth: 35 475 or 8869 households (approx.)
34
[Note: Assuming a conservative average of 4 persons per household]
Even at the 4% p.a. rate of growth these are sobering figures indicating,
clearly, the pressures being placed on fragile environmental systems,
available land stocks, available infrastructure, financial resources and
construction capacity over the 2007-2012 period. Furthermore, it is critical to
avoid being trapped in a time bubble and to think of settlement and housing
needs beyond 2012 as well.
Growth in Housing Demand
Focusing in on the anticipated growth of households, assuming say a 4%
growth rate per annum, falling below a monthly household income level of R
10 000 yields the following picture:
Income Levels p.a.
R/month
%
of No.
of
H’holds
H’holds
(4% p.a.)
R0 – R38 400
R0 – R3 200
67.7%
2668
R38 401 – R120 R3 200 – R10 19.6%
772
000
000
TOTAL
87.3%
3440
No.
of
H’holds
(6% p.a.)
4246
1229
5475
[Note: Income figures obtained from Knysna Municipality IDP]
In short, assuming a baseline population of 70 000 in 2006, a 4% p.a. rate of
growth until 2012 and the above pattern of household income distribution,
indicates that there is likely to be nearly an additional 3500 households in
need of housing. If one adds this to the current assumed housing backlog of
6000 units, this integrated human settlement strategy will need to address
itself to the provision of some 9500 new homes by 2012, assuming that one
was to overcome this backlog in full by this time.
Alternatively, at a 6% p.a. rate of household growth the comparative figure
would be approximately 11 500 new housing units required up to 2012.
Another clear reality, if one takes the current patterns of income as an
indication of proportional distribution in future, is that some two thirds of new
households will be in the R0 – R3500 per month range, qualifying for full
housing subsidy products. Also gap market housing products (between
approximately R3200 and R10 000) are indicated for some 20% of additional
market demand on the basis of similar assumptions.
4.3 Demographic Implications
Concluding this review of demographic and socio-economic realities the
following points are made:
(a)
Current demographic totals and known rates of per annum population
growth do not allow one to determine, with a high degree of exactitude,
the extent of new housing demand.
35
(b)
(c)
However, utilising reasonable estimates (in many cases conservative)
and allowing for reasonable assumptions, the municipality will need to
consider alternatives for a growth of between approximately 5200(at
4% p.a. rate of growth) and 7200 new homes (at 6% p.a.rate of growth
up to the year 2012.This estimate subtracts current housing delivery in
the Vision 2002 and the Flenters/Robololo/Concordia projects.
Depending upon what proportion of the backlog can also realistically be
addressed over this period (say, 50% conservatively and 100%
ideally), then the need for new housing will range between 2200 and
5200 (at 4% p.a. rate of growth) and 4200 and 7200 new units (at 6%
p.a. rate of growth).
The human strategy proposals presented in the following sections of this
report take this analysis forward and sketch a range of possible scenarios. In
short, the strategy will suggest that the municipality is most unlikely to be able
to address the full extent of its housing need over a period of five years, and
that it would be preferable for it to embark on a more realistic and sustainable
housing plan stretching beyond the five year confines of this plan. This view is
also conditioned by a recognition of the financial pressures which would be
exerted on the municipality were it to seek to address all its housing
requirements over the shorter five-year period.
36
5.
LAND, SPATIAL PLANNING AND INFRASTRUCTURE SERVICES
It is widely acknowledged that the intention of the municipality to implement a
sustainable human settlement strategy will place considerable additional
pressures on the stock of land suited (both intrinsically and locationally) to
residential development. Equally, the additional demand placed on an already
stretched engineering services network will pose serious challenges for
politicians and officials alike. This section of the report highlights the parcels
of land identified as being suitable for consideration for future residential
development, the relevant planning proposals pertaining to the land in
question and aspects pertaining to infrastructure services.
5.1
Land Requirements
Assuming a present housing backlog of 6000 units and a new housing
demand up to 2012 of between 9500 to 11500 units (depending upon the
demographic assumptions used), there is a theoretical demand for and
additional 380 – 460ha of land for residential development1. Fortunately, this
requirement can be reduced proportionately by the two housing projects 2,
yielding approximately 4400 units, which are currently under construction.
Taking into account these current developments, the additional new land
requirement can be conservatively estimated at between 204 – 284ha,
assuming that a density of 25du/ha can be achieved. In actual fact however
the demand for new land for residential development is likely to vary between
approximately 280 – 390ha on a more achievable density scenario of
18du/ha, given the nature of topographical constraints encountered within the
municipality.
5.2
Potential Land Development
Listed below are areas identified for possible additional housing development.
Appendix C provides maps and additional relevant information on these land
portions.
(a) Heidevallei
This land is located north of the N2 between Upper Old Place and Nekkies,
comprising erf 7492 and portions of 243 and 255. The site is owned by the
municipality who have resolved, subject to the necessary resolution of land
claims affecting the site, to develop this strategic land portion for
predominantly housing purposes, but including also some mixed use
development, as illustrated in the table on the following page.
1
2
At an assumed density of 25 du/ha
Vision 2020 (approx 3500 units) and Flenters, Robololo and Concordia (911 units)
37
Precinct 1
Size
precinct
14 ha
Precinct 2
18,5 ha
Precinct 3
8 ha
Precinct 4
4 ha
Precincts
of
Type of housing
Market Based High Value
Housing (low density
±10u/ha)
High density medium
income
housing
(±
30u/ha)
Subsidised housing (60
units / ha)
Social housing (40 units /
ha)
Estimated
of units
140 units
number
555 units
480 units
160 units
The Draft SDF notes the following regarding Heidevallei:
“Heidevallei and the surrounding undeveloped area are key to integrate parts
of the town, developing an appropriate mix of housing types and land use and
protecting the indigenous forest that exists in close proximity.” Further it
observes that, “Affordable housing should be a significant component of this
site”.
(b) Northern Areas (Flenters, Robololo, and Concordia)
Currently the development of approximately 4400 new homes is proceeding in
these areas. Additional development opportunities, as identified through the
public participation process, merit consideration in future.
The Draft SDF contains three proposals of note with respect to these areas,
namely:
 the need for “further upgrading of formal and informal settlements”.
 “Promoting the development of Concordia Road as an activity street,
with significant focus on specific points and nodes”.
 promoting, “mixed use development along a linear public transport
route.”(p64)
(c) Kruisfontein
Some 100ha of this plantation is potentially developable to address housing
needs in the Knysna Northern Areas. Unfortunately the current use of this site
for forestry purposes makes it unlikely that this land can be used for housing
purposes in the short/medium term. Potentially this site could yield between
600 – 3000 units depending upon the densities achieved.
Negotiations are currently proceeding with the owners of this land to secure
its use for sudsidised and affordable housing opportunities. In addition
schooling, light industrial and retail opportunities are envisaged for this
development.
38
(d) Windheuwel
Although again being used for forestry purposes at present some 42ha of this
site is potentially developable. The 2004 local framework plan for this area
identified this site as suited to housing and commercial. Services capacity
impacts on the ability to develop this area at present. The table below
indicates the possible yield of this area, depending upon the form of housing
development undertaken.
Precincts
Subsidised
housing
Social
Housing
Middle Income
housing
Size
precinct
13 ha
of
40 units / ha
Estimated
of units
520 units
4,38 ha
30 units / ha
131 units
8,15 ha
20 units / ha
163 units
Density
number
The Draft SDF notes as regards future development in this area as follows,
“ No urban development (and low cost housing in particular) should be
permitted in this area until such time that the land within the urban areas of
the Knysna Basin has been optimally used.”
(e) Hornlee Area
Own Haven: Hornlee, Erven 3002, 3326 and 3327.
These erven comprise 1.9ha and allow for the development of 112 apartment
units (59du/ha). This development proposal entails a mixture of rental and
ownership units and it is the intention that the development of this project will
proceed in 2008.
Erf 3339
Erf 3339 has been identified as a possible development possibility, of which
6ha is regarded as developable. Depending on the applicable densities this
site could enable the development of between 50 – 300 new homes.
Erf 3627
Approximately 1ha of this site is potentially developable, yielding between 10
– 60 units.
Erf 1393
A total of 28ha of this land portion are potentially developable. This site is
considered particularly well suited to gap market housing and could yield
between 280 – 700 units a low (10 du/ha) and medium (25 du/ha).
39
Erf 3336 Stroebel Street*
This is a steeply sloping site, comprising 7847m2 and currently zoned as
public open space.
Erf 331 Fountain Street*
A site of 9934m2 also zoned as public open space offering subdivision
potential.
Erf 3333 (Swimming Pool site)*
This site consists of some 3ha, inclusive of erf 7603, which has development
possibilities.
Other erven with development possibilities include:
Erven 4824,4625, 4693 and 7482 (bordering onto Bluebell Street)*
Erven 4712, 4713-4723 (11 in total)*
Erven 4774-4776 and 4778-4798 (23 in total)*
Erven 3669, 3670, 3642 and 4822*
Erven 4827-4846 (25 in total)*
The Draft SDF contains the following guidance, ”The Hornlee node requires
consolidation of existing facilities and a higher density residential
development”. It also goes on to note that, ”Applications that would result in
higher income housing in the area should be encouraged in order to change
the low income nature of this largely dormitory suburb.”(p67)
(f) Sedgefield
Sizamele/ Smutsville
Erf 3813 of 1ha in extent has been identified as suitable for higher density
development at approximately 60du/ha. Further a careful assessment of the
existing community areas indicates that, with careful planning and
demarcation, a further (undetermined at this stage) number of erven can be
identified.
A total of 45 sites to be developed in-situ have also been identified and these
are to to receive priority development attention in the 2008/2009 period.
The Draft SDF encourages, “Developing the vacant land parcels for infill
housing”.
40
Station infill housing precinct
The Draft SDF recommends that a portion of land on this site should be used
for an infill housing project. This proposal needs to be taken to the next level
and either, for an appropriate framework plan to be developed or, the land be
swapped or sold if it is not considered suitable for the development of
affordable housing products.
The Draft SDF suggest that consideration be given to, “Utilising the limited
land available for urban infill development (adjacent to the station in particular)
by pursuing mixed use housing precincts that include a range of housing
types.”
The possibility of utilising a portion of the currently aligned N2 through
Sedgefield for affordable housing development remains a very uncertain
possibility that, therefore, excludes it from consideration in this five-year plan.
(g) Ruigtevlei
The potential of this area to offer new housing opportunities in the Sedgefield
area is currently being investigated. The site currently under consideration
comprises some 40.5ha of which could yield between 400 (10 du/ha) and
1000 units (25 du/ha).
Currently MTO forestry has indicated their intention to continue to utilise this
site for the next 15 years. Unless an alternative can be negotiated it is,
therefore, unlikely that this site can be brought into the development cycle in
the short term.
From a planning perspective the Draft SDF notes as follows, “The possibility
of establishing a suitable mixed income, mixed use village at Ruigtevlei …is
not excluded”.
(h) Keurhoek/Rheenendal
In 2003 a housing project comprising seven different precincts and capable of
providing housing for between 965 and 1615 new homes, (depending upon
the density of development) was initiated by the municipality.
The table below indicates the potential of this development.
Precinct 1
Precinct 2
Precinct 3
Precinct 4
Size
of
precinct
1,2 ha
1,5 ha
0,8 ha
5,7 ha
Precinct 5
Precinct 6
Precinct 7
3,5 ha
7 ha
12,6 ha
Precincts
Ownership
Knysna Municipality
Van Rheenen
Knysna Municipality
Pansy
Shell
Investments
Knysna Municipality
Van Rheenen
Van Rheenen
Units at medium
density (30 u / ha)
36 units
45 units
20 units
171 units
Units
at
high
density (50 u / ha)
60 units
75 units
40 units
285 units
105 units
210 units
378 units
175 units
350 units
630 units
41
Insufficient services capacity has constrained this project to date.
The Draft SDF offers the following guidance regarding additional development
in this area, ”There is a need to create infill between these two nodes in order
to integrate the town”. It also notes that the, “Upgrading of bulk infrastructure
in the settlement will be necessary in order to permit development within this
corridor.”(p42)
Further it is observed that, “This area is well suited for additional (limited)
higher income residential development. Such development should, however,
be integrated as part of the town and not separate gated communities outside
Rheenendal”.
(i) Karatara
Two possibilities exist in this vicinity. These are the potential to undertake
higher density “infill” housing within the existing Welsynsdorp. At the dwelling
density of 25 du/ha this infill housing could yield some additional 90 units.
A second alternative in this area is for the development of lower income
housing between the settlement of Welsynsdorp and Bosdorp. Again
assuming a density of 25 du/ha, a further potentially 1275 units could be
accommodated on the land identified.
It does need to be noted that the real potential to create a sustainable new
residential development in this area is limited by servicing capacity and the
lack of economic opportunities in this locality.
The Draft SDF offers the following perspectives on the further development of
this area. “Karatara presents many opportunities for infill and appropriate
densification, but services capacity is a constraint.”(p43)
(j) Springveld
A site of 13.9 ha has been identified in this locality. The Springveld
Framework Plan has identified the possibility of developing some 82 erven in
this development.
5.3 Engineering Services
The Draft Spatial Development Framework makes the observation that,
“existing services are at or near capacity in most areas of the municipality.”
Consequently to address this reality the SDF notes that, “there is a need for a
multi-year strategic investment programme of infrastructure upgrading and an
accompanying need to optimise the use of existing infrastructure. The
implication of this reality is clearly spelt out being the necessity to, “prioritise
areas for development and … the identification of areas where development
should be avoided until services can be made available.” (p19)
42
In the assessment of available water, sewerage and electricity capacities it
was indicated by representatives of the Knysna Engineering Department that
additional capacities will have to be brought on stream in order to be able to
initiate further significant residential housing development in Knysna.
The challenges facing the municipality are reflected in the Infrastructure
Cluster Objectives contained in the Knysna IDP (2007 – 2011) noted below.
(a)
Water and Sanitation







(b)
Ensure that capacity issues regarding the implementation of the WSA
assessment are addressed;
Develop and review the Water Service Development Plan in line with
the IDP;
Ensure that adequate bulk infrastructure is provided to keep up with the
rapid growth of Knysna;
Provide adequate reticulation infrastructure in line with acceptable
service levels;
Eradication of the bucket system in affected areas in line with the
President’s targets;
Ensure that adequate bulk infrastructure for sewerage is provided to
the communities of Knysna;
Ensure that adequate sewerage reticulation infrastructure is provided
for the communities of Knysna.
Electricity




Design and implementation of the electricity master plan;
Identification and implementation of electricity bulk supply projects in
new and existing settlements;
Identification and implementation of electricity reticulation projects in
new and existing settlements;
Rehabilitation and sustaining the ageing infrastructure before it has
deteriorated beyond recovery.
The IDP notes that a total of 84% (R44,3M) of the municipal budget in 07/08
allocated to the Infrastructure Cluster Projects. Similar percentages are also
committed in 08/09 and 09/10; further underlining the observation that the
municipality recognises its obligation, and is taking active steps to address its
various challenges.
43
6. SETTLEMENT
STATEMENT
AND
HOUSING
CHALLENGES:
A
PROBLEM
The purpose of this section of the report is to crystallise the major settlement
and housing related issues and challenges facing the municipality prior to, in
the following sections of the document, proposing a realistic strategy to
address the challenges identified. Issues and challenges have been identified
from a review of available documentation, from interviews and discussions
with officials at the municipality, from discussions with developers and
residents of the municipality and, most importantly, from the series of public
meetings held with those who attended the various ward meetings.
The issues and concerns are not discussed in any particular priority ranking.
Also it must be noted that different communities and interest groups perceive
housing issues and challenges quite differently at times. Perceptions vary as
one would expect and, indeed, what may be considered a burning concern to
some is a non-issue to others.
6.1 Need for Housing
The need for housing within the lower income sections of the community is a
clear reality. Moreover, the municipality is viewed as having the major
responsibility for its provision, either directly by initiating new housing projects
or by enabling projects to happen by engaging with builders, developers and
financial institutions from the community or from the private sector.
Quantifying the need for housing the municipality confirms a waiting list of
some 6000 households and that the official register is increasing by
approximately 20 households per month. The need for housing within the core
beneficiary grouping is generally recognised to be deriving from the inmigration of households to the municipality, primarily of households from
areas in the Eastern Cape Province seeking improved economic
opportunities, and from the naturally occurring rate of growth in the
municipality’s population.
6.2 Extent of Housing Delivery Requirement
Inclusive of the current estimated housing backlog, and allowing for the
growth in the municipality’s population over the period of the five year period
of the human settlement strategy (ie. 2007-2012), provision will need to be
made for between approximately 9 500 and 11 500 new housing units. This
variable figure has been determined using a 4% p.a. rate of household growth
on the one hand and a higher figure of 6%.
If one reduces this figure by the approximately 4400 houses being
constructed in existing projects (ie. Flenters/Robololo/Concordia and Vision
2002), the adjusted need figure will range between 5 200 and 7 200 new
homes required by 2012. Clearly, this assumes that the full housing backlog is
addressed during this period, an assumption that may be unrealistic. If one
were to adopt a more conservative approach and only seek to address 50% of
44
the backlog over the five- year period of this strategy, then the new housing
delivery requirement would vary between 2 200 and 4 200 units. This equates
on an annual basis to an additional delivery of between 450-850 units.
6.3 Affordability of those in Need of Housing
While no analysis has been done of those on the housing waiting list to
assess income levels, a review of available income data (Census 2001)
escalated to 2007 values, indicates that some 80% of housing need is
concentrated at the household income range of R 0-R 3 500; the remaining
20% having incomes up to R 10 000 per month. These figures underline the
importance of sourcing housing subsidies to drive the provision of homes for
the lower band of housing need. Also, it is clear that there are those able to
afford better quality housing for which home loan finance will be a
prerequisite. Facilitating the delivery of a range of realistic and affordable
housing solutions is thus a key challenge for the municipality.
It is also clear that while many of the public inputs spoke of the desperate
shortage of entry level bondable housing products, there were also fears
expressed that accessing home loan finance was not easy and that “bonds”
were expensive. Indeed, some residents were critical of the municipalities
intentions to initiate “gap” housing projects. The responses on this issue also
underline the importance of encouraging home loan institutions to get out into
the community to actively break down prejudices and mis-perceptions about
home loans.
6.4 Informal Settlements
Current estimates suggest that there are some 4 500 informally constructed
dwellings situated in the municipality. The extent of such settlements provides
a clear indication that the municipality has been unable to make provision for
the necessary land, services and housing to be set aside, at the scale
required, over the last decade or so to obviate the development of such areas
in Knysna and Sedgefield, in particular.
The areas of informal settlement have, fortunately, mostly acceptable levels of
service with water and water-borne sanitation having been extended to these
areas. Solid waste removal is sometimes problematic in certain less
accessible localities. Also road access, although sometimes on gravel
surfaces, is generally satisfactory and being upgraded with black top surfaces
on a planned basis over time.
Regarding informal housing areas in general, aspects of concern include their
unplanned nature, the fact that they typically accrete on land not ideally suited
to residential development and which are often difficult to provide with
services on a cost effective basis. Further, the quality of construction,
although in some instances quite satisfactory, is mostly very poor. Water
ingress, damp conditions under foot, leaking roofs and generally cramped
living spaces are all too common.
45
From the point of view of the municipality, there is no plan approval process in
operation and being able to exercise sufficient control over unauthorised
incremental extensions is difficult. This is so notwithstanding the stated policy
of council that a zero tolerance approach is taken to the development of
unauthorised structures. Also emergency services personnel and vehicles
often encounter difficulties with accessibility in instances where fire control or
ambulance services are needed.
6.5 Geographical Concentration of Lower Income Communities
Lower income communities and thus the pools of current housing need are
confined to a limited number of defined geographical areas. This is to be
expected given the pattern of racially separate communities, which is the
historical legacy of South Africa. The stated objectives of restructuring urban
spaces so that they become more racially diverse, in which a greater mixing
of income groups takes place, will thus be difficult to achieve without directed
intervention taking place. The functioning of the urban land market has also
exacerbated this pattern of separation between income groups, as invariably
land prices adjoining established middle-income areas typically out price what
moderate income households can readily afford.
6.6 Land Requirement to Satisfy Need
An earlier assessment of land needed to be identified for expanding
residential development up to 2012 suggested that an area between 229ha
and 309ha would be required (depending on the lower or higher range rate of
household growth realised), if the target density of 25du/ha were to be
achieved. It was also suggested that, given topographical constraints in many
instances, it might be more prudent to work to a more achievable density of
18du/ha, in which case there could be a land requirement of between 320420ha to satisfy the full housing need (including the current backlog in
housing) up to 2012.
The challenges from the point of view of the municipality will be in identifying
sufficient land, suited for residential development and which is in accordance
with the intent of the draft Knysna Spatial Development Framework, which
reinforces the integration objectives of the municipality and improves general
urban performance.
Specific challenges from a land perspective include, resolving land claims in
respect of certain land portions in the Heidevallei area; ensuring that the land
to be brought into the development cycle is affordable given its intended
target market; that there is sufficient bulk and connector services available to
make the development of a particular area of land feasible; that the requisite
environmental authorisations can be obtained in an acceptable time period;
and, that negotiations can be successfully concluded to source identified land
from forestry and other competing interests.
46
6.7 Engineering Services
Key concerns in this regard include the upgrading of services in existing
residential areas, particularly in informal settlements, and doing away with the
so-called bucket system in a limited number of instances; increasing bulk
services capacities generally as regards water supply, sewerage treatment
and electricity provision; ensuring that the planned capacity enhancements
functionally enable new areas identified for settlement expansion to occur;
and, that the augmentation fee policy can be applied on a more flexible basis
to limit its negative impact on land/services cost push considerations.
6.8 Expectations and Perceptions
Within communities experiencing the greatest housing need, it is apparent
that managing expectations and dealing with frustrated elements will continue
to be an on-going challenge for the municipality. It many instances, it is also
the view that with better communication of municipal intentions and of the
progress being made to bring projects to fruition, certain of the frustrations
could be managed more effectively.
The expectation that the municipality can and is able to solve communities
housing needs is widespread. The fact that, in reality, the municipality has its
hands tied by so many others and that it is but one player of many in the
housing delivery equation is poorly grasped. Subsidy approvals, transfer of
land in Karatara and obtaining EIA approvals are but three examples of this.
Managing expectations, it is suggested, is usually done best with regular and
consistent communication processes.
From the point of view of perceptions a number can be identified which are of
concern. Firstly, there are certain communities who feel left out and
marginalized, as if their vote for their representatives will not translate into
improved living conditions. Many Smutsville and Karatara residents would fall
into this category. Secondly, there are those communities who perceive that
that they are not receiving the “development goodies” they deserve because,
for whatever reason, others are being favoured. Hornlee, Rheenendal and, to
a lesser extent, elements within Karatara fall into this category. Thirdly, and if
the extent of participation by upper income white residents of the municipality
is a fair measure, then one must note that there are significant elements
within the community who perceive that their contributions are not part of the
resolution of the settlement challenges of Knysna. Lastly, there are the
perceptions of many that the municipality has unlimited resources and that
historical backlogs can be addressed in unrealistic time periods.
The expectations apparent in the historically Coloured communities deserve
special mention. Prior to 1994 such communities were favoured, at the
expense of African communities in terms of housing provision. Since 1994
public authorities have, because of historical circumstances, generally given
greater emphasis to the development of African communities to readdress
previous imbalances. This fact is perceived by many, in generally Coloured
47
communities, as being unfair. In large measure, it also helps to explain the
aggressive and antagonistic attitudes of certain sections of these communities
to the on going development initiatives of the municipality focusing on African
communities.
As in other communities, the mechanism of access to source housing is the
municipal housing register, or the waiting list. Many individuals expressed
reservations about the management of this register. Attention, it is suggested,
should be given to this aspect particularly to check and verify the details of the
register, to keep it periodically updated and to keep its contents accessible to
public scrutiny.
The non-applicability of housing waiting list protocols in in-situ upgrading
projects is widely misunderstood. Also because such projects are being
implemented in areas perceived to be African, such allocations of housing
benefits further fuel the perceptions amongst certain predominantly Coloured
communities that their status on a housing waiting list is being disregarded.
Again a factor that contributes to build antagonistic attitudes to the housing
initiatives of the municipality.
Realities, which are apparent in lower income communities, include a raft of
socio-economic challenges. These relate directly to higher levels of
unemployment than in the population as a whole; poverty and the perpetual
cycle of this in certain households (although the availability of social grants
has assisted significantly in this regard); substance abuse, overcrowding,
HIV/AIDS and gangsterism. However, set against the feelings of resignation
and hopelessness palpable in some, is the drive, enthusiasm and positive
energy of many others. Capitalising on this constitutes an important challenge
to the municipality in its efforts to develop sustainable communities.
6.9 Backyard Rental
Although no studies are available to quantify the extent of this, it is quite
apparent that it is wide spread. This fact gives credence to the seriousness of
housing need on the one hand; equally, it is apparent that this phenomenon
plays an important role in addressing the housing needs of those at various
stages in the life-cycle and in the economic survival strategies of others.
From the point of view of the municipality two perspectives are apparent
concerning backyard rental upgrading. On the one hand, there are those who
argue that because backyard rental is so pervasive, and, indeed, because it
contributes positively towards addressing prevailing social and economic
realities, it requires a positive in-situ development policy response. On the
other hand, others argue that such an approach would strain infrastructure
services capacities beyond their design specifications.
In the recommendations of this strategy, it is proposed that an
accommodative in-situ upgrading response represents the most workable and
realistic response. Such an approach also reinforces the policy intentions of
the municipality to achieve higher residential densities, to optimise the use of
48
scarce land resources, to minimise social disruption in its redevelopment
activities and to concentrate purchasing power thresholds in support of
achieving more viable public transportation systems and economic
development potentials.
6.10
Outlying Settlements
A particular feature of the settlement pattern of the municipality is the
existence of a number of isolated settlements or worker villages, in which
forestry and Parks Board employees are provided with housing near their
places of employment. Generally, the quality of housing and services
provision in such areas is fair. Problems of accessibility to facilities and
amenities, isolation from shopping areas and general transport difficulties are
apparent. Also from the perspective of employees, because housing provision
is tied to employment, longer- term housing security is an issue in instances of
the loss of employment, retrenchment or retirement. Approximately 250
households in the municipality reside in such settlements.
6.11
Building Cost, Capacity and Quality Aspects
The property boom in middle and upper income markets generally, and the
expansion of housing starts in these sectors of the market in the Southern
Cape region, in particular, during the past number of years, is a feature of
note. These facts have contributed directly to driving up the cost of land,
serviced sites, building materials prices and the cost of construction. Also
construction capacity has been stressed. Cost push factors will thus invariably
impinge on the provision of more moderately priced housing, most particularly
in the entry level bondable housing market, where new home owners will have
to modify their expectations as to the size of house and level of finish which
they will be able to afford.
From a quality perspective, concerns were raised about the workmanship of
local builders and contractors in relation to the construction of subsidy
housing. The need to enhance the training of local builders, improved
supervision and contract management and increasing the capacity of the
municipal building inspectorate have all been identified as ways of improving
the quality of construction.
6.12
Municipal and Development Process Concerns
Challenges experienced by the municipality include the perceived need to
restructure key departments and then enhance coordination between them, to
better deliver on the requirements of sustainable settlement delivery. Other
matters requiring attention include the need to fill key technical posts in the
planning and engineering directorates. Equally, the appointment of a suitable
Housing Manager is long overdue. It is also important that the responsible
officials are given clear mandates to act and are given the necessary political
support when tough decisions must be taken and implemented.
49
The potential offered by accreditation whereby municipalities can, over time,
draw down greater responsibilities, supported financially by the province, to
take greater control for driving their own housing delivery efforts offers real
potential for the municipality. To capitalise on this opportunity will require
strengthening of the municipality’s capacity to act.
The development of improved partnerships with developers, the financial
sector providing home loan finance and willing, as well, to drive new
residential developments, employers and special interest groups are all
considered important to achieve the agenda of sustainable settlement
delivery. The ability of the municipality to engage in this regard will be
important to assist in the generation of innovation and mutually beneficial
schemes. As a whole, although the private sector is by its inherent nature self
serving, it is a creative laboratory of ideas and can be very dynamic. Taping
the energy of this interest group will be important, but it will require the
municipality to provide suitable development parameters, to expedite
development approvals and, generally, play a strong facilitative role.
Ensuring that there is greater clarity with respect to the inclusionary policy of
the municipality will be necessary. As regards the application of this policy
there are clearly misgivings from middle income groups worried about a
possible loss in property value and also from developers worried about the
viability of their proposed projects. These appear, in part at least, to be
concerns brought about by the need for greater information dissemination.
Having a clear understanding of this policy will be of particular importance to
foster the deal making approach inherent to the private sector.
6.13
Communication and Building Trust
Repeated pleas were made during the public participation process for more
effective and regular communication on housing related matters with the
municipality. It is also apparent from the inputs received, that there needs to
be wider dissemination of contact persons in the municipality to report
problems to, to make application for services and to offer development
suggestions.
The effectiveness of Ward Committee communication with residents is also
an aspect requiring attention. Equally, it is apparent that ensuring that
problems reported are dealt with in a timely manner. This will involve agreeing
target response times and then monitoring their achievement.
The lack of housing delivery in certain communities over a period of time has
resulted in strained relationships and a loss of confidence in the municipality.
Attention will need to be given to rebuilding such relationships. This difficulty
has clearly been exacerbated by the political instability the municipality has
experienced in recent years.
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7.
PRINCIPLES, VISION, GOALS and OBJECTIVES
This section of the report highlights the principles that, it is suggested, should
guide the multi-year settlement strategy. A vision and a set of goals are then
elaborated before a set of objectives, each related to the proposed goals, are
proposed.
Principles
In the Constitution, The Housing Act, the Housing Code and Breaking New
Ground certain principles are emphasised. The most significant of these to
offer guidance to the sustainable settlement strategy of the municipality are
noted below, with Appendix E containing a more detailed review of this
aspect. Key principles include:
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Equitable access or equity
Adequate housing
Integrated and sustainable housing provision
Targeted subsidy assistance
Consultation
Good governance
Empowerment
Partnerships
Choice
Quality
Affordability
Innovation
Transparency and accountability
Wealth creation
Developmental impact
Alignment of housing institutions
Vision
The Knysna 2020 Vision offers seven different statements with each vision
statement emphasising a different facet of a preferred future. On the other
hand, the IDP vision is a single all encompassing statement, proclaiming
“Knysna: a town that works for all.”
While none of the existing vision statements refer to the concept of
sustainable human settlements per se, they each seek to contribute towards
its attainment in some manner. For the purposes of this strategy, therefore,
the IDP vision statement will be used with the understanding that, in more
specific goal statements, there will be a significant orientation to the
development of a sustainable settlement strategy which is more directly
targeted at the core beneficiary groupings, defined earlier in the report.
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Goals
It is proposed that the goals directing the strategy should focus on the
concepts of:
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Quantity or the extent of settlement/housing delivery in relation to the
needs of communities;
Quality dimensions picking up concerns of safety, public health
considerations and the efficient use of available resources;
Performance considerations in relation to the new settlements
developed and the existing areas to be upgraded; also incorporating
concepts of spatial integration, the effective and efficient use of
infrastructure and other public amenities and contributing towards the
overall performance of the municipality as a whole;
Participation in the planning and policy formulation process, but also
insofar as strategy implementation is concerned. This goal would relate
to the communities comprising the municipality and also it’s politicians
and officials.
Developmental impacts of the strategy in terms, for example, of
empowerment, wealth generation, organisational development, job
creation, quality of life indicators etc.
Having introduced the concepts underpinning the proposed five goals, these
are elaborated below.
GOAL NO. 1
The Knysna Municipality will take active steps to respond to current and
projected future housing needs by formulating and regularly updating a multiyear strategic plan, and by strengthening its capacity to implement the plan.
GOAL NO. 2
Quality considerations will be emphasised in the sustainable settlement plan
through the upgrading of informal settlements, the provision of agreed
minimum levels of infrastructure services, the consistent application of
municipal bye-laws relating to planning and building plan approvals and by
focusing attention on the quality of homes built with the use of public
resources.
GOAL NO. 3
Ensuring the improved overall performance of the Knysna Municipality is to be
given a high priority. Forward and integrated planning, the provision of
enhanced infrastructure capacities, the identification of land parcels suited to
new settlement development and the provision of improved facilities in lower
income communities will all be emphasised in the achievement of this goal.
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GOAL NO. 4
The participation of the municipality’s communities, their elected
representatives and officials will underpin the formulation of the multi-year
settlement plan and its progressive implementation.
GOAL NO. 5
The Knysna Municipality will strive, at all times, to maximise the
developmental impacts of the sustainable settlement plan. Particular attention
will be given to empowerment, employment creation and asset building in the
implementation of the plan.
For each of the five goals proposed a series of specific objectives are outlined
below.
Objectives
7.4.1 GOAL NO. I
This goal identifies the importance of responding adequately to the quantity of
existing and future housing needs within the context of the municipality.
Specific objectives identified are:
(a) The municipality shall prepare a multi-year sustainable settlement plan,
which shall be revised and updated periodically.
(b) The plan shall set realistic delivery targets based on an assessment of
current housing needs and anticipated growth in the municipality’s
population.
(c) The plan will identify specific housing projects to be initiated, which
respond adequately to the need to address the diversity of housing
needs identified.
(d) The municipality will initiate, coordinate, and expedite those actions
required to source identified portions of land and to bring them into the
development cycle in a timely manner.
(e) The municipality will coordinate its sustainable settlement plan with its
capital investment programme to ensure that the necessary bulk and
connector services are available to undertake new residential
developments.
(f) To enhance its capacity to address the settlement needs of identified
communities, the municipality will expedite the implementation of a
proposed organisational restructuring and seek to fill identified posts in
a realistic time frame.
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7.4.2 GOAL NO. 2
This goal emphasises a greater emphasis on quality delivery and the cost
effective use of public monies in the provision of housing to the poor. The
following specific objectives are identified in this regard:
(a) The municipality will progressively upgrade informal settlements
(including the upgrading of services, houses and tenure rights) and
ensure that annual housing targets incorporate this element.
(b) All residential areas will be serviced to minimum levels of
approved services.
(c) The municipality will enforce a zero-tolerance policy with respect to
the unauthorised erection of illegal structures.
(d) All authorised structures constructed will require to have an approved
building plan.
(e) The municipality will undertake a feasibility assessment to determine
the costs and benefits of accommodating the phenomenon of
backyard rental.
(f) Additional building inspectors will be employed by the municipality to
better monitor the adherence to National Building Regulations.
(g) The municipality will investigate the feasibility of introducing a star
grading system to encourage an adherence to quality construction
amongst builders and contractors active in the area.
7.4.3 GOAL NO. 3
This goal seeks to focus on promoting the improved performance of
sustainable settlements and of the urban systems of the municipality as a
whole. Specific objectives identified include the following:
(a) Continuing efforts will be made by the municipality to achieve
sustainable development both spatially and functionally within the
municipality.
(b) An approved policy on inclusionary housing will guide the future
development of new residential areas.
(c) Particular attention will be paid by the municipality to the provision of
non-residential facilities and amenities in existing areas to be
upgraded and in new areas of settlement.
(d) The identification of additional areas of land for new settlement
development will pay particular attention to enhancing the integration
of the municipality.
7.4.4 GOAL NO. 4
This goal emphasises the importance of participation by communities, elected
representatives, officials and other stakeholders in the formulation and
implementation of the multi-year sustainable settlement plan and its periodic
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revision to adjust to changing circumstances. Specific objectives proposed
include the following:
(a) The processes of formulating the sustainable settlement plan will
ensure that
appropriate attention is given to ensuring the
participation of the municipality’s communities, its elected
representatives and officials.
(b) The municipality will communicate, formally, to its communities on at
least one occasion per annum on the progress being made to
implement the objectives and targets of this plan.
(c) The municipality will establish an appropriate mechanism, involving
all relevant departments and officials, to strengthen its collective
approach to the implementation to the objectives of this plan.
(d) Other stakeholders, including the financial sector, developers and
other spheres of government will be actively engaged to contribute
towards the attainment of the objectives of this plan.
7.4.5 GOAL NO. 5
The final goal proposed emphasises the importance of maximising the
developmental impacts of the multi-year settlement plan and its
implementation. Objectives framed in this regard include the following:
(a) Preferential procurement methodologies will continue to be adopted
to channel back public sector development related expenditure to
targeted
groups.
(b) To strengthen the capacity and capability of local builders and
contractors to become involved in civil and building activities in the
municipality, continuing efforts will be made to address their aspects
of competitive weakness.
(c) The municipality will establish a new programme to actively engage
with NGO’s and CBO’s, and other citizen groupings, with a view to
developing collaborative projects of mutual interest and benefit.
(d) Redoubled efforts will be made by the municipality to contribute
towards the processes of asset creation in lower income communities
through, for example, the upgrading of services and housing, the
provision of facilities and amenities, specific urban design initiatives
in the public environment, by its efforts to enhance the rate of
housing supply to create greater mobility in the residential sector and
by expediting the transfer of municipal housing stock to qualifying
persons.
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8.
SUSTAINABLE SETTLEMENT STRATEGY
This section of the document describes the strategy to be implemented by the
municipality to achieve the goals and objectives outlined previously. The
strategy contains overall policy related considerations and specific area
focused project related interventions.
8.1 Act now but think ahead
In the light of the pressing settlement challenges facing the municipality, it is
critical to expand the rate of housing supply in the short to medium terms.
However, it is also critical that the municipality avoid thinking only in terms of
the five- year duration of this sector plan and, as such, that it commence to lay
the groundwork now for sustained housing delivery in the future. This will
involve formulating appropriate policies, undertaking forward planning, early
land identification and the initiation of the required township establishment
activities, capital budget commitments for bulk infrastructure and, generally, a
much more programmatic approach to settlement development.
8.2 Increase housing delivery rates and get ahead of the demand curve
The municipality will need to increase the rate of overall housing supply (over
and above current housing delivery) by between 450-850 homes per annum if
it is to keep up with the rate of annual housing demand and if it is to overcome
50% of the currently identified housing backlog by 2012.
Increasing rates of delivery will involve sourcing the currently identified areas
of land and concluding negotiations with the relevant parties. Also, it will be
important to seek to increase the number of housing subsidies committed to
the municipality by the province to drive delivery in this segment of the
market.
In order for the municipality to achieve an expansion of delivery it is proposed
that a deliberate decision is required to favour “width not depth” in its
allocation of public resources. It is recommended that the current top-up
funding policy of the municipality be re-assessed as it is counterproductive to the expansion of housing delivery. This is so for a number
of reasons. Firstly, the additional funds provided to improve the level of
services and housing depletes municipal reserves available for the provision
of bulk and connector services. Critical investment is needed in this regard to
expand overall housing supply. Secondly, without the necessary top-up funds
available, the municipality is constrained in the number of housing subsidies it
can accept from the province. Thirdly, the current policy exacerbates levels of
municipal indebtedness (which are at high levels), thereby constraining the
ability of the municipality to source debt financing to respond to its
development challenges.
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Getting ahead of the demand curve will require, ideally, the municipality to
acquire and service land ahead of the arrival of new migrants and to house
the natural growth of the existing population. If this cannot be achieved the
municipality will continue to face the on-going challenges of informal
settlements and the need for in-situ upgrading projects. This is not ideal as it
places huge pressures on those responsible for housing delivery in the
municipality whilst also pushes up the cost of provision.
8.3 Effective functioning of the housing market
Not only is it necessary to enhance overall annual housing delivery rates, but
also affordable housing delivery must be expanded to respond to those with
incomes up to R10 000 per month. Appropriate areas of land require
identification, projects must be conceived and packaged and development
proposals solicited. The strong interest of the financial sector in supporting
and even driving these projects must be capitalised upon. Also the dynamism
and the inventiveness of the private sector need to be harnessed.
8.4 Municipal wide housing interventions
To address housing needs across the municipality, and to counter the
commonly held view of residents that Knysna is favoured when it comes to
housing delivery, it is proposed that a more balanced approach to housing
delivery be adopted to ensure that there is a wider geographical spread of
housing of project activities across the municipality. The scale and scope of
these activities will obviously vary dependant upon the specificity of needs in
a particular geographical locality.
8.5 Bold initiatives for the future
Already it is arguable that the main areas of settlement, namely Knysna and
Sedgefield , are approaching their maximum development extent within the
context of their defined urban edges. Currently, it is proving increasingly
challenging to identify additional suitable areas of land to accommodate the
growth of new residential areas. Also, if one is mindful of the scale of the
required further urban development over the next 10 to 20 years, it is argued
that the municipality will need to peruse bold initiatives now to secure the
longer term development requirements of the municipality.
It is in this context that the municipality is encouraged to investigate, seriously,
the concept of a new nodal development in the Rheenendal area. At the
moment this area is but a residential adjunct to Knysna. With proper planning,
including the significant expansion of bulk services capacity in the area, the
expansion of the industrial and commercial economic base and the expansion
of a wide range of housing opportunities in the area, Rheenendal, with its
centrally located position in the municipality, offers an ideal position at which
concentrated nodal development can be encouraged. Undertaking such a
development also offers a real potential to increase the supply of affordable
housing and “gap” housing products, soliciting the involvement of the home
loan financing sector and the potential to undertake a properly integrative
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settlement development targeted at a cross cultural and at a varied income
range market.
In the Sedgefield area the acute shortage of additional land for development
also requires, it is suggested, that the Ruigtevlei development, which has
been previously mooted, should be aggressively pursued. The development
of this area also offers a very real opportunity to undertake a properly
integrated development, well supported by the banking sector, to expand
affordable housing delivery in the municipality.
The development of both of the above areas, it is argued, needs to be actively
investigated in the immediate term. If considered suited to the expansion of
integrated settlement in the municipality, the necessary actions must be taken
to bring such projects to fruition and a project champion identified. The
municipality cannot afford to become trapped in a tunnel vision view of the
future; it will need to think of how it will accommodate its urban populations
when incremental additions to existing urban spaces are no longer possible.
8.6 Enhancing municipal capacity to act
The ability of the municipality to fulfil its developmental mandate must be
strengthened by concerted efforts to fill vacant technical posts. Town
planning, engineering and housing departments are all critically short of
personnel. The necessary budgets will need to be allocated to achieve this.
Capacity enhancement in the technical disciplines of the municipality is also
an essential if municipal accreditation, as is to be advocated below, is to be
attained over the period of the five year plan.
8.7 Obtain accreditation for the municipality
Taking greater control over the planning for and administration of its
sustainable settlement strategy is a central theme of this housing sector plan.
Consistent with this approach, and the intentions of the province to accredit
suitable municipalities, it is argued that Knysna should seek to achieve full
level three accreditation within a five year period.
Level three accreditation includes subsidy payment disbursements and
financial reporting and reconciliation, as well as the assignment of level one
and level two functions (ie subsidy budget planning and allocation,
programme management and administration).
The progressive delegation of functions towards eventual assignment will
require an on-going process of capacity building internally, both in terms of
human resources and skills, as well as in terms of computer hardware and
software.
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8.8 Strengthening service orientation
It is contended that the municipality needs to enhance its general service
orientation to it’s residents. This will involve establishing target response times
to attend to complaints and service related issues and then the continuous
monitoring of the follow up to address the matters requiring attention. Matters
raised during the public participation process require follow up. Attention to
these issues will also validate the importance given to public consultation
processes and help to strengthen levels of confidence in the wards of the
municipality. Service contracts of key officials should also incorporate
reference to agreed response targets and their progressive attainment.
8.9 Improve communication with communities
It is apparent that actions are necessary to strengthen the functioning of Ward
Committee structures. These committees serve as the interface between the
municipality and ratepayers and thus they need to convene regularly, be well
administered with appropriate support from officials and, most importantly,
they must reinforce the commitment to an improved service ethos in the
municipality.
Greater attention is needed to ensure that communication channels are clear
and widely known. Elected officials will need to recommit themselves to
regular and sustained constituency work as well, backed up with logistical and
administrative support from relevant officials.
Bridge building efforts are considered important in specific instances where
there are clear political tensions in communities. Creating suitable
mechanisms need consideration to channel community concerns into mutually
agreed upon plans that can then be implemented.
8.10 Inclusionary housing
The draft Inclusionary Housing Policy of the municipality requires, for its more
effective implementation, that an implementation framework be developed.
Such a framework should contain much more specific detail as to how the
municipality is to implement its policy intentions. For example, how in practice
will the municipality implement its policy, what developer incentives will apply,
what planning and design guidelines are to apply, what processes the
municipality will utilise in its engagement to conclude inclusionary housing
applications etc.
After the necessary attention is given to the formulation of such a framework a
planned communication strategy is desirable to improve levels of
understanding of the policy and its proposed implementation amongst the
development community generally.
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8.11 Feed the development pipeline
Sustainable settlement development will, as noted earlier, require a more
programmatic approach to be adopted within the municipality to ensure that
the housing delivery pipeline is appropriately fed with projects that, after the
completion of all the necessary preparatory steps, can yield the intended rate
of housing supply. By placing increased emphasis on this aspect the
municipality will be able to avoid a stop/start delivery approach and have a
better chance of enhancing its overall delivery performance.
8.12 Quality management
Achieving agreed levels of quality is widely recognised to be a function of
prioritising quality as a key housing goal, having the necessary personnel and
systems to ensure quality delivery and then effectively managing to achieve
the quality intention. While generally solid in this regard the municipality could
enhance its capacity to discharge this function, especially amongst its
developing communities.
8.13 Emerging contractor development
Actions to enhance the overall capacity of this sector should be supported by
the municipality. Suggested interventions include sourcing training
possibilities, facilitating assess to sources of working capital and providing
greater construction supervision, mentoring and support.
8.14 Management arrangements
The effective implementation of the sustainable human settlement strategy
will require that suitable management structures exist and operate to their full
potential within the municipality. A management coordinating mechanism that
brings together the key technical departments, community services, finance
and the Municipal Manager are be a key ingredient to implement the strategy
on a sustained basis.
Such a body should meet regularly and report progress monthly to the
relevant portfolio committee. This committee should be chaired and driven by
the most appropriate and capable person in order to build the capacity and
confidence of the administration.
8.15 Area Focused Interventions
(a) SIZAMELE/SMUTSVILLE/SEDGEFIELD
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Expedite the planned 45 unit infill project.
Relocate the Boonste Gaaitjie and Onderste Gaaitjie communities
(approx 250 households) and rehouse them in a dense development
on erf 2637, currently used as a sports field.
Redevelop the sports field on the Onderste Gaaitjie land.
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(b)
Investigate and finalise further infill possibilities in the
Sizamele/Smutsville area.
Upgrade local area roads and storm water arrangements in
Sizamele/Smutsville.
Complete any outstanding transfers of municipal owned houses.
Initiate fund mobilisation from Neighbourhood Development
Partnership Programme to support LED interventions.
Finalise intentions with respect to the Station Infill Project as current
uncertainty concerning this project is undesirable. Proposal: The
location is suited to affordable gap housing delivery in the price range
R250 000-R600 000. Either call for development proposals, investigate
the possibilities of a land swap for other land more suited to the
development of subsidy funded housing (which is the primary
requirement in the area) or consider a land sale.
Give the required attention to enhancing water and sewerage services
capacity in the town as a whole.
The potential of utilising Erf 3813, situated at the northern entrance of
Smutsville (north of Melkhout Street) for a medium/high density
development should be investigated. The area is 1ha in extent.
Prepare a register of all specific issues raised at the public participation
meeting and follow up accordingly on a one-on-one basis.
KARATARA
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Having achieved the transfer of the Welsyndorp land to the
municipality, expedite the planning process to replan the area to
optimise the identification and sub-division of new erven (ie. infill sites)
Commence to prepare an application to source subsidies in terms of
the Enhanced Extended Discount Benefit Scheme to be able to
upgrade and transfer the Welsyndorp properties as soon as this can be
achieved.
Engage with residents of the area to keep them informed about the
transfer process, steps being taken to expedite the process, obstacles
being faced and time scales involved. Also it is suggested that the
municipality confirm, in writing, their intention to repair and transfer the
affected Welsyndorp houses to qualifying families.
Resurrect the previous housing scheme of approximately 270 units in
Bosdorp. Revisit the previous planning and finalise as necessary.
Commence with an appropriately scaled project after confirming
housing need in the Welsyndorp and Bosdorp communities. Apply for
subsidy funding for the envisaged subsidy units.
Prioritise the relocation and re-housing of households from the
Bergvallei community as houses become available in Welsyndorp.
Fast track the upgrading of services capacity in the area. The
upgrading of water supply capacity needs to be given priority.
Provide support to the Ward Committee structures to rebuild levels of
trust and to ensure that the local community is empowered by their
continuing involvement in their development.
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(c)
Local area economic stimulation is particularly critical. In this regard
suggest a municipal facilitated process to explore for possible options.
Engaging with the Neighbourhood Development Partnership
Programme (NDPP) is also proposed.
Prepare a register of all issues raised during the public participation
process and then follow up on a one-on-one basis as appropriate.
RHEENENDAL
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(d)
Retain the zoned industrial area for the area. It is proposed that the
municipality develop an industrial incentive package and then market it
aggressively to attract new industries into the area.
Identify additional land in the area and commence the packaging of a
new integrated project offering both subsidy and gap housing.
Undertake an assessment of demand for housing in the area and then
scale the project accordingly. Prepare the necessary application for
provincial subsidies as necessary.
Prepare an application for funding from the province for the Lapland
community of approximately 50 households.
Finalise the transfer of residential properties to qualifying residents.
Give attention to fast tracking the upgrading of services capacity for the
area, particularly water supply and sewage treatment. This will also be
important to be able to attract new industries to the town.
Respond to reasonable residents concerns regarding the upgrading of
paving, the construction of speed humps, the filling of potholes, the
removal of dead animals, the provision of improved play areas and
attention to pedestrian ways.
Give support to the local Ward Committee and, after the establishment
of a locally appointed Development Committee for the area, engage on
a regular basis. Aspects that should receive early attention include the
establishment of youth programmes, the construction of ablution
facilities in the “Old Area”, ablution facilities at the clinic, the repair of
houses and the verification of waiting lists.
Prepare a register of all issues raised during the public participation
process and the follow up on a one-on-one basis as appropriate.
KNYSNA NORTHERN AREAS
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Proceed as planned with the implementation of the Vision 2002 and the
Flenters/Robololo/Concordia projects.
Initiate a study to assess portions of land highlighted in the public
participation process to determine their suitability for higher density
housing options.
Finalise negotiations to source the Kruisfontein land and then
commence with detailed planning, the lodging of a township application
and then, depending upon progress made, the preparation of an
application for housing subsidies.
Pay close attention to the quality of new housing erected in the affected
communities by inspecting house construction on a more regular basis.
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(e)
Continue with existing services upgrade projects in the area and
complete efforts to do away with the so- called bucket toilet system in
the 07/08 financial period.
Continue with efforts to upgrade and enhance the overall public
environment including budgeting for and the construction of the
identified non-residential facilities.
Undertake detailed planning for the development of specified nodes in
the area and then invest in the public environment on a progressive
basis.
Undertake extensive tree planting in the area to lessen the exposure to
prevailing winds and to soften the visual impact of new housing areas.
The formation of a partnership with Food and Trees for Africa could
prove beneficial in this regard.
Consideration of land for urban agriculture and the grazing of animals
merits consideration and should be accommodated if possible.
The mobilisation of funding from the Neighbourhood Development
Partnership Programme should receive attention to stimulate LED
initiatives in the community (ie. Masifunde node).
The need for special needs housing interventions in the community
should be assessed, especially as regards the aged, orphans and
those with disabilities. Depending on the needs identified, the
possibility of initiating one or more special needs housing interventions
might be considered. It is suggested that it is in relation to such a
project that the municipality could strengthen its relationships with
existing NGO’s or with charitable organisations operating within the
municipality.
Prepare a register of all the specific issues raised during the public
participation process and then follow up on a one-on-one basis, as
appropriate.
HORNLEE
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Proceed, as planned, to call for the submission of development
proposals on identified portions of land in the community. Adjudicate
proposals submitted and then proceed to implementation as quickly as
possible.
Expedite the transfer of residential properties to qualifying households.
Proceed with the intended Own Haven development for the
development of 112 housing opportunities. Care should, it is argued,
be taken to favour the majority of the development for ownership
housing given the ongoing maintenance requirements of rental
housing. Expedite this project to stimulate affordable housing supply in
the community.
Chronicle all the specific issues raised during the public participation
process and then follow up on a one-on-one basis as appropriate.
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(f)
OTHER PROJECTS
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Heidevallei: In this regard it is suggested that urgent efforts must be
made to expedite the progress of this project. Environmental and
township applications need to be driven through the approval
processes with all the haste possible. The possibility of this project
needs to be brought into the development cycle as soon as feasible to
expand a wider range of housing supply in the municipality.
Rheenendal Nodal Development: It has been proposed that the
significant development of this node will be necessary in the medium
term to channel the continuing growth pressures which will continue to
be experienced in the Knysna basin in particular. Moreover, if planned
on an integrated basis around a developing industrial and commercial
base, this centrally located settlement has an excellent potential to
offer a range of subsidy, gap, affordable and other more middle income
homes in a most attractive physical setting.
Kruisfontein North: Portion of the Farm No 523, consisting of 104ha
is well suited to the development of subsidy, gap housing and
associated facilities and amenities. It offers the potential for an organic
extension of the Damsebos community and, as such, offers a more
favourable alternative than the expansion of settlement in the
Windheuwel area, situated to the north of the proposed routing of the
N2 bypass. Also the development of the Kruisfontein North area is
supportive of the intention to relocate the T59/1 road to Uniondale, as
proposed in the Draft SDF.
Ruigtevlei: For the medium term (ie 5-10 years) renewed attention is
proposed to be given to the finalisation of negotiations to source land in
the Ruigtevlei area. This is an ideal locality for an integrated residential
development containing a mix of housing types targeted at a cross
section of income levels, similar in concept to the Heidevallei project.
Forestry Villages: In this regard it is inappropriate for the municipality
to intervene significantly in that these dispersed villages providing
housing, on un-proclaimed land, which is directly related to the needs
of employers. The municipalities role, it is argued, should be limited to
an oversight one to monitor, by keeping open channels of
communication with forestry companies, that acceptable levels of
services and housing are made available to employees. Moral suasion
would be the most suitable mechanism to achieve this if pressure
needs to be applied. The role of the municipality, it is argued, should be
on expanding housing opportunities generally, thus being able to offer
those wishing to vacate company provided housing a reasonable
alternative in a functional housing market.
(g) SOCIAL HOUSING
Social or institutional housing refers to good quality medium to higher
density housing stock, managed by independent housing institutions,
which housing is typically available for rental. Such housing has also,
very often, been identified in the South African context as being ideally
suited to urban restructuring and regeneration.
64
No social housing interventions are proposed in the case of Knysna for
the foreseeable future. The key reasons for this are as follows:





The municipality is currently in the process of transferring
ownership of previously held properties to their rightful
occupants. This is primarily due to the inability of the
municipality to service and manage the stock adequately, to
poor payment levels and the desire to promote tenure reform.
At the individual level the overwhelming desire is to acquire
home-ownership. This tendency has strong historical roots.
The attaining of ownership to housing is viewed as an important
mechanism of asset creation and wealth accumulation; a key
objective of government’s Breaking New Ground policy.
Those wishing to rent accommodation can do so in a private
capacity. From this perspective, the municipality considers it of
greater importance to clarify its policy position vis-à-vis the back
yard rental phenomena.
Finally, there is no social rental housing institution in existence
in the municipal area and the municipality does not regard itself
as effective at developing or managing rental housing stock.
65
9.
SETTLEMENT DEVELOPMENT PROGRAMME AND BUDGET
9.1 OVERALL CONSIDERATIONS
No.
ITEM
1
Finalise and approve
Housing Sector Plan
Reassess current topup funding policy and
adjust
policy
as
appropriate
2
3
Revise and adjust
housing Sector Plan
on an annual basis
4
Investigate
the
feasibility
of
introducing a star
grading system for
contractor. Implement
as appropriate.
07/08
08/09
09/10
10/11
11/12
12/13
R100
000
R100
000
R200
000
R100
000
R200 000
PERFORMANCE
RESPONSIBILITY
MEASURE
Approved
Housing Dir. Community Services
Sector Plan
Reviewed policy position Dir. Community Services
Review and adjustment Dir. Community Services
of Housing Sector Plan
Review feasibility
Building Inspectorate
R85 000
Establish
system
grading
Implement system
66
9.1 OVERALL CONSIDERATIONS/ Continued …….
No
.
5
6
7
ITEM
Define feasibility and estimate
costs
and
benefits
of
accommodating backyard rentals
Enhance general technical capacity
of Municipality to implement
sustainable settlement plan
(including Engineering Town
Planning, Housing, Building Control
and Building Inspectorate).
Develop Inclusionary Housing
implementation framework
7.1 Engage with development
Community/residents
to
communicate
policy and then implement
8
Communication with communities
re-settlement
Development
Programme
and its implementation
07/0
8
08/0
9
09/1
0
10/1
1
11/1
2
12/13
R200
000
R1,0m
R2.0m
R3.0m
R3.0m
R3.0m
R350
000
R50
000
R50
000
R30
000
R30
000
R50
000
R50
000
R50 000
PERFORMANCE
MEASURE
Amended
and
approved
Bye-law
Capacitated Technical
Directorates staffed
according to organisational plan
RESPONSIBILITY
Approved
implementation
framework
Undertake
first
successful
inclusionary housing
initiative
Undertake
communication
Effort at least once per
year
Dir:
Community
Services
Planning
Individual Technical
Directorates
Dir:
Community
Services
Dir:
Community
Services
67
9.1 OVERALL CONSIDERATIONS / Continued …..
No. ITEM
9
9.1
10
Devise a plan to support
emerging contractor
development
Implement emerging
Contractor
development
plan
Achieve accreditation at
Level 1,2 and 3
07/08 08/09
09/10
10/11
11/12
12/13
R80 000
R60 000
R60 000
Level
1
Level
2
R60 000
R75 000
Level
3
PERFORMANCE
MEASURE
Approved plan
Achievement
milestones
of plan
RESPONSIBILITY
Building
Inspectorate
of Building
Inspectorate
Achieve Level 3
Dir:
Community
Accreditation after Services
5 years
68
9.2 AREA FOCUSED INTERVENTIONS
(a) SIZAMELE/SMUTSVILLE/SEDGEFIELD
No. ITEM
1
45 unit infill project
2
Investigate and finalise other
infill possibilities
3
Upgrade local area
Roads and Stormwater
4
Complete
transfer
of
Municipal
stock
Mobilise NDPP Funding,
plan
and
implement
Project
Interventions
Station infill project
5
6
7
8
Upgrade
bulk
services
capacity in
Sedgefield
Investigate,
plan
and
implement
Erf 3813 project
07/08 08/09
R1.0m
09/10
10/11
11/12
R1.0m
R200
000
insert
insert
insert
insert
R250
000
R100
000
insert
R150
000
insert
PERFORMANCE
MEASURE
RESPONSIBILITY
Complete 45 units
Dir:
Community
Services
Finalise Investigation
Town Planning
Identify required work Town Engineer
Upgrade services
R100
000
R100
000
R50 000
insert
12/13
insert
insert
Transfer
all
outstanding
stock
Funding applications
plan
And implement
Dir:
Community
Services
Confirm project or
sell/swap
land
Provide capacity to
planned
levels
Shelve or undertake
project
Dir:
Community
Services
Dir:
Services
Strategic
Town Engineer
Dir:
Community
Services
69
9.2 AREA FOCUSED INTERVENTIONS /Continued …..
(b) KARATARA
No. ITEM
1
2
3
4
Prepare
application
for
Extended
Enhanced Discount Benefit
Scheme
Finalise
transfer
of
Welsyndorp land
to Municipality/households
Meetings
with
residents/housing
Committee
Review previous 270 unit
scheme in light of town
planning aspects
5
Finalise infill study scheme
and
source funding as required
6
Services upgrading in area
(Especially – Water and
Sewer)
NDPP Fund mobilisation and
project implementation
7
07/08 08/09 09/10 10/11 11/12 12/13
insert
insert
R200
000
R300
000
PERFORMANCE
MEASURE
Submit application
Source funds
RESPONSIBILITY
Conclude transfers
Municipal Manager
Meetings
arranged
held
Dir:
Community
Services
as Dir:
Community
Services
R100
000
Re-plan project
Implement project
Town Planning
Dir:
Community
Services
R100
000
Finalise plan
Source funding
Town Planning
Dir:
Community
Services
Provide capacity to
planned levels
Town Engineer
Mobilise funding and
Implement project(s)
Dir:
Services
insert
R200
000
R150
000
R150
000
Strategic
70
9.2 AREA FOCUSED INTERVENTIONS /Continued ……
(c) RHEENENDAL
No. ITEM
1
Develop
Industrial
incentive
package and market area
2
Identify land and package
new integrated housing
project
3
Source Lapland subsidies
and
implement project
Finalise all outstanding
residential transfers
4
5
6
7
Bulk services
capacity upgrade in area
Local
area
services
upgrades
(pot-holes, speed-bumps,
pedestrian wayside etc.)
Support
to
Ward
Committee
07/08 08/09
R100
000
09/10
10/11
11/12 12/13
R100
000
R150
000
R150
000
R150
000
PERFORMANCE
MEASURES
Successful
establishment
of targeted industries
Package
implement
project
RESPONSIBILITY
Dir: Strategic Services
and Dir:
Services
Community
insert
insert
Source subsidies
Complete project
Dir:
Services
Community
insert
insert
Conclude all remaining
transfers
Dir:
Services
Community
Upgrade services to
planned levels
Upgrade services as
required
Town Engineer
Implement identified
community
Dir:
Services
insert
insert
insert
insert
Town Engineer
Corporate
71
8
and engage re: various
community
development
projects
Investigate potential for
plan and
preparatory
work
undertaken for
Rheenendal
nodal
development
development
projects
Finalise investigation
and
conclude
all
preparatory
planning
R350
000
Town Planning
Town Engineer
Dir:
Community
Services
9.2 AREA FOCUSED INTERVENTIONS /Continued ……
(d) NORTHERN AREAS (KNYSNA)
No. ITEM
1
2
3
Implement Vision 2002
and Flenters/Robololo of
Concordia Projects
Assess identified land parcels
for
high
density
development
package
and
implement
projects if feasible
Enhanced monitoring of
construction quality
4
Local area services provision
and upgrades
5
Upgrading of public environ-
07/08
08/09
09/10 10/11
11/12 12/13
insert
insert
insert
insert
insert
insert
R150
000
insert
insert
insert
insert
insert
insert
insert
insert
PERFORMANCE
MEASURE
Achieve
quality
delivery
at planned levels
Successful
implementation
of feasible projects
RESPONSIBILITY
Noticeable
improvement
in
construction quality
Municipal services
to
specified standards
Facilities
Building
Inspectorate
Dir:
Community
Services
Dir:
Community
Services
Town Engineer
Dir:
Community
72
ment and facilities provision
6
Initiate NDPP LED projects
7
Identify need for, plan and
implement special needs
housing projects
R200
000
R200
000
identification and
Services
provision
Successful new LED Dir: Strategic
projects launched
Services
R200
000
R200
000
R100
000
Establishment of
sustainable project if
need
confirmed
Dir:
Community
Services
(e) HORNLEE
No. ITEM
1
2
07/08 08/09
Implement
identified
projects
on
land
parcels identified if
feasible
Conclude outstanding
residential transfers
3
Own
Development
Haven
4
Engagement with KCF
representatives and
identification of a way
forward
09/10 10/11
R200
000
R300
000
insert
insert
R500
000
R500
000
R100
000
insert
11/12 12/13
PERFORMANCE
MEASURE
Delivery of planned
new houses
RESPONSIBILITY
Dir:
Services
Community
Transfer
of
all
outstanding
houses
Full occupation/sale of
all
new
units
developed
Resolution of issues of
concern
Dir:
Services
Community
Dir:
Services
Community
Manco
[with external conflict
management specialist]
73
9.2 AREA FOCUSED INTERVENTION /Continued …..
(f) OTHER PROJECTS [not covered previously]
No.
ITEM
1
Expedite
Heidevallei
project,
secure
all
approvals,
proceed
with
township
establishment
and
commence
with
services
and hence construction
activities
07/08
08/09
09/10
10/1
1
11/12
R250
000
R150
000
R150
000
R150
000
12/13
PERFORMANCE
RESPONSIBILITY
MEASURE
Successful delivery Dir: Community
of
project
as Services
planned
within agreed time
frame
74
2
Forestry villages
[Oversight function
only]
Dir: Community
Services
3
Conclude Kruisfontein
planning, conclude land
negotiations and implement
new project
Delivery of a new
integrated
residential area,
including other
uses, as per
approved plan and
development
programme
Dir: Community
Services
4
Ruigtevallei
Project:
Undertake
feasibility
assess- ment and develop
a framework plan and an
implementation timetable.
R300
000
R300
000
R300
000
R200
000
R150
000
R100
000
Undertake required Dir: Town Planning
planning activities
and
feasibility
assessment
75
10. PERFORMANCE MANAGEMENT, MONITORING and EVALUATION
In the settlement development programme performance measures are identified for each of
the
actions identified. This is to enable performance management, monitoring and the
evaluation of the achievement of sustainable settlement objectives.
In terms of current organisational restructuring proposals the responsible official for the
achievement of the sustainable settlement strategy is the Director: Community Services.
As such, the performance requirements of this five- year plan should be incorporated into
this official’s contract of employment and then reviewed on an annual basis.
The housing sector plan will need to be revisited and adjusted on an annual basis to
maintain the five- year focus and to ensure the necessary attention is given to the
incorporation of the outer planning year in the five-year cycle.
11. PLANNING, INNOVATION and NEW APPROACHES
The Terms of Reference note that attention needs to be given to the above concerns. The
following comments and observations are offered in this regard.





The incorporation of new ideas, innovation in planning, design and the use of
technology is optimally explored at the project level when specific issues or challenges
have to be dealt with.
At all times, those charged with implementation responsibilities for components of the
sustainable settlement strategy must ensure that service providers are challenged to
think creatively and to plan, design and specify innovatively. As such, this will need to
be written into the briefs of service providers.
Land scarcity, cost and topographical considerations reinforce the desirability of the
exploration of higher density housing solutions in general. Attached, multi-level and
other more complex dwelling forms will thus require exploration.
Suitable tenure arrangements to provide for ownership will also need attention in
instances where the conventional single house on a plot solution is not to be followed.
At all times it is suggested that a four- point test be applied when considering the
appropriateness of innovative approaches. That is;
- is the solution appropriate to the context to which it is to be applied?
- is the performance of the new approach, technology etc. superior to the
continued use of existing technologies?
- is the use of the innovation or novel approach broadly acceptable to
those for whom it is intended?
- does the new idea or technique offer a value for money solution to a
particular problem or challenge and make prudent use of any public
resources applied?
If the answer is positive to all of the above then it is likely, but not assured,
that the application of an innovative solution might be in the best interests of
the client being served.
76
In conclusion, it is suggested that such an enquiring approach be applied to this question at
all times.
77
APPENDIX A
TERMS OR REFERENCE and STRATEGY FORMULATION METHODOLOGY
1. Terms of Reference
This draft strategy is guided by a terms of reference prepared earlier by the municipality. The
key elements of these terms of reference are noted as follows:
The strategy developed must:

Develop an holistic approach to housing development, inclusive of the municipalities
planned in-situ upgrading plans, the transfer of existing council rental stock, the
provision of entry level bonded housing products, housing subsidy project linked homes
and other forms of housing provision considered appropriate to addressing the housing
needs of the communities living within the municipality;

Craft a strategic and a more integrated approach to housing delivery which takes
account of the Provincial Growth and Development Strategy (PGDS), the Provincial
Spatial Development Framework (PSDF), the Draft Knysna Spatial Development
Framework (KSDF), relevant housing legislation policy and the Breaking New Ground
(BNG) strategy focussing on the importance of developing sustainable human
settlements;

Give specific recognition to BNG objectives including:
- Accelerating housing delivery as a means of poverty alleviation;
- Utilising housing provision as a means of job creation;
- Ensuring the property can be accessed by all and that it can be utilised as an
asset for wealth creation and empowerment;
- Leveraging growth in the economy;
- Addressing crime, promoting social cohesion and improving the quality of life of
the poor;
- Support the effective functioning of the entire residential market;
- Utilising housing development as a means to achieve sustainable human
settlements and to support spatial restructuring;

Must recognise and incorporate public participation including public sector
departments and officials, organised interest group representatives, ward
committees and other community groupings;

Take into account the physical, demographic, social and economic realities of
the Knysna municipal context to ensure that the strategy developed is feasible,
enjoys broad public acceptance and contributes to the development of social
capital;

The strategy development will need to explore innovative planning, design and
construction technologies;
78
2.

Which stimulates the mobilisation of private sector funding to compliment that
made available from the public sector;

Recognise the importance of appropriate public sector capacity at the local level
to implement the human settlement strategy developed; and lastly

Propose monitoring mechanisms to enable the evaluation of the strategy proposed.
Methodology
In order to respond to the terms of reference in the most effective manner, the required
sustainable human settlement strategy was prepared in a series of phases. These phases and
a summary of their content are described below.
(a)
Phase One: Situational Analysis
The purpose of this analysis is to review relevant national, provincial and local
legislative, policy and planning frameworks to ensure that the draft sustainable human
settlement strategy is properly informed and aligned with national and provincial
legislative and policy requirements and is, also, sympathetic to and takes account of
local area concerns, issues and policy positions.
This report contained nine sections comprising:
Section 1: Background and Structure of Report
Section 2: Legislative Overview
This overview examined the constitutional and statutory foundations upon which settlement
and housing related considerations need to be framed, within the context of a post -1994
democratic dispensation.
Section 3: Policy Overview
This section narrows the focus of concern to examine the Breaking New Ground (BNG) policy
position of national government. Other key aspects examined are the Knysna Municipality:
Interim Housing Chapter (Jan 2007) and the municipal policy on inclusionary housing approved
by Council in mid 2007.
Section 4: Planning Overview
The development of the ISHSS takes place within a defined spatial context containing a variety
of issues and challenges. Consequently this section of the report assess the contents of the
Knysna Draft IDP (2006-2011) and the Knysna Spatial Development Framework. Relevant
considerations are extracted from these documents, especially in so far as they provide useful
direction to the challenges identified and their planning implications.
79
Section 5: Demographic and Socio-Economic Perspectives
This section of the report examined, in greater detail, the demographic and socio-economic
characteristics of the municipality that need to be taken specific account of in framing the multiyear sustainable settlement plan. This analysis makes it clear that poverty, unemployment and
developmental backlogs are a stark reality.
Section 6: Land Considerations
To compliment the human/community element focused on previously, this section examined
the “physical stage” upon which development challenges will find spatial expression. It
examined broadly land development availability options as well as assessing the suitability of
these options to accommodate new areas of settlement.
Section 7: Infrastructure and Engineering Services
The ability of the municipality to address future development needs is strongly influenced by
the availability of such infrastructure and services. Consequently, this section of the report
highlighted some of the key constraints and considerations requiring attention.
Section 8: Housing Aspects
Housing provision, within the context of a largely poor and expanding population, is
undoubtedly at the very heart of the ISHSS. This section of the report therefore focuses on
various housing issues and challenges identified in documentation and in discussions with
municipal officials, representatives of the banking sector and others.
Section 9: Conclusions
The last phase of this report synthesised some of the key threads and considerations which
will need to be upper most to guide the strategy formulation process.
(b)
Phase Two: Participation Phase
The need for extensive participation is emphasised in the terms of reference.
Consequently, two rounds of public consultations have been provided for in the
formulation of the sustainable human settlement strategy. The first round of this process
involved:



A briefing of Ward Councillors and senior officials from the municipality;
The holding of a series of public meetings with Ward Committees and the general
public;
Meeting with selected senior level officials.
The purpose of the consultation exercise is two-fold. As regards meetings with Councillors and
officials, the objective was to share the terms of reference and the process to be followed to
draft a sustainable human settlement strategy. As regards public meetings, participants were
requested to identify issues and concerns uppermost in their communities. Also local area
sensitivities were explored for, as well as possible development solutions and housing
preferences.
80
(c)
Phase Three: Formulation of a Draft Sustainable Human Settlement
Utilising the information and insights obtained from the first two phases described
above, phase three proposes a way forward to address the needs, priorities and
challenges facing the municipality. The output of this phase is the preparation of a Draft
Sustainable Human Settlement Strategy.
(d)
Phase Four: Strategy Elaboration and Fine Tuning
This phase involved the presentation of the draft strategy to departments and officials
within the provincial and local government context. The purpose of this was to enable a
solid understanding of the proposed strategy to be built, and to enable buy-in to be
strengthened amongst public sector officials. Also comments, criticisms and other inputs
were gathered during this phase of the process to enrich and improve the strategy
proposed.
(e)
Phase Five: Public Participation (2nd Round)
This second public participation phase was to enable the proposed strategy to be
presented to community and other interest groups to obtain additional comments, ideas
and proposals. These presentations will enable the content of the draft strategy to be
tested and to develop a greater level of knowledge about, and consensus concerning
the proposed multi-year housing plan.
(f)
Phase Six: Preparation of Final Strategy Proposals
After the completion of the previous two processes the strategy is to be finalised
for submission to the municipality for its final comments and revisions. Once
these have been attended to the municipality will then be in a position to approve
and implement the strategy proposals.
81
APPENDIX B
DEFINING THE TARGET MARKET
It is considered important to define the primary target market, or the core beneficiaries, of this
strategy. In this regard reference is made to the approved council policy, “Defining Affordable
Housing within the Greater Knysna Municipal Area”, approved in July of 2007.
This document notes that the housing market in South Africa can be divided into a number of
groupings based on income and affordability and on tenure options, as illustrated below.
Housing Sub-markets (Figure I)
OWNERSHIP HOUSING
CONVENTIONAL
MORTGAGE
HOUSING (joint
income of more than
R9000/ R10 000 pm;
affordability levels of
more than R230 000R250 000)
GAP HOUSING/
AFFORDABLE
HOUSING/ LOWINCOME HOUSING
(joint income of
between R3500 and
R9000/R10 000 pm;
maximum affordability
level of about R230
000 - R250 000)
SUBSIDY HOUSING/
LOW-COST
HOUSING
(joint income of less
than R3500 pm;
maximum affordability
level of about R50
000)
RENTAL HOUSING
PRIVATE RENTAL
HOUSING (joint
income of more than
R7 000/ 8000 pm;
affordability levels of
more than R1800 R2000 pm)
SOCIAL HOUSING
(joint income of
between about R2500
pm and R7000 pm;
affordability levels of
between about R500
and R1800 pm)
INFORMAL RENTAL/
SUBLETTING (joint
income of less than
R2500 pm; maximum
affordability level of
about R600 pm)
The focus of this strategy is on the lower four categories of housing need or affordability, or
these described below the dotted line above. That is, on addressing the housing needs of
82
those with a maximum monthly income of R10 000, or those able to afford a home with a
maximum price of approximately R300 000.
These criteria will need to be annually reviewed.
83
APPENDIX C
PUBLIC PARTICIPATION INPUTS
During the period 8th to 30th October 2007 a total of eight public meetings were held in the
various wards of the municipality. Meetings were generally very well attended with
approximately 500 persons in all making their contribution to raise issues and concerns of
importance in their communities. Also meetings were instructive in that a variety of useful
suggestions were made which will be taken into consideration in the formulation of the
settlement plan.
The overview presented below will not detailed specific questions and points raised by the
many participants at the public meetings. Rather, commonly occurring themes general
concerns are highlighted.
1. Meeting No 1: Karatara [8.10.07]






Requests to expedite the transfer of properties in Karatara to their occupants;
Frustrations at attending meetings and then not witnessing any concrete delivery;
A widely expressed concern that the uncertainty of obtaining ownership meant that the
maintenance of houses was not taking place, thereby diminishing the asset value of
resident’s properties;
Concern that the earlier scheme for the development of approximately 250 houses had
not proceeded, and that this project should form the basis of further housing
development to be undertaken in the area;
A series of residents raised concerns that with no serviced sites or housing supply
having taken place within the community, young persons were unable to acquire their
own homes [and were thus doubling up with their families], that there was no housing
available for persons currently tied to company housing and wishing to retire, for those
able to afford “gap” housing and those wishing to move from a rental situation into their
own homes;
Accessing services, especially water and electricity, was raised by a number of
residents;
Observations about meeting:



There is clearly a high degree of frustration from those who consider that they
are not benefiting from the housing initiatives of the municipality;
The view was commonly expressed that the municipality was not listening or
responding to the needs of the community. Levels of trust appear to be at a
low point;
High levels of financial distress were apparent in the contributions of various speakers,
especially in relation to the cost of rentals and service charges.
84
2. Meeting No 2: Khayalethu Community Hall [9.10.07]

Concerns raised focused very much on individually experienced housing
problems including cracking in the older project houses, on-site drainage, houses
poorly positioned on sites making extensions difficult, plumbing problems, small
sites, accessing services and housing applications.
Observations about meeting:


The meeting was held in an orderly and a positive spirit and while residents
raised specific concerns, there was a general appreciation for the work of the
municipality in improving services and living conditions in their area;
Mechanisms need to be strengthened to improve understanding within the community
about who to report specific problems to. Also, adequate monitoring mechanisms need
to be in place to ensure that problems raised are responded to in a timely manner.
3. Meeting No 3: Chris Nissen Primary School [11.10.07]


Again, a clutch of specific problems were recorded including; cracking in some houses,
leaking and drainage problems, quality of construction aspects, retaining wall issues,
waiting list queries and illegal electrical connections;
A series of suggestions were also offered and these included: the need to plan for
additional church sites, sports fields and urban agricultural needs; the potential to
consider certain identified land portions for further housing development; the need for
more regular building inspections to monitor the quality of houses during their
construction; areas of land potentially suited to higher density development and
proposals to deliver serviced sites first and houses later as a means of speeding up
delivery.
4. Meeting No 4: Rheenendal [15.10.07]







A key issue emerging was a general lack of housing opportunities in the area and the
fact that there had been no additional housing provision in the area for some years. This
is applicable to both subsidy housing, more middle income housing and rental
possibilities;
The length of time applicants had had their names on waiting lists was mentioned with
considerable frustration;
Persons living in the Lapland area queried why they have been given access to serviced
plots but have not had access to subsidies for top structures;
The needs of those living in backyards was raised on a number of occasions and,
specifically, their request to have access to improved services;
Queries related to the waiting list were common and including those questioning the
status of these lists, others who, reportedly, had been allocated more than one house,
those on a previous lists but not on the current one etc.;
Issues related to better communication with the municipality about matters relating to
the transfer of properties, services issues and maintenance were also an aspect of
concern;
There is considerable sensitivity about those persons who are perceived to have
sourced housing in Rheenendal without following the specified procedures.
85

Lastly, issues relating to the poor construction of houses was raised on a
number of occasions.
5. Meeting No 5: Chris Hani Community Hall [16.10.07]




The concern was repeatedly raised that the municipality must be firm about relocating
households from their existing shacks to their new sites to avoid delaying the
implementation of in-situ upgrading projects, thus impacting negatively on the living
conditions of the community as a whole;
Requests were voiced that the municipality will need to acquire additional land to enable
the re-housing of all current shack dwellers;
Difficulties in accessing water and particularly electricity were not on a number of
occasions. Also dissatisfaction with the use of the bucket system was expressed;
Matters relating to improved communication with the municipality were raised on a
number of occasions.
Observations about meeting:




Given the higher densities to be found in the Dam se Bos and Nekkies areas there will
be a need to relocate a higher proportion of households than in other areas.
Communication efforts with the community will thus need to be strengthened to ensure
that households are fully informed about relocations, the timing of these and a range of
other concerns. It is apparent that there are community fears about where households
will be relocated to and what will happen if people do not qualify for subsidies.
It is recommended that participative planning techniques be strengthened when
interacting with the area’s residents;
Care needs to be taken to ensure that houses are completed and services are
functional when families are moved into their new homes;
A more effective system needs to be implemented to deal with the myriad of small
concerns and queries which arise in all communities in transitional circumstances.
6. Meeting No 6: Masifunde Library Hall [17.10.07]









A concern raised repeatedly was the length of time that it took to have a housing
subsidy approved and thus to be able to obtain improved housing;
A ward based housing waiting list was suggested;
The need by the municipality to ensure the planning for and development of a fuller
range of non-residential amenities was raised. These include play areas for children,
more public open spaces, halls, crèches and clinics;
The management of animals is a particularly sensitive issue in the area;
Housing construction quality issues were raised frequently;
Concerns about the need to strengthen communication with the municipality;
General concerns about the public environment frequently relating to drainage and
storm water were noted;
The provision of improved housing to the Jood se Kamp residents is clearly an aspect of
concern to residents;
Greater attention to communication between residents generally and the municipality
will need attention.
86
7. Meeting No 7: Hornlee Civic Centre [22.10.07]








Considerable frustration was expressed about the length of time the community have
had to wait for housing in their area;
There is also a real concern that new housing delivery will not be affordable by many in
need;
Accessing housing finance is considered difficult and costly to afford;
The provision of additional housing within Hornlee itself is given a high priority;
The levels of hostility between elements within Hornlee and their representatives in
Council is resulting is a breakdown of a cooperative governance relationship with the
community. Levels of trust are at a low ebb.
It is clear that the Hornlee community feel marginalized by the perception that “African”
communities in Knysna are receiving preferential treatment in the provision of housing;
The impassioned manner in which various community representatives demanded
additional land for housing was noted;
Requests for the consideration of land currently used for public purposes (ie sports
fields) for the development of housing underscores the severity of the land issue.
Observations about meeting:


There is an acute need to address the variety of shelter related issues raised during the
public participation process in Hornlee;
Continuous efforts to build a more positive relationship within this community must
receive attention in the future.
8. Meeting No 8: Smutsville Community Hall [30.10.07]






There is a strong feeling amongst Smutsville residents that they have been marginalized
and receive very little attention from the municipality;
A desperate need for additional suitable land on which to build additional subsidy
housing is evident;
Concerns about certain residents having more than one house were noted;
Frustrations about the length of time spent on the municipal waiting list were expressed;
Quality of construction was raised as a concern;
Queries regarding the upgrading of backyard structures.
87
APPENDIX D
POTENTIAL LAND DEVELOPMENT OPTIONS
1. Heidevallei
The Heidevallei land is located north of the N2 National Road between Upper Old Place and
Nekkies, comprising of Erf 7492 and portions of 243 and 255.
The Heidevallei site is owned by Knysna Municipality and subject to land claims. Knysna
Municipality has resolved to develop this strategic land portion for predominantly housing
purposes but also some mixed use purposes.
(a) Size
The Heidevallei site is approximately 99 ha in extent with approximately 50 hectares
suitable for urban development.
(b) Carrying capacity at various density scenarios (low, medium and high)
The different housing precincts that were identified for the Heidevallei site include:
Precinct 1
Size
precinct
14 ha
Precinct 2
18,5 ha
Precinct 3
8 ha
Precinct 4
4 ha
Precincts
of
Type of housing
Market Based High Value
Housing (low density
±10u/ha)
High density medium
income
housing
(±
30u/ha)
Subsidised housing (60
units / ha)
Social housing (40 units /
ha)
Estimated
of units
140 units
number
555 units
480 units
160 units
88
(c) Map showing land parcel
(d) Analysis of land portions
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
(e)
Comments
Locality between existing urban areas (Nekkies,
Upper Old Place and Knysna Industrial area).
North of N2 National Road
Very accessible, located on N2 National Road.
Development may require traffic signals (traffic
lights) on the N2.
Undulation topography. Some areas steeper than
1:4. These areas have already been excluded
from the proposed housing precincts
High visual impact.
Architecture needs to be
carefully addressed.
Various environmental constraints.
Steep
slopes, flood plains, indigenous forest, etc.
These constraints have been taken into
consideration when the precinct plan was
developed.
Planning/township establishment status of land portions
An application for guide plan amendment has been submitted to the local authority
for consideration. This guide plan amendment application must still be approved
by the local authority and then environmental authorisation will be required and a
rezoning and subdivision. It could take approximately 24 months to obtain the
necessary development rights for the land portion.
2.
Northern areas (Flenters, Robololo & Concordia)
89
These represent existing approved housing projects with virtually no expansion
potential.
3.
Kruisfontein
(a) Size
The Kruisfontein plantation (Farm 523) is approximately 114 ha in extent. This land portion
is owned by MTO Forestry. The utilisation of this land portion for housing purposes is
feasible and should receive serious consideration. In order to create a viable
settlement, consideration should be given to develop mixed uses and even some
light industry.
(b) Map showing land parcel
(b) Carrying capacity at various density scenarios (low, medium and high)
Density
Estimated
number
90
Low Density (10 units / ha)
Medium Density (25 units / ha)
High Density (50 units / ha)
of units on 60ha
600 units
1500 units
3000 units
(d) Analysis of land portions
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
The site is located directly east of Khayaletu and
north of the N2 National Road. The site is an
ideal opportunity for housing suited to a range of
different income levels.
Access via Sonqayi Street in Khayaletu as well as
other streets in Khayaletu.
The site contains various slopes that are steeper
than 1:4.
Ridgeline is visually prominent and sensitive as
well as directly visible from the N2 National Road.
Development should not be located on the
ridgeline
The majority of this site is covered by plantation.
Various slopes are steeper than 1:4 and
considered too steep for development.
(e) Planning/township establishment status of land portions
This portion is zoned as an agricultural zone. In order to obtain development rights
on this portion, an application for guide plan amendment has to be lodged to the
Provincial Government and environmental authorisation in terms of the National
Environmental Management Act, 1998 (Act 107 of 1998) will be required. After
environmental authorisation has been obtained from the Provincial Department of
Environmental Affairs and Development Planning, an application for rezoning and
subdivision has to be submitted to the local authority. Such an application could
take approximately 18 -24 months.
Of concern is the fact that this land portion is still owned by MTO Forestry and thus
negotiations would need to be concluded as soon as possible if this land is to
brought into the development cycle.
91
4. Windheuwel
(a) Size
The Windheuwel plantation (Erven 1550 – 1554) is approximately 114 ha in extent, of
which approximately 48,2ha is regarded as being developable (ie. slopes, vegetation
and drainage). This land portion is owned by MTO Forestry who have given an
indication to Knysna Municipality that this land could be made available.
The old Eastford Welbedacht Draft Structure Plan has earmarked this area for light
industrial purposes, but during 200 a local framework plan for this area was prepared.
This plan recommended the provision of a range of housing opportunities, as well as
commercial activities. Given the limited services infrastructure in this area, the
implementation of these recommendations has not proceeded further.
(b) Carrying capacity at various density scenarios (low, medium and high)
Precincts
Subsidised
housing
Social
Housing
Middle
Income
housing
Size
precinct
13 ha
of
40 units / ha
Estimated number of
units
520 units
4,38 ha
30 units / ha
131 units
8,15 ha
20 units / ha
163 units
Density
(c) Analysis
The compilation of the framework plan has taken certain aspects
environmental informants and access into consideration.
such
Should the municipality be able to provide services in this area,
recommendations of the Windheuwel framework plan could be implemented.
as
the
92
(d) Map showing land parcel
(e) Planning/township establishment status of land portions
This portion is zoned for agricultural purposes. In order to obtain development rights
on this portion, an application for guide plan amendment has to be lodged to the Provincial
Government and environmental authorisation in terms of the National Environmental
Management Act, 1998 (Act 107 of 1998) will have to be obtained. After environmental
authorisation has been obtained from the
Provincial Department of Environmental Affairs
and Development Planning, an application for rezoning and subdivision has to be
submitted to the local authority. Such an application could take
approximately 18 24 months.
93
It should also be noted that this land portion is still owned by MTO Forestry. This land
will have to be transferred to Knysna Municipality in order to implement the
recommendations of the Windheuwel local framework plan.
a.
Hornlee Erven 3002 & 3326 & 3327 (Own Haven)
(a) Size
The extent of this project is approximately 1,9 ha and allows for approximately 112
apartment units (gross density of 59 units per ha).
(b) Development proposal
The development proposal entails a mix of rental and ownership accommodation. The
diagram below illustrates the development proposal.
(c) Analysis of land portions
The intended development area is very accessible in terms of public transport as
Vigilance Drive is the main bus route between George Rex Drive and Hornlee.
(d) Planning/township establishment status of land portions
This project entails the consolidation of three municipal owned properties of
which one property is zoned Public Open Space. Phases 1 & 2 have been
approved and the developer could access the site and commence with
construction. Phase 3 (12 units) is subject to environmental authorisation by the
Department of Environmental Affairs and Development Planning.
b.
Hornlee Erf 3339
94
(a) Size
Erf 3339 is approximately 10,5 ha in extent of which approximately 6ha is
regarded as being developable areas (slopes and vegetation).
(b) Carrying capacity at various density scenarios (low, medium and high)
Density
Low Density (10 units / ha)
Medium Density (25 units / ha)
High Density (60 units / ha)
(c)
Estimated number
of units on 5,1ha
51 units
127 units
306 units
Map showing land parcels
(d) Analysis of land portion
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental
Constraints
Comments
The site is located between Hornlee and the Fisherhaven
neighbourhoods. The site presents an ideal opportunity for
infill housing between lower and higher income groups.
Access via Hornlee (Casino & Parade Street) and
Fisherhaven (Springer Street cul de sac)
The site contains various slopes that are steeper than 1:4.
Approximately 6 ha of this site is regarded as being
developable.
The southern boundary of the site is located on a ridgeline
with a crest of approximately 120m above sea level.
Development along the southern boundary could have a
negative visual impact and should be dealt with caution.
The majority of this site is disturbed with minimal sensitive
environmental informants.
95
(e) Planning/township establishment status of land portions
This portion is zoned as a public open space. In order to obtain
development
rights on this portion, the public space has to be
formally closed and such an
application will require environmental authorisation in terms of the National
Environmental Management Act, 1998 (Act 107 of 1998).
After
environmental authorisation has been obtained from the
Provincial
Department of
Environmental Affairs and Development Planning, an application
for rezoning and subdivision has to be submitted to the local authority.
Such
an application could take approximately 18 -24 months.
c.
(a)
Hornlee Erf 3627
Size
Erf 3339 is approximately 3,2 ha in extent of which approximately 1ha is regarded
as being developable areas (slopes and vegetation).
(b)
Carrying capacity at various density scenarios (low, medium and
Density
Low Density (10 units / ha)
Medium Density (25 units /
ha)
High Density (60 units / ha)
high)
Estimated number of units on
1ha
10 units
25 units
60 units
96
(c) Map showing land parcel
(d) Analysis of land portions
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental
Constraints
Comments
The site is located between Hornlee and the
Fisherhaven neighbourhoods. The site offers an
ideal opportunity for infill housing between lower
and higher income groups.
Access via Hornlee (Casino & Parade Street) and
Fisherhaven (Springer Street cul de sac)
The site contains various slopes that are steeper
than 1:4. Approximately 6 ha of this site is
regarded as being developable.
The southern boundary of the site is located on a
ridgeline with a crest of approximately 120m above
sea level.
Development along the southern
boundary could have a negative visual impact and
should be dealt with caution.
The majority of this site is disturbed with minimal
sensitive environmental informants.
(e) Planning/township establishment status of land portions
This portion is zoned as a public open space. In order to obtain development rights
on this portion, the public space has to be formally closed and such an application
will require environmental authorisation in terms of the National Environmental
Management Act, 1998 (Act 107 of 1998). After environmental authorisation has
been obtained from the Provincial Department of Environmental Affairs and
Development Planning, an application for rezoning and subdivision has to be
submitted to the local authority. Such an application could take approximately 18 24 months.
97
d.
Hornlee Erf 1393
(a) Size
Erf 1393 is approximately 116 ha in extent of which approximately only 28,1ha is
regarded as being developable areas (slopes and vegetation and drainage). The
northern facing slope (facing Hornlee) of this property is extremely steep and
considered too steep for development. The developable nodes of this site are
located on the southern facing slope with access from the Rexford and Hunter’s
Home neighbourhoods. It is therefore recommended that development on this site
focuses on mainly middle density, middle income housing.
(a) Carrying capacity at various density scenarios (low, medium and high)
Density
Low Density (10 units / ha)
Medium Density (25 units / ha)
Estimated number
units on 1ha
281 units
702 units
of
(c) Map showing land parcel
(d) Analysis of Land Portions
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Comments
The site is located directly east of Hunter’s Home
between Hornlee and Hunter’s Home. The site
forms an ideal opportunity for infill housing
between middle and higher income groups.
Access via Hunter’s Home
The site contains various slopes that are steeper
than 1:4. Prominent watershed between Hunter’s
Home and Hornlee.
Ridgeline is visually prominent and sensitive.
98
Environmental
Constraints
Development should not be located on the
ridgeline
The majority of this site is disturbed with minimal
sensitive environmental informants.
Various slopes are steeper than 1:4 and
considered too steep for development.
(e) Planning/township establishment status of land portions
This portion is zoned undetermined. In order to obtain development rights on this
portion, an application for environmental authorisation in terms of the National
Environmental Management Act, 1998 (Act 107 of 1998) will be required. After
environmental authorisation has been obtained from the Provincial Department of
Environmental Affairs and Development Planning, an application for rezoning and
subdivision has to be submitted to the local authority. Such an application could
take approximately 18 -24 months.
e.
Other Hornlee Erven
In early 2007 NMA undertook research into further land parcels in
expediency these sites are listed below.

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
17.
Hornlee. For
Erven, 4824, 4825, 4693, 7482 bordering onto Bluebell Street.
Erven 4712, 4713 to 4723
Erf 4774 – 4776, 4778 to 4798
Erven 3669, 3670, 3642, 4822
Erven 4827 to 4846
Sedgefield – Sizamele Smutsville
Given the topography and physical characteristics of Sedgefield (slopes,
geomorphology, hydrology), Sedgefield has limited space for expansion. Except for a
portion of Erf 3813, the Smutsville Sizamele area has no space for expansion.
The northern portion of this site is already occupied by informal
housing.
(a) Size
The developable portion of Erf 3813 is approximately 1 ha in extent.
(b) Carrying capacity
Density
Low Density (10 units / ha)
Medium Density (25 units / ha)
High Density (60 units / ha)
Estimated number
units on 1ha
10 units
25 units
60 units
of
Given the limited land available for housing purposes in Smutsville / Sizamele, it is
recommended that any housing in this area should be high density housing.
99
(b) Analysis of land
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
(c)
Comments
Located at the northern entrance of Smutsville
north of Melkhout Street.
The site is very accessible – bordered by two
streets
The site is flat and contains no ridge lines or
valleys.
Limited visual impact.
Limited environmental impacts
Planning/township establishment
This property is currently zoned for educational purposes. Should it be decided that a
housing project be established on a portion of this property, the property will
have to be zoned for general residential purposes.
18. Sedgefield Station Infill housing precinct
The Draft Knysna SDF of July 2006 has recommended that a portion of land surrounding
the Sedgefield station could be utilised for an infill housing project. This land portion is a
portion of the expropriated N2 National bypass road.
More recent planning initiatives have recommended the possibility of re-aligning the
existing N2 National Road to the expropriated area, and to de-proclaim the
existing N2 National road through Sedgefield. A portion of the de-proclaimed
National Road could then be used for a mixed use business and housing
100
development.The map below shows an extract from the Draft Knysna SDF
applicable to the Sedgefield area.
19. Ruigtevlei (Portion of Portion 129 of the Farm Ruygte Valley No 205)
Given the fact that Sedgefield has basically no housing extension opportunities, the
provision of alternative areas for housing purposes have to be investigated. Knysna
Municipality has previously appointed consultants to investigate the development
potential of areas in the Ruigtevlei area for housing purposes.
Should a new area be established in the Ruigte Valley area, consideration should be
given to establish a sustainable and viable settlement (e.g. range of housing
opportunities and economic opportunities). A potential area has been identified in an
area where a place of worship and school already exists. This area is located south of
the Ruigte Valley Road and north of the expropriated bypass.
This area is still owned by Kota Sawmills and Knysna will have to enter into a land
availability agreement in order to access this land portion.
(a) Size
The area under consideration is approximately 40,5 ha in extent.
101
(b) Carrying capacity at various density scenarios (low, medium and high)
Density
Low Density (10 units / ha)
Medium Density (25 units / ha)
Estimated number
of units on 40,5ha
400 units
1010 units
(c) Map showing land parcel
(d) Analysis of land portions
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
The site is wedged between the expropriated
bypass and the Ruigte Valley Road, surrounding
an existing school and place of worship.
Accessible from Ruigte Valley Road, limited
accessibility
from
Sedgefield.
Limited
accessibility isolates area from Sedgefield town.
The site contains various slopes that are steeper
than 1:4.
Visible from Ruigte Valley road, an acknowledged
tourist road.
Any development should be
carefully treated to mitigate any visual impact.
The majority of this site is disturbed with exotic
pine plantations.
Various slopes are steeper than 1:4 and
considered too steep for development.
102
(e) Planning/township establishment status of land portions
This portion is zoned for agriculture. In order to obtain development rights on this
portion, an application for guide plan amendment has to be lodged to the Provincial
Government and environmental authorisation in terms of the National Environmental
Management Act, 1998 (Act 107 of 1998) will be required. After environmental
authorisation has been obtained from the Provincial Department of Environmental
Affairs and Development Planning, an application for rezoning and subdivision has to be
submitted to the local authority. Such an application could take approximately 18 -24
months.
Of concern is the fact that this land portion is still owned by MTO Forestry and
consequently would have to be secured in order for it to be developed.
20. Keurhoek / Rheenendal
A housing project for Keurhoek was initiated by Knysna Municipality during 2003. This
initiative was halted as a result of insufficient services capacity. There are however
various portions of land that are regarded as being suitable for housing purposes.
(a) Size
Precincts
Size of
precinct
Ownership
Units
at
medium
density (30 u / ha)
Precinct 1
Precinct 2
Precinct 3
Precinct 4
Precinct 5
Precinct 6
Precinct 7
1,2 ha
1,5 ha
0,8 ha
5,7 ha
3,5 ha
7 ha
12,6 ha
Knysna Municipality
Van Rheenen
Knysna Municipality
Pansy Shell Investments
Knysna Municipality
Van Rheenen
Van Rheenen
36 units
45 units
20 units
171 units
105 units
210 units
378 units
Units at high
density (50 u /
ha)
60 units
75 units
40 units
285 units
175 units
350 units
630 units
(b) Map showing land parcels
103
(c) Analysis of Land
Precinct 1
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
West of existing Rheenendal settlement between
settlement and treatment works.
Very accessible. Normal extension of Lentegeur
Street.
Moderate northern slope
Limited Visual Impact
Possible indigenous forests along northern
boundary.
104
Precinct 2
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Precinct 3
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Precinct 4
Analysis Criteria
Locality
Comments
Southwest of existing Rheenendal settlement
Relative good accessibility via Lentegeur Street
over municipal land
Moderately southeastern sloping topography
Limited visual impact
Possible indigenous forests along eastern and
southern boundary.
Comments
South of Lentegeur Street and west of
Accessible via Lentegeur Street or xxx Street
Moderately southern sloping
Limited visual impact
Possible drainage course,
Environmental Constraints
Comments
Directly
west
of
existing
Rheenendal
neighbourhood
Direct access via Murray Street
Very flat
Potential visual impact as site is abutted by the
Rheenendal Road, an identified scenic road.
Housing development will require special focus
on aesthetical appearance
No environmental constraints
Precinct 5
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
West of existing Rheenendal Area
Direct access via Pine Street
Moderately southern slopes
Limited visual impact
Steeper slopes to the southern portion of the site
Accessibility
Topography
Visual Impact
Precinct 6
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Precinct 7
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
South
west
of
existing
Rheenendal
neighbourhood
Direct accessibility from Rheenendal Main Road
Moderately western sloping
Limited visual impact
Bordered by indigenous vegetation. Bordered by
steep slopes
Comments
Directly
east
of
existing
Rheenendal
neighbourhood
Direct access from existing neighbourhood
Moderately south easterly sloping
Limited visual impact
Water course on north eastern part of precinct.
Bordered by indigenous forest.
105
(d) Planning/township establishment status of land portions
All of the above precincts have no township development status. Any development will
require applications for environmental authorisation, guide plan amendment and
township development.
21. Karatara
(a) Size
The draft Karatara Precinct Development Plan identified a new area for lower density
housing to the east of the “Welsynsdorp” between the this settlement and “Bosdorp”.
This area should also accommodate the new Eden University and is approximately 51,1
ha in extent.
It is however recommended that a limited number of housing be provided in the
Karatara area. Housing should only be provided if sufficient economic activities exist in
the area to provide employment opportunities for local residents.
This plan also identified an area for higher density, “infill” housing within the existing
“Welsynsdorp” of approximately 3,6 ha in extent.
(b) Carrying capacity at various density scenarios (low, medium and high)
Area (ha)
Density
51 ha
3,6 ha
10u / ha
30u / ha
Estimated
of units
510 units
336 units
number
106
(c) Map showing land parcels
(d) Analysis of Land
Low Density development area
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental Constraints
Comments
Between Karatara “Welsynsdorp” and “Bosdorp”
Accessible from main access road into Karatara.
Moderately undulating
Limited visual impact
Pine Plantation. Limited Environmental Impact.
High Density development area
Analysis Criteria
Locality
Accessibility
Comments
Located within Karatara “Welsynsdorp”
Very accessible within existing road networks
107
High Density development area
Analysis Criteria
Topography
Visual Impact
Environmental Constraints
Comments
Flat
Limited Visual Impact
No environmental impact
Table 23: Karatara, Analysis
(e) Planning/township establishment status of land portions
High Density Area
No Environmental Impact Assessment
required
Rezoning
Low Density Area
Environmental
Impact
Assessment
Required
Rezoning and subdivision
Guide Plan Amendment required
Table 24: Karatara, Establishment status of Land portions
22. Springveld
(a) Size
Approximately 13,9 ha in extent.
(b) Carrying capacity at various density scenarios (low, medium and high)
According to the Springvale Framework Plan, the community at Springveld would prefer
a low density development with a rural ambiance. Approximately 82 erven with an
average size of ± 878m² could be provided on this site. MTO envisages relocating other
forestry settlements to Springfontein.
(c) Map showing land parcel
(d) Analysis of land
108
Analysis Criteria
Locality
Accessibility
Topography
Visual Impact
Environmental
Constraints
Comments
Directly South of the N2 National Road, approximately
3,5 km east of the Uniondale Road intersection with the
N2.
The site is very accessible – Located on the N2
National Road
The site is flat and contains no ridge lines or valleys.
The site is not located on a ridgeline but abuts the N2
National Road, a scenic drive, hence, potential visual
impact.
The natural systems on the site are completely
disturbed, with no indication of the presence of any
vegetation or any other feature worth conserving.
(e) Planning/township establishment status of land portions
No formal township establishment processes have commenced on this land portion.
It could take two years or more to obtain the necessary township establishment
approvals.
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(f) Planning/township establishment status of land portions
This portion is zoned for agricultural purposes. In order to obtain development
rights on this portion, an application for guide plan amendment has to be lodged to
the Provincial Government and environmental authorisation in terms of the National
Environmental Management Act, 1998 (Act 107 of 1998) will have to be obtained.
After environmental authorisation has been obtained from the Provincial Department
of Environmental Affairs and Development Planning, an application for rezoning and
subdivision has to be submitted to the local authority. Such an application could
take approximately 18 -24 months.
It should also be noted that this land portion is still owned by MTO Forestry.
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APPENDIX E
SETTLEMENT AND HOUSING DEVELOPMENT PRINCIPLES
Principle
Definition
Source/s
Equitable access or
equity
Access to a housing
benefit without
discrimination (subject to
meeting qualifying
criteria)
Housing Act
Housing Code
Knysna Municipal policy
Adequate housing
Refers to the concept of
adequate housing as per
Section 26 of the
Constitution of the
Republic of South Africa
Constitution
Knysna Municipal policy
Provision of housing
which is “integrated”
Spatially, economically
and socially integrated to
enable communities to
develop to their
maximum potential
Housing Act
Terms of Reference
“Sustainable” housing
provision
Housing which is
Housing Act
provided in the context of Housing Code
integrated settlements
Terms of Reference
which are
environmentally,
physically, economically,
financially and socially
sustainable
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Subsidy assistance
directed at targeted
groups
Limited public sector
Housing Act
housing financial
Knysna Municipal policy
resources directed at
those considered to have
the greatest need for
such assistance
Consultation
Those affected by the
Housing Act
application of policy must Municipal Systems Act
be consulted prior to the
implementation of policy
Good Governance
Proper use and
Housing Act
application of public
Housing Code
resources and monies as
required by PMFA,
MMFA etc. by elected
representatives and
appointed officials.
Refers also to the
concept of accountability
Empowerment
Scarce public and
(including skills transfer) private resources
(including land, finance,
delivery capacity etc.)
should be used to
maximum effectiveness
to achieve social delivery
objectives
Housing Act
DFA
Municipal Systems Act
NEMA
Knysna Municipal policy
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Partnerships
Recognising the role
Housing Code
played by many actors
BNG
involved in the delivery
Terms of Reference
of housing and the
obligation of Government
to build productive
delivery partnerships
with the community and
private sectors, NGO’s,
specialist housing
delivery entities etc.
Choice
Individuals should have
a choice of housing
types and tenure
arrangements to satisfy
their need
Housing Code
Quality
Housing must be built to
acceptable levels of
quality
Housing Code
Affordability
The housing alternatives
provided to address
people’s needs must be
affordable to them
Housing Code
Knysna Municipal policy
Innovation
Housing policy should
be implemented with
innovation, creativity
and diversity in terms of
the housing products
provided and the living
environments created
Housing Code
Terms of Reference
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Transparency,
Accountability and
Monitoring
Housing policy should
be implemented in
transparent manner.
Also suitable monitoring
mechanisms are
essential to ensure the
housing providers and
the responsible
authorities are held
accountable for their
performance against
standards and targets
Housing Code
Terms of Reference
Wealth Creation
Enabling the recipients
of state housing benefits
to utilise those benefits
to maximise wealth
generating possibilities
by the use of the asset
in a flexible manner
Departmental Strategic
Priorities
BNG
Developmental impact of To maximise the social
housing delivery (ie job
and economic impacts
creation)
of housing construction
activities to address
poverty and
unemployment
considerations
Departmental Strategic
Priorities
BNG
Alignment of Housing
Institutions
Departmental Strategic
Priorities
To attempt to maximise
the effectiveness and
efficiency of housing
delivery efforts by
aligning and
synchronising the
policies, plans and
budgets of housing
delivery institutions
Approved in terms of resolution: MC6.II.14/05/08
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