Amathole District Municipality NGQUSHWA LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for...

Amathole District MunicipalityNGQUSHWA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for HAMBURG 500HAMBURG 500

Feasibility and Review of Housing Plan

HAMBURG 500HAMBURG 500

March 2014

by

prepared for

CNdV africa (Pty) Ltdenvironmental planning, urban design, landscape architecture

17 New Church Street Cape Town 8000Tel: 021 424-5022 Fax: 021 424-6837

Kantey & TemplerPO Box 15087Beacon Bay, 5205Tel: 041 373-0738

IQ Vision110 Sarel Cillier Street Strand 7140Tel: 021 853-3902

EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road ChiselhurstTel: +27 (0) 43 711 9735

NGQUSHWA LOCAL MUNICIPALITYPO Box 539, Peddie, 5640

Tel: (040) 673-3095

Fax: (040) 673-3771

HAMBURG 500 FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 April 2023

page 5

CONTENTS

2.1 INTRODUCTION

2.1.2 Purpose of the Report

2.1.2 Background of this Report

2.1.3 Terms of Reference

2.1.4 Background to Settlement

2.2 Status of Housing Project and Waiting List

2.3 Land Identification and Ownership

2.4 Engineering

2.5 Environment

2.6 Geo-tech

2.7 Distribution of Social Facilities

2.8 Current Spatial Development Framework

2.9 Future Plans of Other Sector Departments

2.10 Approval by Council

2.11 Summary and Recommendations

LIST OF FIGURES

Figure 2.1 .1 Locality Plan

Figure 2.1.2 Aerial Photograph

Figure 2.1.3 Visual Survey

Figure 2.2.1 Statistical Background

Figure 2.3.1 Cadastral Layout

Figure 2.4.1 Engineering

Figure 2.5 .1 Environment

Figure 2.6.1 Geo-tech

Figure 2.7.1 Distribution of Social Facilities

Figure 2.8.1 Current Spatial Development Framework

LIST OF ANNEXURESAnnexure 1 OwnershipAnnexure 2 Title DeedAnnexure 3 Surveyor General diagram


page 6

CONTENTS

GLOSSARY

Informal Site: A Site occupied by a household or to which a household has customary rights, e.g. Permission to occupy (PTO, no longer formally in use) or community agreement via a meeting of elders including headman or chief.

Formal Site: A site occupied by a household or to which a household is entitled to have a registered right recorded at the Deeds Registry with a title deed and surveyors diagram and/or registered General Plan. However, in many instances title deeds have not been issued nor ownership registered.

In-Situ upgrade project: Formalising of tenure and installation of services and possibly also construction of a subsidised dwelling on land on which people are already living. Generally refers to a project larger than one unit.

Greenfields project: New project site which there has been no formal or informal settlement, industry, infrastructure to date. Project sites are often outside of existing urban development.

Infill Project: New project site within existing urban development usually on under utilised or vacant land and which often can help to promote physical integration between spatially isolated parts of the settlement.

Rectification projects: Repair or rebuilding of defective existing houses built through one or other government housing program.

Erven: The plural of ‘erf’ meaning plots of land each registered as an ‘erf’ in a deeds registry and forming part of a registered General Plan.

Plots: The plural of ‘plot’ meaning unregistered pieces of land informally laid out.

Portion: A plot of land forming part of a proposed or approved (by LM Council) subdivision layout but which has not yet been registered by the Surveyor General as a general plan and for which erf numbers have not yet been registered.

ACRONYMS

ECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


page 8

INTRODUCTION 2.1

2.1.1 PURPOSE OF THE REPORT

The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of HAMBURG 500 as a Human Settlement Project and to recommend whether it should be approved or not.

2.1.2 BACKGROUND TO THIS REPORT

This report is one of six Human Settlement Project feasibility reports for Ngqushwa Municipality. It is designed so that it can be part of a single document that includes the other five projects.

2.1.3 TERMS OF REFERENCE (Part C.3 Scope of work Tender No. SCMU11-12/13-A0240)

The project terms of reference for the feasibility report are summarised as follows:

Ascertain the feasibility of the project within each MHSP. The study shall reveal the developmental opportunities and constraints in relation to:

1. Determination of housing demand and potential beneficiary status

2. Land identification and ownership3. Availability of bulk services and confirmation of capacity4. Environmental conditions;5. Geo-technical conditions6. Alignment with Municipal Spatial Planning7. Visual survey (area visits)8. Future development plans of other sector departments 9. Provision of recommendation and proposals to ECDHS

2.1.4 BACKGROUND TO SETTLEMENT

•Registered Owner: Unknown

•Property Description: Erf 798 Hamburg

•Title Deed Restrictions: Unregistered Property

•Servitudes: N/A (See Annexure 3)

•Site Size: 47 Ha

•Hamburg 500 is within the jurisdiction of Nqqushwa Municipality.

•Hamburg is a village of approximately 1 348 (Census 2011) people located on the Sunshine Coast of Ngqushwa Municipality on the south-east corner of the municipal boundary.

•It is approximately 241 km east of Port Elizabeth and 91 km west of East London on a gravel road taking access from the R72 Road.

•It is located on the Keiskama River estuary and is popular with tourists.

•The site is situated in Hamburg on the west side of the main road approximately 15 km from the R72 road.

•Taking into account the size of the site at 47 hectares; if 60% (28.2 Ha) is used for residential purposes, with an average plot size of 300m², a total of 940 units can be provided on the site.


page 9

Locality Plan Figure 2.1.1


page 10

Aerial Photograph Figure 2.1.2


page 11

VISUAL SURVEY Figure 2.1.3

a. Road leading into the site b. View looking east from the site c. Industrial activities in the area.

d. Development Board for envisaged upgrade of Hamburg town e. Existing traditional houses on the site f. View of the site looking to the west


page 12

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 500 subsidies have been proposed for Hamburg. The project will be split between a project linked subsidy onto greenfield site and onto existing erven demarcated on a registered general plan.

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

HAMBURG 500

Population (Ngqushwa SDF 2010) Not Specified

Population (2011 Census) 1 348

Ex. Units (Ngqushwa SDF 2010) Not Specified

No. Households (2011 Census) 453

Proposed Subsidies (EC DHS) 500

Waiting List (Ngqushwa LM) Awaited

Figure 2.2.1 Statistical Background


page 13


page 14

LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which Hamburg 500 is located is Erf 798, Hamburg - subdivided from Erf 1194.

• Erf 798 appears on a registered General Plan No. 7875/1998. It was registered with the Surveyor – General on 19/01/1999, see Annexure 3.

• It comprises approximately 390 residential erven about 300m² - 400m² each.

• The erven however appear not to be registered with the Deeds Office.


page 15

Cadastral Layout Figure 2.3.1


page 16

ENGINEERING (Kantey and Templer) 2.4

BULK SERVICES Existing Services

....

INTERNAL SERVICES Existing Services

....

GEOTECHNICAL CONDITIONS....

EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING

Await K&T

TOP STRUCTURE...

TRAFFIC IMPACT ASSESSMENT...

ROADS AND ACCESSIBILITY...

THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.


page 17

Engineering (Kantey and Templer) Figure 2.4.1


page 18

ENVIRONMENT 2.5

• Hamburg is situated along the Sunshine Coast.

• The site concerned is partially subdivided and sitting on relatively gentle slopes. These will not be a constraint for development.

• It occupies a spur across from a tributary of the Keiskamma River that divides the site from the remainder of Hamburg Commonage to the south.

• The Hamburg Nature Reserve forms the extent of the formerly protected area in Hamburg, see Fig. 2.5.1.

• The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversty Land Management Classes (BLMCs) according to the terrestrial Critical Biodiversity Areas (CBAs). Each BLMC sets out the desired ecological state that the area should be kept in to ensure biodiversity persistence.

• The site falls within CBA 1 as per SANBI data (2007) and therefore is subject to BLMC 1 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project.

• BLMC 1 permits no development to take place and should be preserved and protected in its natural state.

• However, it can be seen on Figure 2.5.1 that CBA 1 is shown as extending over all of the urban areas of Hamburg. This is clearly incorrect and the mapping of CBAs in this vicinity has not been ground truthed and amended. Therefore, subject to a site inspection by a botanist, no EIA will be necessary as a result of it being a CBA 1 site.

• The Keiskamma River flows approximately 300m from the site across the main road. Though it is a significant water course in the area it does not threaten the human settlement project as it lies significantly further than 32m as required by the National Environmental Management Act (NEMA) EIA regulations, see Fig 2.5.1. The current layout is further than 32m from the Keiskamma River tributary flowing along the southern boundary of the site.


page 19

Environment Figure 2.5.1


page 20

GEO-TECH 2.6

• Preliminary and Phase 1 geotechnical site investigations are required to obtain a more accurate evaluation of the development potential of each site, but the initial indications are that the geology is unlikely to pose a significant threat to the further development of these areas.

• Some potential geotechnical constraints have been identified for further investigation which may have an impact on the extent of the developable land and/or the development costs.

• The recommended typical foundations for subsidy housing are conventional strip foundations or light rafts to cater for variations in soil profile and minor soil movements.

• On sloping terrain, some earthworks and retaining walls may be required to create level platforms for houses and this can have significant cost implications. Foundations should be placed on well compacted natural soil, engineered fill or rock. Founding conditions will have to be inspected by the engineer to confirm suitable soil conditions with adequate bearing capacity and to check for any seepage or groundwater problems.

• In terms of the geotechnical information available, the proposed housing projects appear to be feasible and planning should proceed with further investigations on individual sites.

• Preliminary and Phase 1 geotechnical site investigations are required to obtain a more accurate evaluation of the development potential of each site, but the initial indications are that the geology is unlikely to pose a significant threat to the further development of these areas.


page 21

Geo-tech Figure 2.6.1

The Site


page 22

DISTRIBUTION OF SOCIAL FACILITIES 2.7

• There is a primary school and a combined school situated 1km – 2km from the site. The primary school particularly is situated more than a comfortable walking distance away and may require adequate scholar transportation to transport children to and from school see Figure 2.7.1.

• The clinic is situated further approximately 2.3km from the site, which is outside of the desirable 1km walking distance to facilites, see Figure 2.7.1.

• The police station servicing Hamburg is within easy walking distance just over 1km to the south-east of the site see Figure 2.7.1.

• The project is aimed at existing beneficiaries already catered for by the facilities.

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


page 23

Distribution of Social Facilities Figure 2.7.1


page 24

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• The Ngqushwa SDF makes the following proposals for Hamburg :

• Hamburg is envisaged for the following, see fig. 2.8.1:− To be a tourist / Holiday destination− For Heritage and Cultural Adventure based tourism− For Eco- tourism − For Development of a tourism association− And the development of an Oyster farm.

• It is proposed that these elements are to be supported by a Master Plan to guide development in the area as well as the mapping of heritage sites and tourism nodes.

• The proposed Human Settlement Project does not contravene SDF proposals for Hamburg.


page 25

Current Spatial Development Framework Figure 2.8.1

The Site


page 26

FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

• The following table indicates future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014.

No. Project Government Dep./ Other

Gcin

isa (W

ard

11)

Ham

burg

(W

ard

11)

Prudhoe (W

ard

12)

Mphekw

eni (

Ward

12)

New

Rest

(W

ard

2)

Germ

an V

illage (W

ard

10)

Qaga (W

ard

2)

Gle

nm

ore

(W

ard

8)

Budget '13/'14 Budget '14/'151 VIP toilets Installation ADM 1 000 0002 Bucket Eradication ADM3 Bulk Water ADM 500 0004 Sewerage Treatment Plant ADM 1 000 0005 Multi Purpose Sports Centre MIG

6 Equipping and Repairing of boreholes OPEX7 Electricty Connection Eskom8 Flood Damages Project DR&PW9 Construction of Sport Field MIG Unknown

10 Construction of Community Hall MIG 3 162 42811 Upgrading of Roads MIG12 Greening and Beautification project DoEA

Future Plans of other Sector Departments for Ngqushwa Municipality 2013/2014


page 27

APPROVAL BY COUNCIL 2.9

Awaiting Council Resolution


page 28

SUMMARY AND RECOMMENDATIONS 2.10

2.10.1 SUMMARY

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

•In Terms of ECBCP BLMCs that apply to CBA 1 that covers the site, settlements are not permitted. It is recommended that the site be assessed by a Botanist to ground-truth the extent of CBA 1 on the site prior to the Human Settlement Project implementation.

•A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.

•It comprises an already approved submission layout of approximately 390 erven whose General Plan is still to be registered.

•The project comprises 500 subsidy units onto existing plots and greenfield.

•The beneficiary list from the municipality for this project is still awaited.

•There are no new social facilities required to support the proposed human settlements project.

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

•Awaiting Council Resolution from the municipality.

2.10.2 RECOMMENDATIONS

•The project is feasible, however pending a technical assessment by a Botanist to ground truth the extent of CBA 1 on the site.


page 29

ANNEXURE 1: OWNERSHIP PRINTOUT


page 30


page 31

ANNEXURE 2: TITLE DEED


page 32


page 33

ANNEXURE 3: SURVEYOR GENERAL DIAGRAM


page 34

Amathole District Municipality NGQUSHWA LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for...

Documents

Transcript of Amathole District Municipality NGQUSHWA LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for...