MSUKALIGWA LOCAL MUNICIPALITY SPATIAL DEVELOPMENT … SDF/Whole... · 2011-02-15 · Msukaligwa...

Msukaligwa Spatial Development Framework, 2010 : Final Report

MSUKALIGWA

LOCAL

MUNICIPALITY

SPATIAL

DEVELOPMENT

FRAMEWORK

FINAL REPORT

MARCH 2010


TABLE OF CONTENTS

SECTION 1 : INTRODUCTION AND BACKGROUND .......................................................................................................... 1 1.1 Introduction ..................................................................................................................................................... 2 1.2 Legal Framework ............................................................................................................................................ 2 1.2.1 The Municipal Systems Act, 2000 (Act No. 32 of 2000)....................................................................... 2 1.2.2 Government Gazette No.26605 of 2001 .............................................................................................. 3 1.2.3 Development Principles ........................................................................................................................ 3 1.3 Study Objectives ............................................................................................................................................. 4 1.4 Study Methodology and Process .................................................................................................................... 4 1.4.1 Planning Philosophy and Approach ..................................................................................................... 4 1.4.1.1 Systems Approach to Problem Solving ................................................................................. 4 1.4.1.2 Integrated Planning ................................................................................................................ 4 1.4.1.3 Congruency with Broader Policies ......................................................................................... 5 1.4.1.4 Issue-Related, Practical and Achievable Proposals .............................................................. 5 1.4.1.5 Adherence to Economic Market Principles ............................................................................ 5 1.4.2 Public Participation and Stakeholders Inputs ....................................................................................... 5 1.4.3 The Planning Process .......................................................................................................................... 6 1.5 Report Structure ............................................................................................................................................. 7 SECTION 2 : STATUS QUO ......................................................................................................................................... 8 2.1 Locality, General Description and Regional Context ...................................................................................... 9 2.2 Settlement Pattern .......................................................................................................................................... 9 2.2.1 Primary Urban Area .............................................................................................................................. 9 2.2.2 Secondary Urban Areas ..................................................................................................................... 10 2.2.3 Tertiary Urban Areas .......................................................................................................................... 10 2.3 Demographics and Socio-Economic Profile ................................................................................................. 10 2.3.1 Population Size, Distribution and Growth ........................................................................................... 10 2.3.2 Socio-Economic Statistics .................................................................................................................. 11 2.3.3 Human Development Index ................................................................................................................ 11 2.3.4 Gini Coefficient ................................................................................................................................... 12 2.3.5 Poverty ............................................................................................................................................... 12 2.3.6 Level of Education .............................................................................................................................. 13 2.3.7 Socio-Economic Characterization of Population Groupings .............................................................. 14 2.3.7.1 The Advantaged Population Group ..................................................................................... 14 2.3.7.2 The Previously Disadvantaged Urban Dwellers .................................................................. 15 2.3.7.3 The Previously Disadvantaged Rural Dwellers .................................................................... 15 2.4 Economy ....................................................................................................................................................... 16 2.4.1 Contextual Overview of the Mpumalanga and GSDM Economy ....................................................... 16 2.4.2 Gross Value Added by Region (GVA-R) ........................................................................................... 17 2.4.3 Sector Share of GVA-R ...................................................................................................................... 18

2.4.4 Business and Industrial Survey ......................................................................................................... 19 2.4.4.1 General ................................................................................................................................ 19 2.4.4.2 Ermelo/Wesselton ................................................................................................................ 21 2.4.4.3 Breyten/Kwazanele .............................................................................................................. 21 2.4.4.4 Concluding Remarks ............................................................................................................ 24

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2.4.5 Economic Opportunities .................................................................................................................... 24 2.4.5.1 Transport and Logistics ........................................................................................................ 24 2.4.5.2 Coal Mining .......................................................................................................................... 25 2.4.5.3 Agriculture ............................................................................................................................ 25 2.4.5.4 Eco-Tourism ......................................................................................................................... 25 2.4.6 Threats to Economic Growth ............................................................................................................ 26 2.4.6.1 Inadequate Infrastructure ..................................................................................................... 26 2.4.6.2 Distance from Major Markets ............................................................................................... 26 2.4.6.3 Skills Shortage ..................................................................................................................... 26

2.5 Urban Land Use ........................................................................................................................................... 26 2.5.1 Ermelo/Wesselton .............................................................................................................................. 26 2.5.1.1 General ................................................................................................................................ 26 2.5.1.2 Residential Land Use ........................................................................................................... 27 2.5.1.3 Business and Industrial Land Use ....................................................................................... 27 2.5.1.4 Institutional Uses and Community Facilities ........................................................................ 28 2.5.1.5 Vacant Land ......................................................................................................................... 28 2.5.2 Breyten/Kwazanele ............................................................................................................................ 29 2.5.2.1 General ................................................................................................................................ 29 2.5.2.2 Residential Land Use ........................................................................................................... 29 2.5.2.3 Business and Industrial Land Use ....................................................................................... 29 2.5.2.4 Institutional Uses and Community Facilities ........................................................................ 30 2.5.2.5 Vacant Land ......................................................................................................................... 30 2.5.3 Chrissiesmeer/Kwachibikhulu ............................................................................................................ 30 2.5.3.1 General ................................................................................................................................ 30 2.5.3.2 Residential Land Use ........................................................................................................... 31 2.5.3.3 Business and Industrial Land Use ....................................................................................... 31 2.5.3.4 Institutional Uses and Community Facilities ........................................................................ 32 2.5.3.5 Vacant Land ......................................................................................................................... 32 2.5.4 Davel/Kwadela.................................................................................................................................... 32 2.5.4.1 General ................................................................................................................................ 32 2.5.4.2 Residential Land Use ........................................................................................................... 33 2.5.4.3 Business and Industrial Land Use ....................................................................................... 33 2.5.4.4 Institutional Uses and Community Facilities ........................................................................ 33 2.5.4.5 Vacant Land ......................................................................................................................... 34 2.5.5 Lothair/Silindile ................................................................................................................................... 34 2.5.5.1 General ................................................................................................................................ 34 2.5.5.2 Residential Land Use ........................................................................................................... 34 2.5.5.3 Business and Industrial Land Use ....................................................................................... 35 2.5.5.4 Institutional Uses and Community Facilities ........................................................................ 35 2.5.6 Warburton/Nganga ............................................................................................................................ 35 2.5.6.1 General ................................................................................................................................ 35 2.5.6.2 Residential Land Use ........................................................................................................... 35 2.5.6.3 Business and Industrial Land Use ....................................................................................... 36 2.5.6.4 Community Facilities ............................................................................................................ 36 2.5.6.5 Vacant Land ......................................................................................................................... 36

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2.5.7 Sheepmoor ........................................................................................................................................ 36 2.5.7.1 General ................................................................................................................................ 36 2.5.7.2 Residential Land Use ........................................................................................................... 37 2.5.7.3 Business and Industrial Land Use ....................................................................................... 37 2.5.7.4 Community Facilities ........................................................................................................... 37 2.5.7.5 Vacant Land ......................................................................................................................... 37 2.6 Rural Land Use ............................................................................................................................................. 37 2.6.1 General ............................................................................................................................................... 37 2.6.2 Agriculture .......................................................................................................................................... 37 2.6.3 Forestry .............................................................................................................................................. 38 2.6.4 Conservation Areas ............................................................................................................................ 38 2.6.5 Mining ................................................................................................................................................. 39 2.6.6 Camden Power Station ...................................................................................................................... 39 2.7 Transportation .............................................................................................................................................. 39 2.7.1 Road Infrastructure ............................................................................................................................. 39 2.7.1.1 National Roads..................................................................................................................... 40 2.7.1.2 Provincial Roads .................................................................................................................. 40 2.7.1.3 Municipal Roads................................................................................................................... 41 2.7.2 Rail Infrastructure ............................................................................................................................... 41 2.7.3 Air Transport Infrastructure ................................................................................................................ 42 2.7.4 Public Transport ................................................................................................................................. 42 2.8 Engineering Services Infrastructure ............................................................................................................. 42 2.8.1 Access to Services ............................................................................................................................. 42 2.8.2 Ermelo / Wesselton ............................................................................................................................ 44

2.8.2.1 Water Services .................................................................................................................... 44 2.8.2.2 Sewer Services ................................................................................................................... 44 2.8.2.3 Electricity Service ................................................................................................................. 44 2.8.2.4 Solid Waste Disposal ........................................................................................................... 44

2.8.3 Breyton / Kwazanele .......................................................................................................................... 45

2.8.3.1 Water Services .................................................................................................................... 45 2.8.3.2 Sewer Services .................................................................................................................... 45 2.8.3.3 Electricity Services ............................................................................................................... 45 2.8.3.4 Solid Waste Disposal ........................................................................................................... 45

2.8.4 Chrissiesmeer / Kwachibikhulu .......................................................................................................... 45 2.8.4.1 Water Services .................................................................................................................... 45 2.8.4.2 Sewer Services .................................................................................................................... 45 2.8.4.3 Electricity Services .............................................................................................................. 46 2.8.4.4 Solid Waste Disposal ........................................................................................................... 46

2.8.5 Davel / Kwadela................................................................................................................................. 46 2.8.5.1 Water Services .................................................................................................................... 46 2.8.5.2 Sewer Services .................................................................................................................... 46 2.8.5.3 Electricity Services .............................................................................................................. 46 2.8.5.4 Solid Waste Disposal ........................................................................................................... 46

2.8.6 Lothair / Silindile ................................................................................................................................. 47 2.8.6.1 Water Services .................................................................................................................... 47 2.8.6.2 Sewer Services .................................................................................................................... 47 2.8.6.3 Electricity Services .............................................................................................................. 47

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2.8.7 Warburton / Nganga ........................................................................................................................... 47 2.8.8 Sheepmoor ......................................................................................................................................... 47 2.8.9 The Rural Areas ................................................................................................................................ 47 2.8.10 General Remarks and Conclusions................................................................................................... 48

2.9 Housing ........................................................................................................................................................ 48 2.10 Community Facilities .................................................................................................................................... 50 2.10.1 Health Facilities ................................................................................................................................. 50 2.10.2 Educational Facilities ......................................................................................................................... 51 2.10.3 Libraries and Community Halls ......................................................................................................... 51 2.10.4 Cemeteries ........................................................................................................................................ 52 2.10.5 Parks and Sports Facilities ................................................................................................................ 53 2.10.6 Public Safety and Justice .................................................................................................................. 53 2.10.7 Concluding Remarks ......................................................................................................................... 53 2.11 Environmental Scan ..................................................................................................................................... 54 2.11.1 Climate .............................................................................................................................................. 54 2.11.2 Topography and Surface Hydrology ................................................................................................. 54 2.11.3 Geology and Soils ............................................................................................................................. 55 2.11.4 Vegetation and Biodiversity ............................................................................................................... 55 2.11.5 Aesthetic Environment ...................................................................................................................... 56 2.11.6 Pollution ............................................................................................................................................. 56 2.12 Tourism Potential .......................................................................................................................................... 57 2.13 Governance .................................................................................................................................................. 57 2.14 Existing Spatial Policy and Guidelines ......................................................................................................... 58 2.14.1 National Policy and Guidelines .......................................................................................................... 58

2.14.1.1 The DFA ............................................................................................................................ 58 2.14.1.2 The Land Use Management Bill......................................................................................... 59 2.14.1.3 The National Spatial Development Perspective (NSDP) ................................................... 60

2.14.2 Provincial Policy and Guidelines : The Mpumalanga Growth and Development Strategy (GDS) .... 60

2.14.2.1 Economic Development ..................................................................................................... 60 2.14.2.2 Infrastructure Development ................................................................................................ 60 2.14.2.3 Social Development ........................................................................................................... 61 2.14.2.4 Sustainable Environmental Development .......................................................................... 61 2.14.2.5 Good Governance .............................................................................................................. 61 2.14.2.6 Human Resource Development ......................................................................................... 61

2.14.3 District Policy and Guidelines ............................................................................................................ 61

2.14.3.1 Gert Sibande District SDF, 2005........................................................................................ 61 2.14.3.2 Gert Sibande District Integrated Transport Plan : 2008 ..................................................... 66 2.14.3.3 GSDM Local Economic Development Strategy and Implementation Plan, 2009 .............. 66

2.15 Land Use Control Measures ......................................................................................................................... 68 2.16 Conclusion: Key Development Issues .......................................................................................................... 69 2.16.1 Strategic National and Provincial Location ........................................................................................ 69 2.16.2 The Sparse and Fragmented Settlement Pattern ............................................................................. 69 2.16.3 Apartheid-Based Settlement Patterns ............................................................................................... 70 2.16.4 The Trend Towards Urbanization ...................................................................................................... 70 2.16.5 Lack of Service Delivery .................................................................................................................... 70 2.16.6 Economic Opportunities .................................................................................................................... 70

2.16.6.1 Coal Mining ........................................................................................................................ 70 2.16.6.2 Transport and Logistics ...................................................................................................... 71 2.16.6.3 Tourism .............................................................................................................................. 71

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2.16.6.4 Agriculture and Forestry ..................................................................................................... 71 2.16.7 Economic Weaknesses and Threats ................................................................................................. 71

2.16.7.1 Inadequate Infrastructure ................................................................................................... 71 2.16.7.2 Skills Shortage ................................................................................................................... 71

2.16.8 Environmental Threats Posed by Coal Mining ................................................................................. 72

SECTION 3 : SPATIAL DEVELOPMENT PRINCIPLES, THEORETICAL APPROACH AND CONCEPT ...................................... 73 3.1 Spatial Development Principles .................................................................................................................... 74 3.2 Spatial Development Objectives .................................................................................................................. 75 3.2.1 Optimize the Development Opportunities Emanating from Msukaligwa’s Strategic Location ........... 75 3.2.2 Promote a Settlement Pattern Which Will Facilitate Cost-Effective Service Delivery ....................... 75

3.2.3 Promote an Integrated and More Equitable Settlement and Development Pattern in Msukaligwa ......................................................................................................................................... 76

3.2.4 Pro-actively Cater for the Expected Development Pressure in the Ermelo/Breyton Hub .................. 76 3.2.5 Promote Local Economic Initiatives Within the Existing Rural Settlements ....................................... 76 3.2.6 Optimize the Food Production Capacity of the Agricultural Areas ..................................................... 76 3.2.7 Optimize the Environmental and Tourism Potential Within the Municipal Area ................................. 76

3.3 Theoretical Approach ................................................................................................................................... 76 3.3.1 Typical Characteristics of Corridors, Spines, Nodes and Precincts ................................................... 77

3.3.1.1 Transportation Corridor ........................................................................................................ 77 3.3.1.2 Activity Corridors .................................................................................................................. 77 3.3.1.3 Activity Spines ...................................................................................................................... 78 3.3.1.4 Activity Nodes ...................................................................................................................... 79 3.3.1.5 Precincts .............................................................................................................................. 79

3.4 Development Concept .................................................................................................................................. 79 3.4.1 Promote a System of Functionally Defined Activity Nodes/Areas ...................................................... 80 3.4.2 Optimize Linkages and Connectivity .................................................................................................. 81 3.4.3 Seek and Promote Development Opportunities Around the Major Transportation Links and Corridors ............................................................................................................................................. 81 3.4.4 Provide for Growth and Development in the Ermelo/Breyten hub ..................................................... 82 3.4.5 Promote the Establishment of Municipal-Wide, Linked Ecological Corridors .................................... 83 3.4.6 Protect and Promote Agriculture and Forestry in the Rural Hinterland .............................................. 84 3.4.7 Synthesis – The Development Concept ............................................................................................. 85 SECTION 4 : MSUKALIGWA SPATIAL DEVELOPMENT FRAMEWORK .............................................................................. 86 4.1 Introduction ................................................................................................................................................... 87 4.2 Municipal-Wide Development Framework .................................................................................................... 87 4.2.1 Primary Node : Ermelo/Wesselton .................................................................................................... 87 4.2.2 Secondary Node : Breyten/Kwazanele .............................................................................................. 87 4.2.3 Tourism Node : Chrissiesmeer/Kwachibikhulu ................................................................................... 88 4.2.4 The Urban Edge ................................................................................................................................. 88 4.2.5 Rural Service Centres ........................................................................................................................ 89

4.2.5.1 Davel/Kwadela ..................................................................................................................... 89 4.2.5.2 Lothair/Silindele.................................................................................................................... 90 4.2.5.3 Warburton/Nganga ............................................................................................................... 90 4.2.5.4 Sheepmoor ........................................................................................................................... 91

4.2.6 The N17/N2 Development Corridor .................................................................................................... 91

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4.2.7 Urban Peripheral Uses ....................................................................................................................... 91 4.2.8 Focus Areas for Rural Land Reform and LED ................................................................................... 92 4.2.9 Commercial Agriculture and Forestry ................................................................................................. 92 4.2.10 The Regional Open Space System ................................................................................................... 93 4.2.11 Transportation ................................................................................................................................... 93

4.2.11.1 Rail ................................................................................................................................... 93 4.2.11.2 Road ................................................................................................................................. 94

4.3 Ermelo / Wesselton Development Guidelines .............................................................................................. 94 4.3.1 The Core Area .................................................................................................................................... 95 4.3.2 Secondary Activity Nodes .................................................................................................................. 95

4.3.2.1 Intersection of Church and Voortrekker Streets ................................................................... 95 4.3.2.2 Intersection of N2 and Amsterdam Road ............................................................................. 95 4.3.2.3 Intersection of N11 and O.R. Tambo Drive – Wesselton ..................................................... 95 4.3.2.4 The Old “Asian Bazaar” West of the N17/R39 Intersection ................................................. 96

4.3.3 Development Spines ......................................................................................................................... 96

4.3.3.1 N11/Church Street ............................................................................................................... 96 4.3.3.2 N2/Voortrekker Street .......................................................................................................... 96 4.3.3.3 N17/Joubert Street ............................................................................................................... 96 4.3.3.4 Fourie Street/N17 ................................................................................................................. 97 4.3.3.5 Mandela Drive ...................................................................................................................... 97

4.3.4 Industrial/Commercial Area ................................................................................................................ 97 4.3.5 Existing Fully-Serviced Residential Areas .......................................................................................... 97 4.3.6 Service Upgrading Priority Areas ....................................................................................................... 97 4.3.7 Housing .............................................................................................................................................. 98

4.3.7.1 Subsidy-linked Mass Housing Schemes .............................................................................. 98 4.3.7.2 Middle and Higher Income Housing ..................................................................................... 98 4.3.7.3 Social Housing ..................................................................................................................... 98

4.3.8 Future Urban Development Areas ...................................................................................................... 99

4.3.8.1 Northeastern Edge ............................................................................................................... 99 4.3.8.2 Southeastern Edge .............................................................................................................. 99 4.3.8.3 Southwestern and Western Edge ........................................................................................ 99

4.3.9 Major Open Space System .............................................................................................................. 100 4.3.10 Transportation ................................................................................................................................. 100 4.4 Breyten/Kwazanele Development Guidelines ............................................................................................ 101 4.4.1 The Core Area .................................................................................................................................. 101 4.4.2 Secondary Activity Node ................................................................................................................. 101 4.4.3 Development Spine .......................................................................................................................... 102 4.4.4 Industrial/Commercial Area .............................................................................................................. 102 4.4.5 Existing Fully Serviced Residential Areas ........................................................................................ 102 4.4.6 Service Upgrading Priority Areas ..................................................................................................... 102 4.4.7 Priority Residential Infill Areas .......................................................................................................... 103 4.4.8 Housing ............................................................................................................................................ 103

4.4.8.1 Subsidy-linked Mass Housing Schemes ............................................................................ 103 4.4.8.2 Middle and High Income Housing ...................................................................................... 103 4.4.8.3 Social Housing ................................................................................................................... 103

4.4.9 Future Urban Development Areas .................................................................................................... 103 4.4.10 Open Space ..................................................................................................................................... 104 4.4.11 Transportation ................................................................................................................................. 104


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4.5 Chrissiesmeer/Kwachibikhulu Development Guidelines ............................................................................ 104 4.5.1 The “High Street Spine” .................................................................................................................... 104 4.5.2 The Village Conservation Areas ...................................................................................................... 105 4.5.3 Service Upgrading Priority Areas ..................................................................................................... 105 4.5.4 Priority Residential Infill Areas .......................................................................................................... 105 4.5.5 Future Urban Development Areas .................................................................................................... 105 4.5.6 Open Space ...................................................................................................................................... 106

4.5.7 Proposed Aesthetic Control Measures Relating to New Development in the “High Street Spine” and the Village Conservation Areas .................................................................................... 106

4.5.8 Landscaping Guidelines ................................................................................................................... 107 4.5.9 Transportation .................................................................................................................................. 108 SECTION 5 : ERMELO / WESSELTON LOCAL SPATIAL DEVELOPMENT FRAMEWORK ................................................... 109 5.1 Introduction ................................................................................................................................................. 110 5.2 Key Development Issues ............................................................................................................................ 110 5.2.1 Ermelo .............................................................................................................................................. 110

5.2.1.1 Urban Decay in the CBD and Asian Bazaar ...................................................................... 110 5.2.1.2 Business Development Pressure Outside the CBD ........................................................... 110 5.2.1.3 Vacant Industrial Stands .................................................................................................... 110 5.2.1.4 Illegal Industrial Uses ......................................................................................................... 110 5.2.1.5 Low Residential Densities .................................................................................................. 113 5.2.1.6 Vacant Residential Stands ................................................................................................. 113 5.2.1.7 Unsustainable Development in the Subsidy-linked Townships ......................................... 113 5.2.1.8 New Ermelo Informal Settlement ....................................................................................... 113 5.2.1.9 Heavy Vehicle Traffic Through Town ................................................................................. 113 5.2.1.10 Undeveloped Parks and Other Sites ................................................................................ 113 5.2.1.11 Adequate Maintenance of Infrastructure ........................................................................... 113 5.2.1.12 Threat of Future Coal Mining ............................................................................................ 114

5.2.2 Wesselton ......................................................................................................................................... 114

5.2.2.1 Urban Decay in Certain Areas ........................................................................................... 114 5.2.2.2 Inadequate Infrastructure ................................................................................................... 114 5.2.2.3 Littering, Illegal Dumping and Lack of Streetscaping......................................................... 114 5.2.2.4 Mono-functionality – Lack of Employment Areas ............................................................... 114 5.2.2.5 Lack of Higher-order Community Facilities and Other Urban Amenities ........................... 114 5.2.2.6 Lack of Developed Parks and Sportsfields ....................................................................... 114 5.2.2.7 Vacant Community Facility Sites ....................................................................................... 114 5.2.2.8 Informal Settlements .......................................................................................................... 117 5.2.2.9 Lack of Variety in Housing Types ...................................................................................... 117 5.2.2.10 Coal Mining ....................................................................................................................... 117

5.3 Land Use Guidelines .................................................................................................................................. 117 5.3.1 The Ermelo CBD .............................................................................................................................. 117 5.3.2 CBD Transitional Area ...................................................................................................................... 118 5.3.3 Business/Retail Nodes ..................................................................................................................... 120

5.3.4 Mixed Use Development Spines and Nodes ................................................................................. 120 5.3.4.1 Mandela Drive in Wesselton .............................................................................................. 120 5.3.4.2 The Old “ Asian Bazaar” west of the N17/R39 Intersection ............................................... 120 5.3.4.3 The Church Street Spine ................................................................................................... 121 5.3.4.4 The Genl Herzog Ave/Voortrekker Street Spine ................................................................ 121 5.3.4.5 The Border Street Spine .................................................................................................... 121 5.3.4.6 The Taute Street Spine ...................................................................................................... 121 5.3.4.7 The Fourie Street Spine ..................................................................................................... 121


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5.3.5 LED Focus Areas ............................................................................................................................. 122 5.3.6 Industrial/Commercial ....................................................................................................................... 122 5.3.7 Community Facilities ........................................................................................................................ 122 5.3.8 Educational Facilities ........................................................................................................................ 122 5.3.9 Residential ........................................................................................................................................ 122

5.3.9.1 Wesselton .......................................................................................................................... 122 5.3.9.2 Ermelo ................................................................................................................................ 123

5.3.10 Future Urban Development Areas................................................................................................... 123 5.3.11 Open Space .................................................................................................................................... 123 5.4 Development Implementation Guidelines................................................................................................... 124 5.4.1 Infrastructural Services Upgrading ................................................................................................... 124 5.4.2 Urban Renewal : Ermelo CBD .......................................................................................................... 124 5.4.3 Urban Renewal: Wesselton .............................................................................................................. 124 5.4.4 Development of a Major Mixed Use Node: O.R. Tambo/N11 Intersection ...................................... 125 5.4.5 Housing ............................................................................................................................................ 125 5.4.6 Open Space ...................................................................................................................................... 125 5.4.7 Transportation .................................................................................................................................. 126 5.4.8 Future Urban Expansion .................................................................................................................. 127 SECTION 6 : IMPLEMENTATION STRATEGY AND GUIDELINES ..................................................................................... 128 6.1 Capital Investment Strategy ....................................................................................................................... 129 6.1.1 Introduction ....................................................................................................................................... 129 6.1.2 Public Capital Investment ................................................................................................................. 129 6.1.3 Private Capital Investment ............................................................................................................... 129 6.1.4 Spatial Perspective: Priority Public Capital Investment Areas ......................................................... 130 6.2 General Land Use Management and Development Guidelines ................................................................. 131 6.2.1 Urban Edge Management ................................................................................................................ 131 6.2.2 The CBD’s ........................................................................................................................................ 132 6.2.3 Establishment of City Improvement Districts .................................................................................... 133 6.2.4 Retail/business Centres ................................................................................................................... 134 6.2.5 General Development Principles Pertaining to Development Spines and Mixed Use Areas .......... 134

6.2.5.1 General Character of the Area ........................................................................................... 135 6.2.5.2 Existing Land Uses and Development Trends ................................................................... 135 6.2.5.3 Future Development Scenario/Planning ............................................................................ 135 6.2.5.4 Traffic and Access ............................................................................................................. 135 6.2.5.5 Diversity of Land Uses ....................................................................................................... 135

6.2.6 Industrial/Commercial Development ................................................................................................ 136 6.2.7 Community Facilities ........................................................................................................................ 136 6.2.8 Residential Development ................................................................................................................. 129 6.2.9 Urban Peripheral Uses ..................................................................................................................... 140 6.2.10 Agriculture and Forestry .................................................................................................................. 140 6.2.11 Open Space Network ...................................................................................................................... 141

6.2.11.1 The Primary Open Space Network .................................................................................. 141 6.2.11.2 Secondary Open Space Network..................................................................................... 141

6.3 The Way Forward ....................................................................................................................................... 142 6.3.1 Compilation of a Hierarchy of Plans ................................................................................................. 142

6.3.1.1 Municipal Spatial Development Framework ...................................................................... 142 6.3.1.2 Local Spatial Development Frameworks (LSDF’s) and Precinct Plans ............................. 142 6.3.1.3 Detail Township Layouts and Urban Design Plans ............................................................ 142


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6.3.1.4 Site Development and Building Plans ................................................................................ 142 6.3.2 Uniform Land Use Management Scheme and GIS .......................................................................... 143 6.3.2.1 The Purpose of the Scheme .......................................................................................................... 143 6.3.2.2 The Components of the Scheme................................................................................................... 143 6.3.2.3 The GIS ......................................................................................................................................... 145

6.3.3 Proposed Projects ............................................................................................................................ 145

Glossary .............................................................................................................................................................. 148 References ......................................................................................................................................................... 149

LIST OF FIGURES Figure 1.1 : SDF Planning Procedure..................................................................................................................... 6 Figure 3.1 : Theoretical Concept .......................................................................................................................... 77 Figure 3.2 : Functionally Defined Activity Node .................................................................................................... 80 Figure 3.3 : Linkages and Connectivity ................................................................................................................ 81 Figure 3.4 : Potential Development Corridors ...................................................................................................... 82 Figure 3.5 : The Ermelo/Breyten Hub ................................................................................................................... 83 Figure 3.6 : Ecological Corridors .......................................................................................................................... 84 Figure 3.7 : Synthesis – The Spatial Development Concept ................................................................................ 85 Figure 5.1 : Images of Ermelo ..................................................................................................................... 111-112 Figure 5.2 : Images of Wesselton ................................................................................................................ 115-116 LIST OF TABLES Table 2.1 : Msukaligwa Population Distribution, 2007......................................................................................... 10 Table 2.2 : Human Development Index ............................................................................................................... 12 Table 2.3 : Gini Coefficient .................................................................................................................................. 12 Table 2.4 : People Below the MLL ....................................................................................................................... 13 Table 2.5 : Highest Level of Education: Age 15+ ............................................................................................... 14 Table 2.6 : GVA-R (Constant 2000 Prices) ......................................................................................................... 18 Table 2.7 : GVA Shares by Broad Economic Sectors [%2007] ........................................................................... 18 Table 2.8 : Business and Industrial /Commercial concerns in Msukaligwa Urban Areas ................................... 20 Table 2.9 : Business and Industrial / Commercial Concerns in Ermelo / Wesselton .......................................... 22 Table 2.10: Business and Industrial / Commercial concerns in Breyten / Kwazanele ......................................... 23 Table 2.11: Ermelo / Wesselton Residential Status Quo ..................................................................................... 27 Table 2.12: Breyten / Kwazanele Residential Status Quo ................................................................................... 29 Table 2.13: Chrissiesmeer / Kwachibikhulu Residential Status Quo ................................................................... 31 Table 2.14: Davel / Kwadela Residential Status Quo ........................................................................................... 33 Table 2.15: Lothair / Silindile Residential Status Quo .......................................................................................... 34 Table 2.16: Warburton / Nganga Residential Status Quo .................................................................................... 36 Table 2.17: Household Access to Potable Water: 2007 ...................................................................................... 42 Table 2.18: Household Access to Sewer Services: 2007 ................................................................................... 43 Table 2.19: Household Access to Electricity: 2007 ............................................................................................. 43 Table 2.20: Household Access to Refuse Removal Services: 2007 ................................................................... 43 Table 2.21: Msukaligwa Urban Housing Status Quo ............................................................................................ 49 Table 2.22: Current Low Cost Housing Projects .................................................................................................. 50 Table 2.23: Number of Hospitals and Clinics ....................................................................................................... 50 Table 2.24: Number of Educational Facilities ....................................................................................................... 51 Table 2.25: Number of Libraries and Community Halls ........................................................................................ 52 Table 2.26: Municipal Controlled Cemeteries within Msukaligwa Municipality .................................................... 52


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Table 6.1 : Priority Public Capital investment Areas ......................................................................................... 130 Table 6.2 : Retail/Business Centre Classification .............................................................................................. 134 Table 6.3 : Standards for the Provision of Community Facilities ............................................................. 138 – 139 Table 6.4 : Proposed Planning Projects .................................................................................................. 145 – 147

LIST OF MAPS Map 1 : Locality and context plan. Map 2 : Settlement pattern Map 3 : Aerial Photo: Ermelo/Wesselton Map 4 : Land Use: Ermelo/Wesselton (north) Map 5 : Land Use: Ermelo/Wesselton (central) Map 6 : Land Use: Ermelo/Wesselton (east) Map 7 : Aerial Photo: Breyten/Kwazanele Map 8 : Land Use: Breyten Map 9 : Land Use: Kwazanele Map 10 : Aerial Photo: Chrissiesmeer/Kwachibikhulu Map 11 : Land Use: Chrissiesmeer/Kwachibikhulu Map 12 : Aerial Photo: Davel/Kwadela Map 13 : Land Use: Davel Map 14 : Land Use: Kwadela Map 15 : Aerial Photo: Lothair/Silindile Map 16 : Land Use: Lothair Map 17 : Land Use: Silindile Map 18 : Aerial Photo: Warburton/Nganga Map 19 : Land Use: Warburton/Nganga Map 20 : Aerial Photo: Sheepmoor Map 21 : Land Use: Sheepmoor Map 22 : Broad land uses Map 23 : Soil potential Map 24 : Conservation Map 25 : Existing mining Map 26 : Applications for mining licenses Map 27 : Transportation Map 28 : Electricity infrastructure Map 29 : Educational facilities Map 30 : Topography Map 31 : Surface hydrology Map 32 : Vegetation and biodiversity Map 33 : Election wards Map 34 : Gert Sibande District SDF Map 35a-c : Gert Sibande District Integrated Transport Plan Map 36 : Municipal wide SDF Map 37 : Spatial Development Guidelines: Ermelo/Wesselton Map 38 : Spatial Development Guidelines: Breyten/Kwazanele Map 39 : Spatial Development Guidelines: Chrissiesmeer/Kwachibikhulu Map 40 : Aerial Photo: Ermelo (west) Map 41 : Aerial Photo: Ermelo (east) Map 42 : Aerial Photo: Wesselton Map 43a : LSDF Proposals: Ermelo/Wesselton – Index Map 43b : LSDF Proposals: Ermelo/Wesselton (west) Map 43c : LSDF Proposals: Ermelo/Wesselton (east) Map 43d : LSDF Proposals: Ermelo/Wesselton (north)


1

SECTION 1

INTRODUCTION

AND

BACKGROUND


2

1.1 INTRODUCTION

This document contains the Msukaligwa Local Municipality 2010 Spatial Development Framework [SDF], and the Ermelo/Wesselton Local Spatial Development Framework (LSDF). This SDF and LSDF is a review of the SDF undertaken during 2005. The Msukaligwa 2005 SDF has a number of shortcomings and gaps which have been addressed in the revision exercise, and the revised 2009 SDF is a comprehensive document complying with all the requirements as set out in the relevant legislation.

The Msukaligwa SDF provides a broad spatial terms of reference for all government decisionmaking pertaining to future development in the municipality and is a component of the Msukaligwa IDP.

1.2 LEGAL FRAMEWORK

1.2.1 THE MUNICIPAL SYSTEMS ACT, 2000 [ACT NO. 32 OF 2000]

In terms of Chapter 5 of the Municipal Systems Act each local authority in South Africa is required to compile an Integrated Development Plan for its area of jurisdiction. In Section 26 of the Municipal Systems Act it is furthermore stated that the core components of an Integrated Development Plan are the following : [a] the municipal council’s vision for the long term development of the

municipality with special emphasis on the municipality’s most critical development and internal transformation needs;

[b] an assessment of the existing level of development in the municipality, which must include an identification of communities which do not have access to basic municipal services;

[c] the council’s development priorities and objectives for its elected term, including its local economic development aims and its internal transformation needs;

[d] the council’s development strategies which must be aligned with any national or provincial sectoral plans and planning requirements binding on the municipality in terms of legislation;

[e] a spatial development framework which must include the provision of basic guidelines for a land use management system for the municipality;

[f] the council’s operational strategies; [g] applicable disaster management plans; [h] a financial plan, which must include a budget projection for at least the

next three years; and [i] the key performance indicators and performance targets determined. One of the elements of an Integrated Development Plan listed above [paragraph (e)] is thus the Spatial Development Framework. This document deals with that component of the IDP.


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1.2.2 GOVERNMENT GAZETTE NO.22605 OF 2001

In terms of Government Gazette No. 22605 dated 24 August 2001, a Spatial Development Framework of an Integrated Development Plan should at least achieve the following objectives : [a] to give effect to the principles of land development as contained in Chapter 1 of the Development Facilitation Act [Act 67 of 1995]; [b] to set out objectives that reflect the desired spatial form of the municipality; [c] to contain strategies and policies regarding the manner in which to

achieve the objectives referred to above, which strategies and policies must:

- indicate desired patterns of land use within the municipality; - address the spatial reconstruction of the municipality; and - provide strategic guidance in respect of the location and nature

of development within the municipality

[d] to set out basic guidelines for a land use management system in the municipality;

[e] to set out a capital investment framework for the municipality’s development programmes; [f] to contain a strategic assessment of the environmental impact of the

spatial development framework; [g] to identify programmes and projects for the development of land within

the municipality; [h] to be aligned with the Spatial Development Frameworks reflected in

the Integrated Development Plans of district and neighbouring municipalities; and

[i] to provide a visual representation of the desired spatial form of the municipality, which representation –

- will indicate where public and private land development and

infrastructure investment should take place, - will indicate desired or undesired utilization of space in a

particular area, - will delineate the urban area, - will identify areas where strategic intervention is required; and - will indicate areas where priority spending is required.

1.2.3 DEVELOPMENT PRINCIPLES

A number of land and spatial development principles to which all development in South Africa should adhere, are prescribed in the Development Facilitation Act [DFA], 1995, the national Land Use Management Bill and the National Spatial


4

4

Development Perspective, 2003. These principles are listed in summarized format in Section 3.1 of this Report.

1.3 STUDY OBJECTIVES

With due regard to the abovementioned legal and policy framework the study objectives can be summarized as follows :

to compile a Spatial Development Framework for the Msukaligwa Municipality as contemplated in section 26 of the Municipal Systems Act;

to address all the contents of an SDF as required in terms of Government Gazette No. 22605;

to refine the SDF into an LSDF for Ermelo/Wesselton;

to adhere to all the development principles as stipulated in the relevant national legislation and policy documents; and

to incorporate strategic provincial and national initiatives which fall within the Msukaligwa area into the SDF.

1.4 STUDY METHODOLOGY AND PROCESS

1.4.1 PLANNING PHILOSOPHY AND APPROACH

The planning methodology for this project was underpinned by the following principles :

1.4.1.1 SYSTEMS APPROACH TO PROBLEM SOLVING

A systematic approach was followed during the study, starting with the synthesis and analysis of existing elements, followed by the identification and evaluation of alternative courses of action and ending with the refinement of the desired or optimum course of action to be followed.

1.4.1.2 INTEGRATED PLANNING

Urban development is a diverse process with many elements or aspects, each of which impacts on all the others in many ways. Sensible interventions into the development dynamics of a complex region such as Msukaligwa cannot be made by addressing specific elements in isolation, and an integrated, holistic approach is therefore of the utmost importance. Throughout the duration of the project an inter-sectoral approach was followed.


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1.4.1.3 CONGRUENCY WITH BROADER POLICIES

Not only should the SDF strive towards achieving broader policies, such as the principles listed in the DFA, and also be co-ordinated with other policies and plans which are currently operational in the province, but it should also facilitate the adjustment of local spatial plans and policies.

1.4.1.4 ISSUE-RELATED, PRACTICAL AND ACHIEVABLE PROPOSALS

Proposals are directly aimed at solving existing problems or taking advantage of existing potentials. Proposals are practical and achievable within the framework of the financial and capacity constraints faced by the relevant authorities and should be linked to strategies/action plans for implementation.

1.4.1.5 ADHERENCE TO ECONOMIC MARKET PRINCIPLES

The development policies and strategies are based on economic market principles and as such will lead to sustainable development over the long term.

1.4.2 PUBLIC PARTICIPATION AND STAKEHOLDERS INPUTS

Two public meetings were held, one in Ermelo and one in Breyten, during which the status quo, key development issues and SDF proposals were discussed and debated. In addition to personal invitations to ward councilors and other key stakeholders, the meetings were also advertised in the local press. Emanating from the public meetings a series of focus meetings were held with the Ermelo Business Association (EBA) and their representatives, during which the SDF and LSDF proposals were debated.

A project Steering Committee consisting of all the relevant local authority officials as well as representatives of key outside parties such as provincial departments, businesses and business organizations, CBO’s and NGO’s was set up. This Committee met regularly during the course of the project to evaluate work in progress and provide inputs. The Draft SDF report was presented to the Mpumalanga Spatial Rationale Working Group, which is chaired by the DBSA and includes representatives of key Provincial Departments. One-on-one meetings were held with representatives of Gert Sibande District Municipality and the Department of Minerals and Energy.


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1.4.3 THE PLANNING PROCESS

The process which was followed has been broken down into six distinct phases as shown in Figure 1.1. As can be seen on the diagram, the technical process discussed hereunder was augmented by a liaison process through the Project Steering Committee and Wards in order to achieve political legitimacy and buy-in from all stakeholders.

FIGURE 1.1 : SDF PLANNING PROCEDURE TECHNICAL PROCESS PUBLIC LIAISON

Presentation of Status Quo, draft SDF, draft LSDF

Inputs on draft proposals

PHASE 1: PROJECT INCEPTION Finalize T.O.R.

Establish Project Steering Committee.

I.D. Stakeholders.

I.D. Information.

Invitation to stakeholders to take part in process.

PHASE 2: STATUS QUO INVESTIGATION Existing literature.

Land use survey.

Economic, social environmental overview.

I.D. Development issues, opportunities and constraints.

PHASE 3: VISION AND CONCEPT Vision, Goals, Objectives.

Broad Spatial Concept.

PHASE 4: SDF AND LSDF FORMULATION

Refinement of the broad spatial concept and GSDM SDF development principles– more detailed development proposals.

Meetings with:

Wards.

Other stakeholder groups.

PHASE 5: IMPLEMENTATION STRATEGY

AND GUIDELINES Capital investment strategy.

Land use management guidelines.

The way forward

PHASE 6: FINALIZATION Preparation of draft and final reports.

Council approval.

Stakeholders comments on draft report.


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1.5 REPORT STRUCTURE

Section 2 of this Report contains the status quo of the municipality, including a status quo analysis and identification of the main issues which will affect future development. Section 3 contains the spatial development principles, objectives, theoretical approach and concept which guide the Spatial Development Framework. Section 4 contains the Spatial Development Framework proposals, reflecting the proposed macro land uses and strategic areas. Section 5 contains the Local Spatial Development Framework proposals for Ermelo/Wesselton. Section 6 deals with implementation strategy and guidelines, including a proposed Land Use Management Scheme and projects.


8

SECTION 2

STATUS QUO


9

2.1 LOCALITY, GENERAL DESCRIPTION AND REGIONAL CONTEXT (SEE MAP 1) Msukaligwa Municipality is situated in the southern part of Mpumalanga. Its western

boundary is approximately 150km due east of Gauteng and its eastern boundary is approximately 8km west of the Swaziland border. Msukaligwa is one of 7 local municipalities under the jurisdiction of the Gert Sibande District Municipality and is surrounded by the following local municipalities:

Albert Luthuli and Steve Tswete to the northeast and north;

Govan Mbeki to the west;

Lekwa to the southwest;

Pixley ka Seme to the south; and

Mkhondo to the southeast.

The municipality covers an area of approximately 5228km², making up 16,4% of the total area of Gert Sibande District Municipality (GSDM IDP Review – 2009/2010). The area can be described as mostly agricultural/rural, with a number of towns and settlements situated within it, namely Ermelo/Wesselton, Breyton/Kwazanele, Chrissiesmeer/Kwachibikhulu, Davel/Kwadela, Lothair/Silendile, Warburton/Nganga and Sheepmoor. The municipality has a total population of approximately 140 000 people (Global Insight), half of whom reside in the various towns and settlements. Ermelo is the commercial hub of Msukaligwa and is also the administrative centre for the areas surrounding it. As far as its regional context is concerned, Msukaligwa is situated on the Gauteng/Richards Bay Corridor formed by National Road N17/N2 and the railway line running through its southern part. The area’s biggest exports are coal and agricultural produce. There are vast untapped coal reserves in the area, which will ensure its continued importance as a coal-supplying region. The Chrissiesmeer area in the north and the escarpment in the east are experiencing rapid tourism growth, with the Chrissiesmeer lakes and pans being a world-renowned bird habitat.

2.2 SETTLEMENT PATTERN (SEE MAP 2)

As stated in Section 2.1 above, Msukaligwa is a largely rural area with a number of towns/settlements situated within it, abutting the major transport routes crisscrossing the area, as follows: 2.2.1 PRIMARY URBAN AREA

Ermelo/Wesselton, situated in the central part of the municipality at the convergence of National Roads N2, N11 and N17, is by far the biggest urban area in Msukaligwa and is the administrative centre for the surrounding rural areas.


10

2.2.2 SECONDARY URBAN AREAS

Breyton/Kwazanele, situated at the intersection of Provincial Roads R36 and R517±30km north of Ermelo.

Chrissiesmeer/Kwachibikhulu, situated on the N17 ±35km northeast of Ermelo.

2.2.3 TERTIARY URBAN AREAS

Davel/Kwadela, situated on the N17 ±36km west of Ermelo.

Sheepmoor, situated on the Richards Bay rail line ±41km southeast of Ermelo.

Lothair/Silindile, situated ±72km east of Ermelo and ±22km south of Warburton in the eastern part of the Municipality.

Warburton/Nganga, situated on the N17 ±79km east of Ermelo.

2.3 DEMOGRAPHICS AND DEVELOPMENT PROFILE

2.3.1 POPULATION SIZE, DISTRIBUTION AND GROWTH The total population of Msukaligwa in 2007 was estimated at 140 480 people by

Global Insight and at 147 154 people by the 2007 Census. The majority of the population resides in the various towns and settlements, as

shown in TABLE 2.1 hereunder.

TABLE 2.1: MUSKALIGWA URBAN POPULATION DISTRIBUTION, 2008

AREA

ESTIMATED

POPULATION % OF TOTAL

Ermelo / Wesselton 66 521 69,2

Breyten / Kwazanele 12 243 12,7

Chrissiesmeer / Kwachibikhulu 2 821 2,9

Davel / Kwadela 4 200 4,4

Lothair / Silindile 6 426 6,7

Warburton / Nganga 1 820 1,9

Sheepmoor 2 100 2,2

TOTAL URBAN POPULATION 96 131 100%

Source: Abacus Land Use Survey and House Counts, 2008


10

10

11

From the above table it is clear that Ermelo/Wesselton has by far the greatest

population concentration in Msukaligwa, followed by Breyten/Kwazanele in a distant second place. The rest of the urban settlements are very small. Although the rural population still forms a large percentage of the total population, it can be assumed that the general shift to urbanization will continue.

The average annual population growth rate was estimated (by DBSA) at 3,33% between 1996 and 2001, slowing to 2,78% between 2001 and 2007.

2.3.2 DEMOGRAPHIC CONSTRAINTS AND OPPORTUNITIES

The GSDM Local Economic Development Strategy, 2009, has identified a number of demographic opportunities and constraints in the district, which are also applicable in Msukaligwa.

There are relatively high levels of child dependency. The predominance of children (ages 11-14) requires that development strategies prioritize access to basic household – water, sanitation and electricity - as well as social services – health, education, child care, recreational facilities and safety and security.

The economically active population is predominantly young. To address the youth’s development needs the municipality must ensure improved access to quality education, sports and recreational facilities, skills development, employment and business opportunities. The future size and quality of the economically active population will depend in large part on the ability of the Municipality to rapidly increase the quantum of skills especially among the youth and to create enough opportunities to retain these skills within the Municipality.

Rural areas are experiencing net out-migration. This has serious implications for service delivery planning and investment.

2.3.3 HUMAN DEVELOPMENT INDEX

Global Insight defines the Human Development index (HDI) is a composite, relative index that attempts to quantify the extent of human development of a community. It is based on measures of life expectancy, literacy, and income. It is thus seen as a measure of people’s ability to live a long and healthy life, to communicate, to participate in the life of the community, and to have sufficient resources to obtain a decent living. The HDI can assume a maximum level of 1, indicating a high level of human development, and a minimum value of 0. TABLE 2.2 below indicates that the HDI in Msukaligwa has remained stable at between 0,53 and 0,54 during the 12 years between 1996 and 2007, and


12

compares well with the HDI in GSDM and Mpumalanga. It is however, lower than the national HDI and, more disconcertingly, has shown no growth. TABLE 2.2: HUMAN DEVELOPMENT INDEX

AREA

HUMAN DEVELOPMENT INDEX

1996 2001 2007

Msukaligwa 0,53 0,54 0,54

GSDM 0,50 0,53 0,54

Mpumalanga 0,49 0,52 0,53

National 0,56 0,59 0,60

Source: Global insight

2.3.4 GINI COEFFICIENT

IHS Global Insight (2007) defines the Gini coefficient as a summary statistic of income inequality, which varies from 0 (in the case of perfect equality where all households earn equal income) to 1 (in the case where one household earns all the income and other households earn nothing). A low Gini coefficient indicates income that is equal or wealth distribution, while a high Gini coefficient indicates distribution that is more unequal. In practice, the coefficient is likely to vary from approximately 0.25 to 0.70. TABLE 2.3 below indicates that inequality in Msukaligwa worsened significantly from 0.57 to 0.68 during the 12 years between 1996 and 2007. This widening inequality gap is also observed at provincial and national level. TABLE 2.3: GINI COEFFICIENT

AREA

GINI COEFFICIENT

1996 2001 2007


GSDM 0,61 0,67 0,68


National 0,62 0,66 0,67


2.3.5 POVERTY

A frequently-used indicator of poverty is the Minimum Living Level (MLL) which according to the NSDP (2006) is defined as the minimum monthly income needed to sustain a household. MLL is a numerical value, which is calculated according to the household size and includes items such as food, clothing,


13

compulsory payments to local authorities, education, transport, contributions to medical funds, support of relatives etc. TABLE 2.4 below shows that the percentage of people living below the MLL is slightly less than the district and provincial percentage, but substantially higher than the national percentage. TABLE 2.4: PEOPLE BELOW THE MLL

AREA

% PEOPLE LIVING BELOW THE MLL

1996 2001 2007


GSDM 47,8 53,4 48,8


National 40,8 48,1 42,8


According to IHS Global Insight estimates, the poverty gap (the difference between each poor households income and the poverty line) has seen a marked increase in all municipalities since 1996. As a result, in 2007 the GSDM poverty gap had increased to R842 million compared to R380 million in 1996. This increase, which translates to a massive 121%, is higher than both the national and Mpumalanga increases which for the same period stood at 116% and 111% respectively. The widening poverty gap is a further indication that the poor households of all population groups have not shared in the benefits of economic growth.

2.3.6 LEVEL OF EDUCATION TABLE 2.5 below shows the highest levels of education attained by the population aged 15 years and older. The average level of education in Msukaligwa is lower than the provincial and national average. It should be noted that almost 80% of the adult population in Msukaligwa has an educational level lower than matric, which has obvious ramifications i.r.o. economic growth in the area.


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TABLE 2.5: HIGHEST LEVEL OF EDUCATION: AGE 15+

EDUCATION LEVELS

NATIONAL

MPUMALANGA

GSDM

MSUKALIGWA

No Schooling 11,5% 17,6% 16,7% 17,2%

Grade 0-2 1,7% 1,8% 2,2% 1,7%

Grade 3-6 11,2% 11,2% 13,0% 12,3%

Grade 7-9 23,5% 22,6% 23,3% 23,6%

Grade 10-11 20,8% 20,3% 20,3% 21,1%

Less than matric & certif./dip

0,8%

0,6%

0,5%

0,5%

Matric only 22,2% 19,9% 18,4% 18,3%

Matric & Certificate/diploma

5,4%

4,5%

4,1%

4,0%

Matric & Bachelors degree

1,9%

1,2%

1,0%

1,0%

Matric & Postgrad degree

0,8%

0,4%

0,4%

0,3%


2.3.7 SOCIO-ECONOMIC CHARACTERIZATION OF POPULATION GROUPINGS

The population of Msukaligwa can be divided into the following broad categories in terms of socio-economic parameters:

2.3.7.1 THE ADVANTAGED POPULATION GROUP

This group, which primarily resides in the old white towns and also includes the landowners in the rural and semi-rural areas of Msukaligwa, is the most affluent group and can be characterized as follows:

High levels of employment, mostly in skilled and semi-skilled jobs. Large percentage of this group works outside the study area.

High average educational and skills levels.

Higher-than-average incomes. Many families have more than one income earner.

Small average family size.

High levels of mobility. Many families have more than one car.


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Good basic health. Virtually no malnutrition. Low HIV/AIDS prevalence rate. A large percentage of families have access to medical aid and rely on the private sector for medical services.

2.3.7.2 THE PREVIOUSLY DISADVANTAGED URBAN DWELLERS

This group, residing in the various urban townships and informal settlements, can be categorized as follows:

High levels of unemployment. Those who do have work are mostly employed in semi-skilled and unskilled jobs. Due to lack of jobs in the formal economy, many people in this group have turned to the informal sector to provide an income for themselves and their families. Few people in this group work outside the study area.

Low average educational and skills levels.

Lower-than-average incomes.

Big average family size.

Low levels of mobility. Most families have no private transport and make use of minibus-taxi transport.

Poorer-than-average access to basic health care, compounded by poor environmental conditions in the informal settlements. Some malnutrition. High HIV/AIDS prevalence rates. Most people in this group rely on Government to provide their basic health needs.

2.3.7.3 THE PREVIOUSLY DISADVANTAGED RURAL DWELLERS

This group, residing on the farms and informal rural settlements, is the most marginalized population group in the study area and can be characterized as follows:

High levels of unemployment. Employment opportunities for this group are almost entirely limited to that of farm/forestry laborer. Increasing mechanization in farming and forestry practices and lesser reliance on labour intensive production methods further erodes job opportunities for this group.

Low average educational and skills levels.

Very low average incomes, in many cases augmented by subsistence farming practices.

Relatively large average family size. Extended family units are common.


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Very low levels of mobility. Car ownership is rare. The long distances to social facilities such as clinics and schools, and the scarcity and sporadic nature of public transport further aggravate this situation. People in this group regularly travel long distances by foot.

Poor access to basic health care, compounded by poor living conditions in many instances and inaccessibility of basic health services and facilities. Some malnutrition. High HIV/AIDS prevalence rates. People in this group rely almost exclusively on Government and on their employers to provide their basic health needs.

There is clearly a huge imbalance in the needs of the different socio-economic groups as characterized above, and this imbalance needs to be addressed in a pro-active way. The prevalent socio-economic conditions in the rural areas are of particular concern, however due to the low population densities, long distances and poor infrastructure in these areas, remedial measures will be particularly expensive and difficult to implement effectively.

2.4 ECONOMY

2.4.1 CONTEXTUAL OVERVIEW OF THE MPUMALANGA AND GSDM ECONOMY

The following paragraphs have been extracted from the GSDM LED Strategy and Implementation Plan*. It provides a concise overview of the Mpumalanga and GSDM economy with conclusions which, to a large extent, hold true for Msukaligwa as well. The analysis of the Mpumalanga GVA suggests that the provincial economy is faced with some structural challenges of which the following are noteworthy:

In 2007 the primary sector share of the provincial GVA was 25.9%. Mining accounted for the lion’s share (21.2%) of the total primary sector total. An important observation regarding mining is that its share of the provincial GVA declined from 23.5% in 2001 after having increased from 19.2% in 1996. This decline is largely attributable to the global contraction in the appetite for commodities, which continued well into 2008 and is expected to characterize the industry for the first two quarters of 2009. Clearly, this development should be a source of concern for the province especially given this sector’s share of employment, which was 11.7% in 2007.

*Gert Sibande District Municipality Local Economic Development Strategy and Implementation Plan, 22 October 2009.


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Agriculture accounted for about 4.7% of the GVA-R but its significance lies in its share of employment, which was roughly 17.6% in 2007. Of concern is the fact that agriculture has declined significantly since 1996 when it accounted for 6% of GVA-R. Clearly, consistent decline in this sector and the primary sector in general will influence negatively on the provinces unemployment and poverty reduction objectives.

In 2007, manufacturing accounted for 19.2% and ranked as the second highest contributor to the GVA-R. Manufacturing has declined marginally since 1996. This decline has been linked to decline of the mining and agricultural sector, which comprises “products from the petrochemicals and chemical complex, metal products (together with machinery and equipment) and “food and beverages” and products from the wood sector.

Finally, wholesale and trade (trade) which also comprises tourism related activities is another important sector for Mpumalanga. In 2007 trade ranked as the 5th highest contributor (10.6%) to the provincial GVA after mining, manufacturing, finance , and community services. Data from 2006 indicate that this sector has declined markedly (-8%) since 2001 which is an indicator of less than impressive growth in tourism. It is also probable however that this decline is an indicator of the strong linkage between the primary and tertiary sector.

In many respects, the GSDM economy exhibits attributes that are similar to those of both the Mpumalanga and national economies. Unemployment and poverty rates are unacceptably high, economic growth rate has not been of a scale and depth that is able to significantly reduce these development challenges and inequality levels are high and increasing.

Critically, however, the GSDM economy is faced by two structural weaknesses. On the one hand; it is highly reliant on unbeneficiated export oriented agriculture, as well as capital-intensive mining and petrochemicals industries. On the other hand; the bulk of the economic activities are concentrated within the TEKS industrial area with extremely limited connection to the rest of the GSDM economy. The lack of beneficiation is arguably a key driver to the high levels of economic leakages, low job creation capacity, and weak economic growth within GSDM. The lack of beneficiation on the other hand is often attributable to lack of focused investment in education and skills development, entrepreneurial development, as well as poor household and economic infrastructure.

2.4.2 GROSS VALUE ADDED BY REGION (GVA-R)

Between 1996 and 2007, Msukaligwa’s economy grew by 22%, which was equal to the provincial growth but considerably less than national growth. The local economy is small, contributing only ±1.6% to the provincial economy.


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TABLE 2.6: GVA-R (CONSTANT 2000 PRICES)

AREA

GVA-R (CONSTANT 2000 PRICES)

(R000’S)

1996

2001

2007

Change (2001 – 2007)

National 757 167 792 862 253 562 1 125 166 423 30%

Mpumalanga 52 534 119 60 177 002 73 513 116 22%

GSDM 16 368 109 18 583 841 23 511 687 27%

Msukaligwa 2 175 698 2 395 021 2 923 225 22%


2.4.3 SECTOR SHARE OF GVA-R

TABLE 2.7 below indicates the 2007 sector share of GVA-R in Msukaligwa, GSDM, Mpumalanga and the R.S.A. The local economy in Msukaligwa is dominated by the Finance, Community Services, Transport, Trade and Mining sectors. It is interesting to note that Agriculture contributes only 7% to the local GVA.

TABLE 2.7: GVA SHARES BY BROAD ECONOMIC SECTORS [%, 2007]

ECONOMIC SECTOR

NATIONAL

MPUMALANGA

GSDM

MSUKALIGWA

Agriculture 3,4% 4,7% 6,0% 7,0%

Mining 7,6% 21,2% 17,9% 13,6%

Manufacturing 18,2% 19,2% 32,2% 1,8%

Electricity 2,5% 5,3% 4,3% 3,2%

Construction 2,9% 2,4% 2,0% 1,2%

Trade 13,8% 10,6% 8,9% 14,7%

Transport 9,0% 8,0% 6,4% 15,4%

Finance 22,1% 13,3% 11,6% 24,1%

Community Services 20,4% 15,3% 10,6% 19,1%



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2.4.4 BUSINESS AND INDUSTRIAL SURVEY

2.4.4.1 GENERAL

The business and industrial component of each town / settlement in Msukaligwa was categorized in the following components:

Business services / offices, subcategorized into financial and other business services;

Retail trade, subcategorized into 16 categories; and

Industrial / commercial, subcategorized into wholesale and warehousing, transport, truckstop and repair, non-noxious industries and noxious industries.

The number of business and industrial concerns in each of the abovementioned categories in each town / settlement is summarized in Table 2.8 .


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TABLE 2.8: BUSINESS AND INDUSTRIAL/COMMERCIAL CONCERNS IN MSUKALIGWA URBAN AREAS

TYPE OF CONCERNS

URBAN AREAS

TO

TA

L

PE

RC

EN

TA

GE

Erm

elo

/ W

esselton

Bre

yte

n/

kw

azanele

Chri

ssie

sm

eer/

Kw

achib

ikhulu

Davel / K

wadela

Loth

air

/ S

ilindile

Warb

urt

on /

Ngang

a

Sheep

mo

or

No. of Establishments

Business Services/Offices 98 9 - - 1 - - 107 20.3%

Financial 14 3 - - - - - 17 3.2%

Other 84 6 - - 1 - - 90 17.1%

Retail Trade 273 35 14 11 18 4 2 357 67.6%

Motor trade and repair services (include motorcycle, spares and accessories)

27

2

1

-

1

-

-

31

5.9%

Filling stations (Fuel) 8 1 1 - 1 - - 11 2.1%

Coal merchants 7 3 1 2 - - - 13 2.5%

Grocers and dealers in foodstuff (Butchers, Dairies etc)

30

4

-

2

2

-

-

38

7.2%

Catering services (Restaurants, bars, canters, beer-halls and fast-food outlets)

31

4

3

1

2

1

-

42

7.9%

Bottle stores 14 5 2 3 4 1 1 30 5.7%

Outfitters & shoe stores 18 4 - - - - - 22 4.2%

Furniture and appliances 18 1 - - - - - 19 3.6%

Books and Stationers 10 - - - - - - 10 1.9%

Jewelers 7 - - - - - - 7 1.3%

Chemists 9 - - - - - - 9 1.7%

Building material, hardware and scrap metal dealers

27

2

1

-

-

-

-

30

5.7%

Sport and entertainment (Bicycle) 7

-

-

-

-

-

-

7

1.3%

General department stores (eg. Game)

8

1

-

-

-

-

-

9

1.7%

General dealers 26 7 4 3 8 2 1 51 9.6%

Dealers in miscellaneous goods (other)

26

1

1

-

-

-

-

28

5.3%

Industrial / Commercial 54 2 1 1 5 1 - 64 12.1%

Wholesale and Warehousing 27 - 1 1 2 - - 31 5.9%

Transport, truck stop and repair 15 2 - - 1 - - 18 3.4%

Non noxious Industries 12 - - - 2 1 - 15 2.8%

Noxious Industries - - - - - - - - -

TOTAL

425

46

14

12

24

5

2

528

100.0%

PERCENTAGE

80.5%

8.7%

2.7%

2.3%

4.5%

0.9%

0.4%

100.0%

Source: Abacus Land use survey, 2008


21

The following can be deduced from Table 2.8:

Ermelo/Wesselton is by far the most important business destination in Msukaligwa. 80,5% of the total number of business concerns in the municipality is situated in this area.

Ermelo’s regional role is underlined by the fact that 91,6% of the financial and other business services concerns in the municipality are situated here.

Breyten/Kwazanele is the second most important business destination in Msukaligwa. It is, however, small in comparison to Ermelo/Wesselton, accommodating only 8,7% of the total number of businesses in the municipality and most of these businesses are aimed at a very local market.

The combined number of business concerns in all the other towns/settlements make up only 10,8% of total concerns in Msukaligwa.

As far as types of business concerns are concerned, retail trade dominates with 67,6% of the total number of concerns, followed by business services/offices (20,3%) and industrial/commercial concerns (12,1%).

The business and industrial/commercial components in the two biggest towns, namely Ermelo/Wesselton and Breyton/Kwazanele, are analysed in more detail below.

2.4.4.2 ERMELO/WESSELTON

Ermelo/Wesselton is the primary business destination in Msukaligwa – 80,5% of the total number of businesses in the municipality are located here, while Ermelo is also the seat of all the higher order businesses serving the wider area. Table 2.9 gives a breakdown of the location and number of businesses in the area, from which it can be seen that 75,5% of all the concerns are located in Ermelo, 13,4% are located in the industrial area and 11,1% are located in Wesselton.

2.4.4.3 BREYTEN/KWAZANELE

Breyten/Kwazanele is the second most important business destination in Msukaligwa, with 8,7% of the total number of business concerns in the municipality. From Table 2.10 it can be seen that 74% of the businesses are situated in Breyten, while 26% are located in Kwazanele.


22

TABLE 2.9: BUSINESS AND INDUSTRIAL / COMMERCIAL CONCERNS IN ERMELO / WESSELTON

TYPES

AREA

T

OT

AL

P

ER

CE

NT

AG

E

Erm

elo

Erm

elo

–

Ind

ustr

ial

Are

a

Wes

selt

on


Business Services / Offices 92 2 4 98 23,1%

Financial 14 - - 14 3,3%

Other 78 2 4 84 19,8%

Retail Trade 221 9 43 273 64,2%


27

-

-

27

6,4%

Filling stations (Fuel) 8 - - 8 1,9%

Coal merchants - - 7 7 1,6%

Grocers and dealers in foodstuff (Butchers, Dairies etc).

23

-

7

30

7,1%


26

-

5

31

7,3%

Bottle stores 9 - 5 14 3,3%

Outfitters & shoe stores 18 - - 18 4,2%

Furniture and appliances 18 - - 18 4,2%

Books and Stationers 10 - - 10 2,4%

Jewelers 7 - - 7 1,6%

Chemists 9 - - 9 2,1%

Building material, hardware and scrapmetal dealers 14 7 6 27 6,4%

Sport and entertainment (Bicycle) 7 - - 7 1,6%

General department stores (eg. Game) 8 - - 8 1,9%

General dealers 15 2 9 26 6,1%

Dealers in miscellaneous goods (Other) 22 - 4 26 6,1%

Industrial/Commercial 8 46 - 54 12,7%

Wholesale and Warehousing 6 21 - 27 6,4%

Transport, truck stop and repair 2 13 - 15 3,5%

Non noxious industries - 12 - 12 2,8%

Noxious industries - - - - -

TOTAL

321

57

47

425

100,0%

PERCENTAGE

75.5%

13.4%

11.1%

100.0%

Source: Abacus land use survey, 2008


23

TABLE 2.10: BUSINESS AND INDUSTRIAL/COMMERCIAL CONCERNS IN

BREYTEN/KWAZANELE

TYPE OF BUSINESS CONCERNS

AREA

T

OT

AL

P

ER

CE

NT

AG

E

Bre

yte

n

Kw

azan

ele


Business Services/Offices 8 1 9 19,5%

Financial 3 - 3 6,5%

Other 5 1 6 13,0%

Retail Trade 24 11 35 76,1%


2

-

2

4,3%

Filling Stations (Fuel) 1 - 1 2,2%

Coal merchants - 3 3 6,5%

Grocers and dealers in foodstuff (Butchers, Dairies, etc) 3 1 4 8,7%


3

1

4

8,7%

Bottle stores 3 2 5 10,9%

Outfitters and shoe stores 4 - 4 8,7%

Furniture and appliances 1 - 1 2,2%

Books and Stationers - - - -

Jewelers - - - -

Chemists - - - -

Building material, hardware and scrap metal dealers 2 - 2 4,4%

Sport and entertainment (Bicycle) - - - -

General departmental stores (eg. Game) 1 - 1 2,2%

General dealers 3 4 7 15,1%

Dealers in miscellaneous goods (Other) 1 - 1 2,2%

Industrial/Commercial 2 - 2 4,4%

Wholesale and Warehousing - - - -

Transport, truck stop and repair 2 - 2 4,4%

Non noxious industries - - - -

Noxious industries - - - -

TOTAL

34

12

46

100.00%

PERCENTAGE

73.9%

26.1%

100.0%



24

The majority of the businesses (76,1%) are retail trade concerns aimed at the local market in the town and surrounding countryside.

2.4.4.4 CONCLUDING REMARKS

Ermelo is a regional business centre, accommodating higher-order businesses and industries serving a wide surrounding hinterland. The business components of all the other towns and settlements in the study area are small and have a purely local function. Approximately 84% of the industrial and commercial concerns are situated in Ermelo. Existing industrial concerns can be categorized into the following main categories, namely:

logistics related concerns (warehouses, transport companies, etc.);

industries serving the coal mines (mining supply companies, etc.);

industries serving agriculture (grain silo’s, animal feed producers, farming supplies, etc.).

Although there are many informal business activities (spaza shops, shebeens, street trading, etc.) in the township areas, formal business development lags behind – the township communities are forced to shop in the established business areas in the former white towns. Business development in Ermelo has experienced a strong growth phase during the last decade in line with economic growth in South Africa, however very little (if any) business development was experienced in any of the other towns and settlements.

2.4.5 ECONOMIC OPPORTUNITIES As far as future economic growth in the study area is concerned, opportunities include the following:

2.4.5.1 TRANSPORT AND LOGISTICS

Two major transportation corridors run through the study area, namely the N17 Gauteng/Swaziland road corridor and the N17/N2 Gauteng/Richards Bay road and rail corridor, while national road N11 and a number of major provincial roads also run through the area, all converging in Ermelo.


25

The importance of transport and logistics in the local economy is reflected by the large number of transport and related businesses which are already located in Ermelo. The importance of transport in the economy of the wider area is also considered in the GSDM SDF, 2009. Future growth in the South African economy and the consequent increased freight and people movement between Gauteng and the Southern African eastern seaboard will provide further impetus to the local transport and logistics sector.

2.4.5.2 COAL MINING

The western part of Msukaligwa has abundant coal reserves and coal mining has been an important sector in the local economy for many years. Increased international and local (Eskom) demand for coal has provided a huge impetus to the South African coal mining industry – and Msukaligwa is no exception. Plans are in the pipeline for a number of new coal mines in the vicinity of Ermelo and these will have a significant positive impact on the local economy, not only directly through the creation of more jobs, but also indirectly through the stimulation of other economic sectors such as transport, construction, etc. It should however be mentioned that coal mining may have a number of negative environmental impacts which may affect other sectors of the economy (eg. tourism) and which will need to be managed carefully into the future.

2.4.5.3 AGRICULTURE

Although agriculture (and forestry) dominates the physical landscape in Msukaligwa, its contribution to the local economy is relatively small because the product is exported from the area almost entirely in an unbeneficiated form. Opportunities for local benefication of a wide variety of agricultural products (eg. wool, dairy, meat and poultry, fruit and vegetables, etc.) should be identified and, if economically viable, actively promoted.

2.4.5.4 ECO-TOURISM

The Chrissiesmeer lakes district incorporates some unique and very beautiful landscapes somewhat reminiscent of the Scottish highlands and offers world-class bird watching opportunities. Furthermore the area is located roughly halfway between the O.R. Tambo International Airport gateway and the Mpumalanga Lowveld/Kruger National Park and can therefore be marketed as an interesting/worthwhile stopover for the international tourist traveling between these destinations.


26

Although some tourism related development has taken place in and around Chrissiesmeer during the last number of years, much more can be done to promote the area as a world-class bird watching destination and to develop facilities aimed at the tourism and leisure market.

2.4.6 THREATS TO ECONOMIC GROWTH Threats to sustainable economic growth in Msukaligwa include the following:

2.4.6.1 INADEQUATE INFRASTRUCTURE

Infrastructure provision and maintenance is the core business of any local authority and a sound infrastructure network is a key pre-requisite for sustainable economic growth. As will become abundantly clear later on in this Report (Sections 2.7 and 2.8) there are significant backlogs i.r.o. infrastructure installation and maintenance in all the towns in Msukaligwa. Furthermore the bulk capacities i.r.o. potable water, electricity and sewerage outfall works are in most instances inadequate to accommodate meaningfull future urban expansion.

2.4.6.2 DISTANCE FROM MAJOR MARKETS

Msukaligwa has a rich resource base, however the area is relatively far from the major markets, eg. Gauteng and Durban. This means that the raw products of the area (eg. coal, wood, grain, etc.) are exported by means of bulk freight transport and beneficiated elsewhere.

2.4.6.3 SKILLS SHORTAGE

The low average educational and skills levels of the local population pose an obstacle to economic growth and diversification – most job seekers are only suitable for unskilled or semi-skilled jobs. Only a small fraction of the total population have entrepreneurial skills and know-how.

2.5 URBAN LAND USE

2.5.1 ERMELO/WESSELTON (SEE MAPS 3-6)

2.5.1.1 GENERAL

Ermelo was founded in 1880 and named after the town of Ermelo in the Netherlands. Today it is a large, established town with a well developed business sector and social/community facilities serving the surrounding district. The town has experienced rapid development during the last decade.


27

Wesselton is situated north of Ermelo and serves as its dormitory township, consisting mostly of a mix of formal and informal housing with very few job opportunities and other higher order land uses.

2.5.1.2 RESIDENTIAL LAND USE

The majority of residential units in Ermelo and Wesselton are single dwellings on separate stands. Single residential densities in the older parts of Ermelo are considerably lower than in Wesselton, where 250m² stands are the norm. Multiple residential complexes (flats, townshouses, etc.) occur primarily in Ermelo, and the recent trend is towards higher density development. A total of ±5 500 informal shacks were observed in the study area, of which ±3 000 are situated in New Ermelo east of Ermelo, and ±2 500 on vacant land in between formal developments in Wesselton, in some instances on land which is unsuitable from a geotechnical perspective.

TABLE 2.11: ERMELO/WESSELTON RESIDENTIAL STATUS QUO

TYPES OF UNITS

NUMBER OF UNITS

ERMELO WESSELTON TOTAL

Single Residential 4 602 7 896 12 498

Multiple Residential 768 240 1 008

Informal Shacks (unserviced) ±3 000 ±2 500 ±5 500

TOTAL RESIDENTIAL UNITS ±8 370 ±10 636 ±19 006


2.5.1.3 BUSINESS AND INDUSTRIAL LAND USE

Business land uses in Ermelo are primarily concentrated in the CBD and most of the business concerns are retailers. A number of higher-order business concerns are however also situated in Ermelo. The town experienced rapid business development during the recent past, with a number of new shopping and business complexes being completed. Formal business uses in Wesselton are restricted to a few small local centers. A number of informal business activities (spaza shops, shebeens, backyard mechanics, etc.) as well as street trading were observed in the township. Industrial and commercial concerns are mostly located in the industrial area east of Ermelo. There are a number of vacant industrial erven in this area.


28

2.5.1.4 INSTITUTIONAL USES AND COMMUNITY FACILITIES

Institutions and community facilities in Ermelo/Wesselton include the following:

Ermelo

Civic centre and Local Municipal head office; New District Municipality offices; Provincial hospital; Private hospital; Clinic; Library; Fire and emergency services; Magistrates court; SAPS; Post office; Government hospital and private clinic; Various parks and sports facilities; Branch offices of all provincial government departments; 4 Primary schools; 2 Secondary schools; 1 Combined school; 1 Tertiary educational institution (Gert Sibande College); A number of churches, mosques and crèches.

Wesselton

Community development centre; Clinic; SAPS; Sport stadium; 5 Primary schools; 4 Secondary schools; 1 Adult education centre; 1 Tertiary educational institution; A number of churches and crèches.

2.5.1.5 VACANT LAND Vacant land in close proximity of the existing urban areas is mostly

restricted to low-lying, undevelopable areas adjacent to spruits/watercourses. A number of undeveloped parks occur throughout the area, as well as vacant community facility stands, especially in Wesselton.


29

2.5.2 BREYTEN/KWAZANELE (SEE MAPS 7-9)

2.5.2.1 GENERAL

Breyten originated as an agricultural support centre between Ermelo and Carolina. The town experienced some decline with the realignment of Provincial Road R36 which originally ran through it to bypass it on the southeast. However, the recent upsurge in coal mining activities in the surrounding area is expected to provide some growth stimulus to the town. Kwazanele township is situated south of Breyten and serves as its dormitory township. Kwazanele can be characterized as a monofunctional residential area with very few employment areas and other high-order land uses.


The majority of residential units in Breyten and Kwazanele consist of single dwellings on separate stands. Stand sizes range from an average of 1000m² in the old part of Breyten, through ±400m² in the new extensions to the north, to ±250m² in Kwazanele. Two small informal settlements exist, west of Breyten on the undeveloped part of Extension 4, and east of Kwazanele abutting Provincial Road R36 on the south, while some informal settlement also takes place on proclaimed stands in Kwazanele.

TABLE 2.12 : BREYTEN/KWAZANELE RESIDENTIAL STATUS QUO

TYPES OF UNITS

NUMBER OF UNITS

BREYTEN KWAZANELE TOTAL

Single Residential 848 2 450 3 298

Multiple Residential 20 - 20

Informal Shacks (unserviced) 80 100 180

TOTAL RESIDENTIAL UNITS 948 2 550 3 498

VACANT RESIDENTIAL STANDS 410 - 410



Business land uses are mostly concentrated along Breyten’s main street – approximately 75% of the total number of formal businesses in the area are situated here. Most of the formal business concerns are retailers – business services and industrial/commercial concerns make up only approximately 24% of the total number of concerns. A number of informal business activities (spaza shops, shebeens, backyard mechanics, etc.) were observed in Kwazanele.


30

The CBD’s of both Breyten and Kwazanele show signs of urban decay and stagnation – a number of buildings are vacant or inadequately maintained and the street reserves and other public spaces also make a poor impression.


Institutions and community facilities in Breyten/Kwazanele include the following:

Breyten

Municipal offices, pay point, library, vehicle license testing ground;

Magistrate’s court; SAPS; Post office; Primary school (with well-developed sports grounds); A number of churches; Children’s playground; Churches.

Kwazanele

Community development centre; Clinic; Library; Municipal pay point; 3 Primary schools; 1 Secondary school; Sportsfields/courts; Churches and crèhes.

2.5.2.5 VACANT LAND

In addition to the ±410 vacant residential stands in Breyten, there are a number of vacant community facility stands in Kwazanele. Other vacant land within the urban areas consists mostly of public open space and undevelopable parcels of land.

2.5.3 CHRISSIESMEER/KWACHIBIKHULU (SEE MAPS 10,11)

2.5.3.1 GENERAL

Chrissiesmeer was originally established to serve the surrounding farming areas. Although it could never be described as a thriving town,


31

its decline has been particularly evident during the past few decades, going hand-in-hand with the increasing commercialization of farming and the gradual depopulation of the rural areas. Lately, the tourism potential in the area has sparked somewhat of a revival in the town’s fortunes – property prices have shown steep increases with lots of interest from the holiday home market, while a number of existing houses have been converted into guesthouses and cottages.

Kwachibikhulu township is situated east of Chrissiesmeer, separated from it by the spruit and low-lying area. Kwachibikhulu can be categorized as a mono-functional dormitory township.


All the residential units are single dwellings on separate stands. The original stands in Chrissiesmeer are large, on average ±2250m². However, a number of these stands have been subdivided. Stand sizes in the new Chrissiesmeer extension to the north and in Kwachibikhulu range mostly between 250 and 300m². All the housing units are formal – a major subsidy-linked housing project has recently been completed in the area.

TABLE 2.13 : CHRISSIESMEER/KWACHIBIKHULU RESIDENTIAL STATUS QUO

TYPE OF UNITS

NUMBER OF UNITS

OLD PART OF

CHRISSIESMEER

NEW PART OF

CHRISSIESMEER

AND

KWACHIBIKHULU

TOTAL

Single Residential 96 710 806

Multiple Residential - - -

Informal Shacks - - -

TOTAL RESIDENTIAL

UNITS

96

710

806

VACANT RESIDENTIAL

STANDS

86 -

86



Existing businesses (mostly small retailers) are located along the N17, which runs through the old part of Chrissiesmeer. A large building/farming supply business is situated opposite Kwachibukhulu abutting the N17 on the south, while an abbatoir is situated ±500m south of Chrissiesmeer on the shore of Lake Chrissie. Informal businesses in


32

the form of spaza shops, shebeens, etc. were observed in Kwachibikhulu.


Institutional uses and community facilities in Chrissiesmeer/ Kwachibikhulu include the following:

Municipal offices, library and pay point in Chrissiesmeer, and another pay point in Kwachibikhulu;

A post office in Chrissiesmeer and post boxes in Kwachibikhulu;

SAPS in Chrissiesmeer;

2 Primary schools in Chrissiesmeer (1 in the old and 1 in the new part) and a secondary school in Kwachibikhulu – the Chrissiesmeer Primary School Hostel is vacant and in a dilapidated condition;

Community hall in Chrissiesmeer;

Créche/day care centre in Kwachibikhulu;

Community development centre in Kwachibikhulu;

Clinic in Kwachibikhulu;

A number of churches.

2.5.3.5 VACANT LAND

In addition to the vacant stands in Chrissiesmeer there are large parcels of vacant land between Chrissiesmeer and Kwachibikhulu – most of this land may however not be developable due to floodlines and adverse soils conditions.

2.5.4 DAVEL/KWADELA (SEE MAPS 12-14)

2.5.4.1 GENERAL

Davel is a very small town situated north of the N17 between Bethal and Ermelo on the western edge of Msukaligwa. Most of the erven have never been built on. Lately the municipality has started building subsidy-linked housing on some of these stands, however the town remains unsustainable, with no supporting local economic base.

Kwadela township was established south of Davel between the Johannesburg/Richards Bay rail line and the N17. As in the case of Davel, there is no existing local economic base and the settlement in its current form is unsustainable.


33


All the residential units are single dwellings on separate stands. Most of the original stands in Davel have an average size of ±2000m², however, a number of vacant residential blocks have been consolidated and re-subdivided into ±500² stands for subsidy-linked housing during the past few years. Residential stands in Kwadela range mostly between 250 and 400m², however some larger stands up to 1000m² can be found. There are no informal settlements.

TABLE 2.14 : DAVEL/KWADELA RESIDENTIAL STATUS QUO

TYPE OF UNITS

NUMBER OF UNITS

DAVEL KWADELA TOTAL



Informal Shacks (unserviced) - - -

TOTAL RESIDENTIAL UNITS 250 950 1200

VACANT RESIDENTIAL STANDS 334 13 347


NOTE: Approximately 200 houses in Davel are subsidy-linked, some still under construction.


Existing businesses in Davel/Kwadela are mostly small retailers aimed at supplying the basic needs of the local community. There are a number of vacant shops/business buildings in Davel, and even the occupied buildings are badly maintained and dilapidated. Some informal businesses (spaza shops, shebeens, etc.) were observed in Kwadela and in Davel.


Institutions and community facilities in Davel/Kwadela include the following:

Davel

SAPS; Post office; Primary school

Kwadela

Department of Home Affairs;


34

Community development centre; Combined school; Primary school under construction; A few churches.

2.5.4.5 Vacant Land

As indicated in Table 2.10 above, there are ±350 vacant stands in Davel, many of which are still the original 2000m² stands, and which can accommodate urban growth in the foreseeable future.

2.5.5 LOTHAIR/SILINDILE (SEE MAPS 15-17)

2.5.5.1 GENERAL

The Lothair/Silindile economy is centred almost exclusively around the forestry industry, with a large sawmill situated in Lothair. Lothair itself has a very small residential component (most of the workers stay in Silindile), however there are a number of businesses aimed at the surrounding communities. Silindile is situated approximately 1km east of Lothair abutting the road connecting to Provincial Road R33 and is largely residential. Although a large part of Silindile has been formalized recently, a substantial part of the township remains informal.


While there are only ±36 housing units in Lothair, Silindile has a total of ±1800 houses, of which ±1520 are subsidy-linked houses on formalized stands. In-situ upgrading has been undertaken on a section of the erstwhile informal settlement in the northern part of Silindile, however ±280 houses have not yet been formalized and serviced. Residential stand sizes in the southern part of Silindile average ±250m², however in the northern part where the in-situ upgrading was undertaken the stands are generally larger and considerable variations in size occur.

TABLE 2.15 : LOTHAIR/SILINDILE RESIDENTIAL STATUS QUO

TYPE OF UNITS

NUMBER OF UNITS

LOTHAIR SILINDILE TOTAL


Multiple Residential 30 - 30

Informal Shacks (unserviced) - 280 280


VACANT RESIDENTIAL STANDS 37 20 57



35


In addition to the sawmill and grain silo’s there are a number of small businesses in Lothair (mostly retail) catering for Silindile and the surrounding rural communities. Silindile has a few formal businesses (mostly general dealers), while a number of informal businesses (spaza shops, shebeens, etc.) were observed.


Institutions and community facilities in Lothair/Silindile include the following:

Lothair

SAPS; Post office; Primary school.

Silindile

Department of Home Affairs; Community development centre; New clinic; Primary school; Secondary school; Some churches and crèches.

2.5.6 WARBURTON/NGANGA (SEE MAPS 18,19) 2.5.6.1 GENERAL

The Warburton/Nganga economy is centred around the forestry industry and the York Timbers Jessievale sawmill. York Timbers security village (±30 houses and a clubhouse) abuts the N17 on the south, west of the sawmill, while Nganga abuts the N17 on the north opposite the sawmill. The business component is small and localized, aimed at supplying the basic needs of the local community. Nganga started out as an informal settlement and has subsequently gone through an in-situ formalization process.


While there are only ±30 houses in the York Timbers security village, there are a total of ±490 houses in Nganga. The housing in the security


36

village is of a high standard, while the housing in Nganga consists of a mix of subsidy-linked houses and informal shacks on surveyed stands. Because the upgrading is of an in-situ nature, stand sizes vary significantly.

TABLE 2.16 : WARBURTON/NGANGA RESIDENTIAL STATUS QUO

TYPE OF UNITS

NUMBER OF UNITS

WARBURTON NGANGA TOTAL

Single Residential (including houses/shacks on surveyed stands

30

470

500


Informal Shacks (unserviced) - 20 20


VACANT RESIDENTIAL STANDS - - -



Business land use is dominated by the Jessievale sawmill and York Timbers offices in the western part of the study area, abutting the N17 on the south. Two general dealers and a liquor store are situated in the area, while informal business uses occur in Nganga.

2.5.6.4 COMMUNITY FACILITIES

Community facilities in Warburton/Nganga include the following:

Clinic;

Gravel sportsfields in Nganga;

York Timbers social club;

Warburton Combined School approximately 800m south of the N17.

2.5.6.5 VACANT LAND

A number of large vacant community facility stands are present in Nganga.

2.5.7 SHEEPMOOR (SEE MAPS 20,21)

2.5.7.1 GENERAL

The Sheepmoor settlement emerged around the Johannesburg/Richards Bay rail line station just north of the N2 approximately 41km southeast of


37

Ermelo. The settlement is mainly residential and, other than surrounding agricultural activities, there is no local economic base.


The original residential stands in Sheepmoor are large (on average ±2200m²), however a number of these stands have been sub-divided for subsidy-linked housing. There are a total of ±600 houses in the settlement, of which ±30 are informal, unserviced shacks.


The settlement has a very small business component, consisting of a general dealer and a liquor store.

2.5.7.4 COMMUNITY FACILITIES

Community facilities in Sheepmoor include the following:

Primary school ±1,5km north of the settlement;

Secondary school;

New primary school under construction;

Community hall;

Post office;

New Clinic;

Police station;

2 Churches.

2.5.7.5 VACANT LAND

There are a total of ±220 vacant large residential stands in Sheepmoor – more than adequate to accommodate what little growth there may be in the foreseeable future.

2.6 RURAL LAND USE

2.6.1 GENERAL (SEE MAP 22)

The most prevalent land uses in the rural areas of Msukaligwa are commercial agriculture and forestry. A number of conservation/protected areas can also be found in the municipality, while significant coal mining occurs in the Ermelo area.

2.6.2 AGRICULTURE (SEE MAPS 22 AND 23)

The majority of rural land in the Msukaligwa municipal area is utilized for commercial agricultural purposes.


38

The grassland areas (see Map 22) are used for cattle and sheep grazing. In this regard it should be noted that the Carolina/Bethal/Ermelo triangle which supports an important sheep (and wool) farming sector, is primarily located within the municipality. Although soils in large parts of the area are not ideally suited to arable agriculture (see Map 23), vast areas are being utilized for dryland crop cultivation (crops such as maize, sunflowers and beans). Apple farming in the area between Breyten and Hendrina is on the increase due to suitable climatic conditions. No significant beneficiation of agricultural produce occurs within the municipality. Improvements on the commercial farms mostly include the farmsteads (farmer’s house, yard, barns, etc.) and labourers compounds.

2.6.3 FORESTRY (SEE MAP 22)

Significant forestry occurs in the eastern part of Musakaligwa, east of Warburton,

Lothair and Sheepmoor towards Swaziland (see Map 22). Forestry is a major income generator and plays an important role in the local economy.

Mondi, Sappi and SAFCOL are the major role players in the local forestry

industry. They all have very strong conservation policies and a number of environmentally sensitive areas within the forestry plantations are being preserved.

The major land uses which accompany the forestry plantations are workers

housing/settlements, sawmills and roads and rail infrastructure to transport the logs and wood.

2.6.4 CONSERVATION AREAS (SEE MAP 24)

Map 24 indicates a number of conservation areas in and around Msukaligwa, as follows:

The Holkranse natural heritage area is situated on the N17 midway between Ermelo and Chrissiesmeer.

The Theespruit protected area is situated in Albert Luthuli Municipality abutting the northeastern boundary of Msukaligwa.

The Amsterdam conservancy and Athlone Nature Reserve is situated mostly in Mkhondo Municipality on the southeastern boundary of the municipality.

The Morgenstond Dam nature reserve straddles the southeastern boundary of the municipality.


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The Jericho Dam nature reserve conserves grasslands areas around the dam, which is situated in the southeastern part of the municipality.

The Nu Scotland conservancy is situated on Provincial Road R65 in the eastern part of the municipality south of the Chrissiesmeer panveld and northwest of the Jericho Dam.

The Rietvaal conservancy straddles the southwestern boundary of the municipality along the Vaal River, and is characterized by extensive floodplain wetlands.

2.6.5 MINING (SEE MAPS 25 AND 26)

While there are some sand and granite quarries in the area, local mining activity is dominated by coal extraction. The Ermelo Coalfield which lies in the western and central parts of the municipality has rich reserves which can be exploited for many years to come. The worldwide economic growth in the first half of the decade, together with the South African electricity crises, stimulated the demand for coal and a large number of mining right applications were lodged in the area during the past few years – it is expected that coal mining activities will increase significantly in the foreseeable future.

Mining methods consist mainly of board-and-pillar underground extraction, with

opencast mining in those areas where the coal seams are sufficiently shallow. Mining-related land uses include shafts, equipment stores and workshops, coal washing plants, coal storage areas, waste rock and topsoil dumps, and mining-related infrastructure such as roads, conveyers, rail sidings, etc. These land uses have a significant negative environmental and aesthetic impact.

2.6.6 CAMDEN POWER STATION

Eskom’s Camden Power Station is situated on the N2 ±15km southeast of Ermelo, in the Ermelo coal belt. This power station was mothballed for many years but has now been recommissioned in response to the national electricity crises. The residential village adjacent to the power station is largely vacant and is due to be demolished to make way for future coal mining.

2.7 TRANSPORTATION (See Map 27)

2.7.1 ROAD INFRASTRUCTURE

The road network in Msukaligwa Municipality consists of national, provincial, municipal and private roads. The main roads within the municipality are shown on Map 27 and are discussed below:


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2.7.1.1 NATIONAL ROADS

Three national roads traverse the municipality, all of them passing through Ermelo, as follows:

the N17 running east-west through Msukaligwa, linking Gauteng to the west with Swaziland (Oshoek border post) to the east;

the N11 running north-south through the municipality, linking Middelburg to the north with Newcastle to the south; and

the N2, which starts at Ermelo and runs southeastward towards Piet Retief, Pongola and Durban via the North Coast.

The South African National Roads Agency Ltd. (SANRAL) is responsible for the maintenance of the abovementioned three roads. The roads are in reasonable condition, however heavy freight traffic (especially coal trucks) contribute significantly to the deterioration of the road surfaces and road maintenance lags behind. The N17 between Johannesburg and Bethal is currently being upgraded and tolled – this may have an influence on future traffic volumes on the N17 and N2 through Msukaligwa.

2.7.1.2 PROVINCIAL ROADS

The Mpumalanga Department of Roads and Transport is responsible for the maintenance of the provincial road network which includes the following regional roads:

the R39, linking Ermelo with Standerton towards the southwest, via Morgenzon;

the R36, running northwards from the N17 ±8km northeast of Ermelo to the N4 at Machadodorp, via Breyten and Carolina:

the R65, linking Ermelo with Amsterdam to the east; and

the R33, running north-south through the eastern part of Msukaligwa, linking Vryheid with the N17, via Piet Retief and Amsterdam.

A number of sub-regional roads, some tarred, but mostly gravel, traverse the rural areas of Msukaligwa.


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Generally the provincial roads are in a fair condition. Resealing and pothole repairs take place on an ongoing basis, and with a few exceptions regional mobility is not seriously impaired. Road freight transport, specifically coal transport, significantly contributes to the deterioration of provincial road surfaces.

2.7.1.3 MUNICIPAL ROADS

Local roads in the urban areas are maintained by the municipality. Most of the roads in the previous white towns are paved and reasonably well maintained, while most of the roads in the township areas are unpaved and in a bad state of repair, especially during the summer rainy season.

2.7.2 RAIL INFRASTRUCTURE

There are a number of rail lines traversing Msukaligwa, as follows:

the east-west Johannesburg/Richards Bay rail line passing through the southern part of the municipality, running roughly parallel to the N17/N2, with stations at Davel, Ermelo and Sheepmoor;

a north-south rail line running from Ermelo northwards through Breyten towards Carolina;

a spur branching off the Ermelo-Breyten line running eastwards to Lothair; and

a line running from Davel towards the northwest.

No passenger services are provided on any of these lines – they are utilized for bulk freight, such as coal, timber, fuel, maize, etc. The rail infrastructure is owned and operated by Spoornet. The use of rail to transport coal has increased in the last number of years as mines have been constructing their own sidings to link into the Richards Bay coal line. The more extensive use of rail transport can potentially play a vital role to increase the sustainability of the road system in the municipality. In this regard ESKOM identified the construction of a new heavy haul rail line from Ermelo to Majuba as a solution for long term coal supply to the Majuba Power Station. The present road-trucking of coal to Majuba is damaging the road infrastructure and is presenting a safety risk to public and other road users. Once the new railway line is commissioned, it will replace the road-trucking of coal to Majuba. The project will be funded and be operated by ESKOM. The new rail corridor will relieve the pressure on the busiest road corridor in the Gert Sibande District between Ermelo and Volksrust.


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2.7.3 AIR TRANSPORT INFRASTRUCTURE There are two airfields in the area, namely the Ermelo airfield which has a tarred runway and is registered for day flights, and the Warburton airfield which is mainly used by the forestry companies for fire spotting and fighting.

2.7.4 PUBLIC TRANSPORT

As the rail service is exclusively dedicated to freight, public transport is road based and hinges on two systems, namely bus transport and minibus taxi transport. Minibus taxi transport is by far the most prevalent form of public transport and is used by the vast majority of township residents in the study area. Various taxi associations provide a variety of commuting and long distance services. Most taxi ranks can be classified as informal or semi-formal. Many of these ranks have no surfaced area, shelter or ablutions.

Bus transport is primarily rendered on a contract basis to the mines, while there is also a non-subsidized service to some schools in the area.

The low rural population densities within the municipality makes public transport services in these areas uneconomical. The disadvantaged rural communities are not only the poorest and the farthest away from existing social facilities and economic opportunities, but are also the most immobile because of this problem.

2.8 ENGINEERING SERVICES INFRASTRUCTURE [SEE MAP 28]

2.8.1 ACCESS TO SERVICES

Table 2.17 below indicates that 93,5% of households in Msukaligwa have access to potable tapped water either in-house, inside the yard or from community stand pipes.

TABLE 2.17: HOUSEHOLD ACCESS TO POTABLE WATER: 2007

TYPE OF ACCESS

% OF HOUSEHOLDS

MSUKALIGWA GSDM MPUMALANGA

Piped water in dwelling 60,8 46,6 34,9%

Piped water in yard 19,3 33,4 33,4%

Piped water outside yard 13,4 11,9 22,7%

Other / Without access 6,5 8,1 9,0%

TOTAL 100,00 100,00 100,00

Source: Census, 2007


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Table 2.18 below indicates that 75% of households in Msukaligwa are connected to waterborne sewer services (flush toilets connected to a sewerage system or flush toilets with septic tanks).

TABLE 2.18: HOUSEHOLD ACCESS TO SEWER SERVICES: 2007

TYPE OF ACCESS

% OF HOUSEHOLDS


Waterborne sanitation 75,0 64,0 40,2

Dry, chemical or pit toilet 18,6 29,3 47,0

Bucket system 0,4 0,6 4,8

None 6,0 6,1 8,0

TOTAL 100,00 100,00 100,00


Table 2.19 below indicates that 73,2% of households in Msukaligwa use electricity for lighting purposes. The remaining 26,8% use mainly candles and paraffin.

TABLE 2.19: HOUSEHOLD ACCESS TO ELECTRICITY: 2007

TYPE OF ACCESS

% OF HOUSEHOLDS


With access 73,2 79,8 82,2

Without access 26,8 20,2 17,8

TOTAL 100,00 100,00 100,00


Table 2.20 below indicates that 68,4% of households in Msukaligwa have access to weekly refuse removal services. TABLE 2.20: HOUSEHOLD ACCESS TO REFUSE REMOVAL SERVICES: 2007

TYPE OF ACCESS

% OF HOUSEHOLDS


Refuse removal weekly 68,4 59,7 39,7

Refuse removal less often 0,2 0,8 1,9

No refuse removal service 31,4 39,5 58,4

TOTAL 100,00 100,00 100,00



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From the above statistics it is clear that, although the majority of households in Msukaligwa have access to basic engineering services, there is still substantial room for improvement, especially in terms of waterborne sewerage, electricity and solid waste disposal.

2.8.2 ERMELO / WESSELTON

2.8.2.1 WATER SERVICE

Raw water is provided by the Usuthu government water scheme (out of Jericho Dam) to the Ermelo purification works and then reticulated by the municipality throughout Ermelo and Wesselton. All the formal areas have in-house or in-yard potable water connections, while most of the informal settlements have access to community stand pipes. Generally speaking, the physical condition of the water service infrastructure can be described as fair. There is enough bulk capacity to accommodate existing development, however, new development may be problematical. A water service master plan needs to be undertaken.

2.8.2.2 SEWER SERVICE

All the formal areas in Ermelo and Wesselton have access to a waterborne sewer system, while the informal settlements have VIP’s or ordinary pit latrines. The main sewerage outfall works is currently being extended to deal with increased sewerage inflows. Generally speaking the physical condition of the infrastructure can be described as fair, however blockages and leaks occur from time to time.

2.8.2.3 ELECTRICITY SERVICE

Bulk electricity is purchased by the municipality from Eskom and reticulated throughout the formal areas of Ermelo and Wesselton. The bulk capacity is 40 Megawatt and this is fully utilized. The municipality has applied for an additional 10 Megawatt capacity from Eskom, however this may take some time to provide. Wesselton currently has inadequate bulk capacity. The electricity network is in a fair condition, however upgrading is required in places and additional bulk capacity is urgently needed.

2.8.2.4 SOLID WASTE DISPOSAL

Solid waste is collected and disposed on a weekly basis. A new major solid waste disposal site for the region is currently under construction.


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2.8.3 BREYTON / KWAZANELE


All the formal areas have in-house or in-yard potable water connections, while the informal settlements have access to community stand pipes. Raw water is acquired from the Usuthu government water scheme and the Torbanite dam. Problems are currently experienced with the main supply and purification works.


All the formal areas in Breyten and Kwazanele have access to a waterborne sewer system, while the informal settlements have pit toilets. The sewerage outfall works have recently been enlarged, however there is a need for the entire works to be revamped.


Bulk electricity is purchased by the municipality from Eskom and reticulated throughout the formal areas of Breyten and Kwazanele. No spare bulk capacity is available and the network is old and in need of upgrading.


Solid waste is collected and disposed on a weekly basis.

2.8.4 CHRISSIESMEER / KWACHIBIKHULU


All formal stands in Chrissiesmeer and Kwachibikhulu have potable water connections. Potable water is supplied in bulk from Breyten – this is problematical as Breyten itself currently has problems with bulk supply and purification. An alternative source of bulk water supply for this area needs to be investigated.


A waterborne sewer system is operational in Chrissiesmeer and Kwachibikhulu. Major problems at the outfall works, which contributed to the contamination of the lake, have been attended to, however the works do not have adequate capacity and need to be expanded.


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Bulk electricity is purchased by the municipality from Eskom and reticulated throughout Kwachibikhulu and the new, northeastern extension of Chrissiesmeer. Eskom supplies directly to the old part of Chrissiesmeer. There is inadequate spare bulk capacity to accommodate substantial new development.



2.8.5 DAVEL / KWADELA


All formal developed stands in Davel and Kwadela have potable water connections.

Raw water is acquired from the Usuthu government water scheme and purified before it is reticulated to the stands. The water supply system is adequate to serve the existing development.


A waterborne sewer system is operational in Davel and Kwadela, however the system, and especially the outfall works, needs to be assessed and upgraded where necessary.


Bulk electricity is purchased by the municipality from Eskom and reticulated throughout Kwadela and the subsidy housing projects in Davel. Eskom supplies directly to the old parts of Davel. There is inadequate spare bulk capacity to accommodate substantial new development.




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2.8.6 LOTHAIR / SILINDILE


Properties in Lothair rely on borehole water. A municipal-owned and operated water reticulation system is in place in Silindile, however bulk supply is problematical as the water is extracted from a river which runs dry from time to time. A more reliable supply system needs to be developed as a matter of priority.


The municipality operates a waterborne sewerage system in Silindile – the system, especially the outfall works, is in need of upgrading. The informal areas in Silindile have pit latrines.


Eskom provides electricity to Lothair and Silindile. Spare bulk capacity needs to be clarified.

2.8.7 WARBURTON / NGANGA

The municipality does not provide any infrastructural services to the Jessievale sawmill complex and the York Timbers village. Water and sewer reticulation systems were installed in Nganga with District and MIG funding. Due to lack of electricity these systems are not fully operational at present.

2.8.8 SHEEPMOOR

Electricity is supplied by Eskom – spare bulk capacity needs to be clarified. A water reticulation network based on boreholes serves the area, but the system is problematic. A dedicated water supply from Jericho dam is currently being planned. The waterborne sewerage reticulation network and outfall works are not operational and people rely on pit latrines and septic tanks.

2.8.9 THE RURAL AREAS

Services to farms and rural settlements are mostly as follows:

Electricity - provided by Eskom or own generation.

Water - boreholes, dams and fountains.

Sewerage - pit latrines and septic tanks.

Solid waste disposal - own disposal.


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2.8.10 GENERAL REMARKS AND CONCLUSIONS

Municipal service delivery remains restricted to the towns and settlements – communities in the rural areas are largely self-reliant as far as water and sewerage are concerned, while electricity is supplied by Eskom.

Even in the towns and settlements huge backlogs are experienced, especially in the informal settlements and township areas.

Bulk water capacity and purification pose significant problems in a number of the smaller towns and settlements.

Waterborne sewerage reticulation systems and outfall works in many of the areas are in urgent need of upgrading. In some instances raw sewerage is discharged into natural watercourses and wetlands, posing serious environmental and health problems.

Bulk electricity capacity in most of the urban areas is inadequate to accommodate substantial additional development.

The poor delivery and management of the solid waste disposal service in many areas have significant consequences for environmental health and the visual state of the environment. In general, throughout the municipality, there is a problem of illegal or unmanaged dumping. Where solid waste services are provided, facilities are not necessarily appropriate or adequate or operated in accordance with national legislation. Although the most serious problems regarding solid waste disposal are evidently in the urban areas, the absence of refuse removal services in agricultural and rural areas presents a significant environmental concern.

2.9 HOUSING The location of single dwellings, multiple dwellings and informal settlements within the

urban areas are shown on the detail urban land use maps (Maps 3-21). The current status quo i.r.o. housing in the urban areas in Msukaligwa is summarized in

Table 2.21 below:


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TABLE 2.21 : MSUKALIGWA URBAN HOUSING STATUS QUO

AREA

NUMBER

OF

SERVICED

SINGLE

DWELLINGS

(FORMAL

AND

INFORMAL)

% OF

TOTAL

NUMBER

OF

SERVICED

MULTIPLE

DWELLINGS

% OF

TOTAL

NUMBER

OF

UNSERVICED

SHACKS

% OF

TOTAL

TOTAL

%

Ermelo/Wesselton 12 498 65,8% 1008 5,3% ±5500 28,9% 19 006 100%

Breyten/Kwazanele 3 298 94,3% 20 0,6% ±180 5,1% 3 498 100%

Chrissiesmeer/Kwachibikhulu 806 100,0% - - - - 806 100%

Davel/Kwadela 1 200 100,0% - - - - 1 200 100%

Lothair/Silindile 1 526 83,1% 30 1,6% ±280 15,3% 1 836 100%

Warburton/Nganga 500 96,2% - - ±20 3,8% 520 100%

Sheepmoor 570 95,0% - ±30 5,0% 600 100%

TOTAL

20 398

74,3%

1 058

3,8%

6 010

21,9%

27 466

100%


As in the case of most other areas in South Africa, there is a lack of variety in housing typologies in Msukaligwa. The vast majority of houses are detached dwellings on single stands – only 3,8% of the total housing stock is made up of higher density multiple dwelling units. Middle and higher income houses are mostly situated in the previous white areas, while housing in the townships are dominated by low-income subsidy-linked houses and shacks. Unserviced shacks make up a large percentage (±22%) of the total housing stock. No reliable information is available on the number of housing units in the rural areas. These consist mostly of farm and plantation worker housing and range from formal, serviced brick structures to informal adobe structures with no services. The main housing provider in the study area is the municipality, who develops low cost housing schemes with housing subsidy funding provided by Government. Middle and higher income housing developments are undertaken by the private sector.

There is a huge housing backlog in Msukaligwa, which backlog is mostly made up of the following elements:

the informal settlements on the fringes of the urban areas;

the shacks on serviced residential stands in the townships – top structures still to be provided; and

backyard shacks and overcrowding within the existing formal areas.

A number of low cost housing projects are currently being implemented to reduce the housing backlog, as indicated in Table 2.22 hereunder.


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TABLE 2.22 : CURRENT LOW COST HOUSING PROJECTS

PROJECT LOCATION

APPROXIMATE NO. OF UNITS

PROJECT STATUS

Wesselton Extension 7 696 Servicing in progress

Ermelo Extension 32 500 474 Units completed




Davel/Kwadela 300 260 Units completed

Nganga 420 250 Units completed

Silindile 500 480 Units completed

TOTAL

4 577

2 483 Units Completed

Source: Msukaligwa Municipality

2.10 COMMUNITY FACILITIES

2.10.1 HEALTH FACILITIES

The location and number of hospitals and clinics within Msukaligwa are set out in Table 2.23 below. TABLE 2.23: NUMBER OF HOSPITALS AND CLINICS

AREA

TYPE OF FACILITY TOTAL

PROVINCIAL HOSPITAL

PRIVATE HOSPITAL

PROVINCIAL/ MUNICIPAL CLINIC

NUMBER OF FACILITIES

Ermelo/Wesselton 1 1 2 4

Breyten/Kwazanele - - 1 1

Chrissiesmeer/Kwachibikhulu - - 1 1

Davel/Kwadela - - 1 1

Lothair/silindile - - 1 1

Warburton/Nganga - - 1 1

Sheepmoor - - 1 1

TOTAL 1 1 8 10


The clinics operate 8 hours a day from Monday to Friday. The rural areas of Msukaligwa are served by mobile clinics. There are currently mobile routes, namely Only primary health care services are offered in the outlying areas – people must travel to Ermelo to receive specialized medical treatment.


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2.10.2 EDUCATIONAL FACILITIES (SEE MAP 29)

The number of educational facilities in Msukaligwa are summarized in Table 2.24 below:

TABLE 2.24: NUMBER OF EDUCATIONAL FACILITIES

AREA

TYPE OF FACILITY TOTAL PRIMARY

SCHOOL SECONDARY SCHOOL

COMBINED

SCHOOL TERTIARY

NUMBER OF FACILITIES

Ermelo/Wesselton 9 6 1 1 17

Breyten/Kwazanele 4 1 - - 5

Chrissiesmeer/Kwachibikhulu 2 1 - - 3

Davel/Kwadela 2 - 1 - 3

Lothair/Silindile 2 1 - - 3

Warburton/Nganga - - 1 - 1

Sheepmoor 2 1 - - 3

Rural 75 2 4 - 81

TOTAL 96 12 7 1 116

Sources: Abacus Land Use Survey, 2008

The location of the urban schools are shown on the urban land use maps (Maps 3-21), while the rural schools are shown on Map 29. From Table 2.24 above it is clear that the ratio between primary and secondary schools in Msukaligwa is distorted – 8:1 as opposed to the generally accepted standard ratio of 3:1. This is due to the fact that, while there are a large number of small primary schools spread fairly evenly throughout the rural areas, there are only 2 secondary schools. Children from the rural areas in most instances have no choice but to attend the secondary schools in the urban nodes, far away from their family homes. There is a huge inconsistency in conditions between the school facilities, infrastructure and sportsfields in the different areas. The schools in the townships and rural areas are much poorer equipped than the schools in the previous white urban areas. As far as tertiary education is concerned, the Gert Sibande college campus in Wesselton is the only institution offering higher learner education in the study area. Créches and pre-primary schools were not specifically identified and pinpointed. These facilities are not necessarily government subsidized and are generally widely available.

2.10.3 LIBRARIES AND COMMUNITY HALLS

There are a total of libraries and community halls in Msukaligwa, as set out in Table 2.25 below.


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TABLE 2.25: NUMBER OF LIBRARIES AND COMMUNITY HALLS

Area

Type of Facility Total Library Community Hall

Number of Facilities

Ermelo/Wesselton 2 5 7

Breyten/Kwazanele 2 2 4

Chrissiesmeer/Kwachibikhulu 1 1 2

Davel/Kwadela - - -

Lothair/Silindile - 1 1

Warburton/Nganga - - -

Sheepmoor - - -

TOTAL 5 9 14


2.10.4 CEMETERIES

In addition to the large number of small, informal cemeteries and grave sites on the farms in the rural areas, a number of municipal cemeteries are located within the urban nodes. Cemetery usage has grown substantially during the past decade and many of the existing cemeteries are either full or running out of space. In addition to developing new cemeteries, the municipality should actively promote cremation as an alternative to burial. The existing status quo relating to Municipal-controlled cemeteries in Msukaligwa is shown in TABLE 2.26 below:

TABLE 2.26: MUNICIPAL CONTROLLED CEMETERIES WITHIN MSUKALIGWA MUNICIPALITY

NAME

LOCATION

EXTENT

(HA)

CAPACITY

Old Breyten Cemetery In Breyten Town 2 The cemetery is 100% full.

New Breyten Cemetery In North of Breyten Town 5 The existing cemetery is 70% full.

Chrismeer Cemetery In Chrismeer Town 2 The existing cemetery is 30% full.

Old Ermelo Cemetery Along Ooeshuisen Street 3 The cemetery is 100% full

Kwadela Davel Cemetery In Kwadela Township 1.5 The cemetery is 100% full

Davel Cemetery Situated north of Kwadela Township along Kwadela-Davel town Road.

2

The existing cemetery is 20% full. Land available for extension.

Ermelo Cemetery Along Ermelo-Davel road 4 The existing cemetery is 90% full

Old Wesselton Cemetery Shares a boundary with Old Ermelo cemetery

3.78

The cemetery is 100% full

Wesselton Extension Cemetery

Along 12th Avenue Street 7 The cemetery is 100% full

New Ermelo Cemetery In Wesselton Ermelo along N11 road/street

30

The existing cemetery is 5% full


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TABLE 2.26 CONTINUED

NAME

LOCATION

EXTENT

(HA)

CAPACITY

Kwachibikhulu Cemetery In Kwachibikhulu Township

1.5 The existing cemetery is 95% full

Kwazanele Cemetery In Kwazanele Towship 4 The existing cemetery is 90% full

Phumula Cemetery In Phumula Township 4 The cemetery is 100% full

Sheepmoor Cemetery In Sheepmoor Town 2 In planning phase

Silindile Extension In Lothair (Silindile Township)

2 The cemetery is 100% full

Silindile In Lothair (Silindile Township)

3 N/a

New Silindile/Lothair Cemetery

In Lothair Town at Silindile Township

3 In planning phase

Warburton Cemetery In Warburton Town 3 In planning phase

Source: Gert Sibande SDF, 2009

2.10.5 PARKS AND SPORTS FACILITIES

Although enough land has generally been set aside for public open space purposes in the urban areas, this land lies mostly fallow and there is a lack of developed and well-maintained parks in all of the towns.

As far as sportsfields and facilities are concerned, these are undersupplied, especially in the township areas. In many instances vacant land parcels are used as informal soccer fields. The major municipal sports facilities in the area are the Ermelo Sportsgounds which cater for a large variety of sports, and the Wesselton Sports Stadium. Ermelo also has a golf course, situated northeast of Wesselton abutting the N11. The other urban areas in Msukaligwa have rudimentary sports facilities only.

Some schools in the area, especially those in the old while towns, have well-developed sportsfields and facilities.

2.10.6 PUBLIC SAFETY AND JUSTICE

The study area is well served in terms of public safety and justice. There are police stations in Ermelo, Breyten, Davel, Chrissiesmeer, Lothair and Sheepmoor. Ermelo has a magistrates court.

There are discrepancies between different jurisdictional boundaries, eg. police jurisdictional and magisterial district boundaries do not correspond with local government boundaries.

2.10.7 CONCLUDING REMARKS

Communities in lower income areas are generally in greater need of social services and community facilities, because of the ill effects of poverty and limitations to access private facilities and services. The history of development in


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South Africa has tended to privilege some communities while others have been neglected, leaving inequitable distribution of facilities. The status quo analysis shows that the township areas are underprovided with community facilities. The major problem in the study area is however not so much the lack of facilities, but rather inadequate service provision within and in respect of the existing facilities.

2.11 ENVIRONMENTAL SCAN (SEE MAPS 30-32)

2.11.1 CLIMATE

The area falls under the central Mpumalanga climatic zone characterized by warm summers with rainfall and warm (during the day) to cold (at night) dry winters with sharp frosts. Precipitation occurs as showers and thunderstorms and falls mainly from October to March with the maximum falls occurring in November, December and January. Rainstorms are often violent (up to 80mm occur in one day) with severe lightning and strong winds, sometimes accompanied by hail. The winter months are droughty with the combined rainfall in June, July and August making up only 3,9% of the annual total (734mm). The average daily maximum temperature in January (the hottest month) is 25,2°C and in July (the coldest month) is 16,7°C. The mean daily minimum in January is 12,4°C and in July is 0,3°C. Because of its position near the escarpment the area is somewhat windier than is typical for the southeastern Mpumalanga highveld although the majority of winds are still light and their direction is controlled by topography. The windiest months area August and September. Surface inversions occur during 80% of nights in winter and about 40% of nights in summer to depths of between 100m and 150m. Nocturnal stability near the ground occur regularly causing stagnation and slow catabolic drift, particularly during winter.

2.11.2 TOPOGRAPHY AND SURFACE HYDROLOGY

The gently undulating highland topography is typical of the central Mpumalanga province, with fairly broad to narrowly incised valleys of headwater drainages. There are a number of marshy areas or vleis in the upper parts of the valleys and numerous pans, which vary from insignificant vegetated depressions to large deeply etched features with bare clayey floors. An ecologically important concentration of pans and freshwater lakes is located in the Chrissiesmeer area. The municipality is roughly dissected by the (continental) divide between the Upper Vaal and Usuthu / Pongola WMA’s*. In the north of the Municpality, certain sub-catchments drain into the Olifants and Inkomati WMA’s.


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The headwaters of the Vaal River are found in the western half of the municipality and drain in a southwesterly direction along with the Tweefontein River. The Usuthu River rises in the northeast of the municipality. The headwaters of the Inkomati River flow northwards from the municipality into the Inkomati WMA, and the headwaters of the Olifants and Klein-Olifants River drain the far north-west of the municipality.

2.11.3 GEOLOGY AND SOILS

The municipality is underlain predominantly by arenite and dolerite intrusions of the Karoo Supergroup. Other underlying rock types include quartz monzonite, granite and basalt. The central-western part of the study area is underlain by the Ermelo coal field, where the predominant rocks are sedimentary, i.e. sandstones, shales and siltstones of the Ecca Group that contains arenaceous strata of the coal-bearing Vryheid formation. Geotechnical constraints pertaining to development occur in some areas, specifically active clays and shallow undermined land. However, large parts of the study area is underlain by favourable or intermediate geotechnical conditions.

2.11.4 VEGETATION AND BIODIVERSITY

Due to intensive agricultural activity, forestry and urban development, the natural vegetation in substantial parts of the study has been displaced. Map 22 shows the extent of urban development, plantations and cultivated lands in the municipality. Existing vegetation in the undeveloped areas consists predominantly of typical highveld grasslands. The Grassland Biome is found mainly on the high central plateau of South Africa and the inland areas of KwaZulu Natal and the Eastern Cape. The topography is mainly flat and rolling but includes the escarpment itself. Grasslands are dominated by a single layer of grasses and the amount of cover depends on rainfall and the degree of grazing. Trees are absent, except in a few localized habitats and geophytes are often abundant. *Water Management Areas The area is dominated by North Eastern Sandy Highveld (Acocks, 1988) in the east and Themeda Veld (Turf Highveld) in the west. A small portion of Bankenveld exists in the north west. Piet Retief Sourveld and Bankenveld to Sour Sandveld Transition dominate in the south east. These veld types have all been transformed to some degree by various land uses.


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The major threats to the natural biota include the following:

human population growth, transformation of land and urbanization;

mining, especially open-cast coal mining;

crop cultivation and afforestation;

overgrazing; and

loss of riverine and wetland/marsh habitat through human intervention.

Map 32 indicates pockets of medium/high and high biodiversity in the eastern parts of the municipality, specifically the northeastern area from Chrissiesmeer eastwards towards Lothair and Warburton.

2.11.5 AESTHETIC ENVIRONMENT

The rural areas in Msukaligwa are characterized by typical Highveld landscapes in the western and central parts, and more undulating terrain with dense commercial forests in the eastern parts. Interesting landscapes somewhat reminiscent of the Scottish highlands are found in the Chrissiesmeer panveld area. The visual appearance of the towns in the area, particularly as viewed from the main roads through them, is often unattractive, due to litter and poor solid waste management, lack of landscaping, urban decay and poor-quality, uncontrolled development. There is no common approach to signage within the area.

2.11.6 POLLUTION

Parts of the municipality are subject to sporadic high levels of air pollution resulting from coal fired power stations, Sasol and township coal fires in winter. Air pollution is mostly concentrated in and around the urban areas. High levels of water pollution have been measured in some of the water courses whose catchment areas include run-off from urban areas, mines and informal settlements. Soil contamination and groundwater pollution caused by acid leaching and deposition of atmospheric pollutants also occur within the municipality. In addition to the impacts of human settlement, mining and industrial activities, water quality in rivers in the municipality is adversely affected by high silt loads and fertilizers caused by commercial farming. The increase in the use of amoniacal fertilizers, enhanced aeration and the export of basic nutrients in the harvest increases soil acidification. Land degradation which may occur reduces


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the productivity of land which in turn requires farmers to utilize fertilizers that adversely affect surface ground water resources as well as soil quality.

2.12 TOURISM POTENTIAL

The Chrissiesmeer lakes and wetland area is one of the most unique wetland areas in South Africa and is a world-renowned bird-watching area. Some important ecological habitats also exist in the eastern parts of the municipality, in the Warburton area, while there are also a number of sites of historical significance, such as old battle fields. The town of Chrissiesmeer has a historical character with many good examples of old Transvaal architecture and some sandstone houses and structures worth conserving. The town has potential to develop into a tourism hub, however development has to be dealt with sensitively in order not to destroy the existing ambiance and charm of the town.

The area has experienced significant tourism growth during the last two decades, however tourism facilities are lacking both in terms of quality and quantity. A number of guesthouses, B&B’s and game farms have opened in the area.

Regionally Msukaligwa is well-located on the crossroads of three major national roads (N2, N11 and N17), approximately halfway between Gauteng and the Mpumalanga lowveldt and Kruger National Park, which makes it a convenient stopover for tourists traveling between these two destinations. The area is also close enough to Gauteng to serve as a weekend tourist destination, similar to places such as Dullstroom.

2.13 GOVERNANCE

As already stated in Section 2.1 of this report, Msukaligwa is one of seven local municipalities under the jurisdiction of the Gert Sibande District Municipality in Mpumalanga. The other six municipalities are:

Albert Luthuli Local Municipality.

Dipaleseng local Municipality.

Lekwa Local Municipality.

Mkhondo Local Municipality.

Govan Mbeki Local Municipality; and

Pixley Ka Seme Local Municipality.

The municipal head offices and civic centre are situated in Ermelo and the town will also shortly host the new head offices of the District Municipality, which are currently under construction. Most of the secondary urban areas have municipal branch offices and pay points. There is a total of 15 local election wards in the municipality, as indicated on Map 33. Seven of the wards (numbers 1 and 3-8) are urban wards situated in Ermelo/Wesselton, while the rest are rural wards. The low population densities coupled


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with long distances in the rural wards hamper effective local governance and service delivery. The presence of other government departments in Msukaligwa is summarized below:

ERMELO/WESSELTON All provincial departments, S.A.P.S., magistrate’s court, provincial hospital, Department of Home Affairs.

BREYTEN/KWAZANELE S.A.P.S., magistrate’s court.

CHRISSIESMEER/KWACHIBIKHULU S.A.P.S.

DAVEL/KWADELA S.A.P.S., Department of Home Affairs.

LOTHAIR/SILINDILE S.A.P.S., Department of Home Affairs.

SHEEPMOOR S.A.P.S.

2.14 EXISTING SPATIAL POLICY AND GUIDELINES

2.14.1 NATIONAL POLICY AND GUIDELINES

2.14.1.1 THE DFA

The main principles which should underpin development in South Africa, as prescribed in Section 3 [1] of the Development Facilitation Act [DFA] [Act 67 of 1995], are as follows :

Promote the integration of the social, economic, institutional and physical aspects of land development.

Promote integrated land development in rural and urban areas in support of each other.


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Promote the availability of residential and employment opportunities in close proximity to or integrated with each other.

Optimize the use of existing resources, including resources relating to agriculture, land, minerals, bulk infrastructure, roads, transportation, social facilities, etc.

Promote the development of diverse combinations of land uses, also at a detail level.

Discourage the phenomenon of “urban sprawl” and promote the development of more compact towns.

Promote the correction of the historically distorted spatial patterns of settlement in South African towns and cities.

Promote environmentally sustainable land development practices and processes.

Promote the establishment of viable communities.

2.14.1.2 THE LAND USE MANAGEMENT BILL The national Land Use Management Bill of South Africa [30 March 2001] prescribes 5 “directive principles” in Chapter 2, which can be summarized as follows :

Sustainability – sustainable management and use of the resources making up the natural and built environment.

Equality – everyone affected by spatial planning, land use management and land development processes and decisions should enjoy equal protection and benefits and no one should be subjected to unfair discrimination.

Efficiency – the optimum development results should be achieved with the minimum consumption of resources.

Integration – the separate and diverse elements involved in spatial planning, land use management and land development should be combined and co-ordinated into a more complete and harmonious whole.

Fair and good governance – spatial planning, land use management and land development should be democratic, participatory and legitimate in nature.


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The above DFA and Land Use Management Bill principles provide the broad policy framework of national government within which local authorities have to conduct their day-to-day affairs and development initiatives. The fundamental, underlying principle is the promotion of sustainable development, i.e. finding a balance between the natural, social and economic environment. This definition is also in line with the Local Agenda 21 principles.

2.14.1.3 THE NATIONAL SPATIAL DEVELOPMENT PERSPECTIVE (NSDP)

The key guidelines in the NSDP can be summarized as follows:

Areas with potential for high levels of economic activity should be further stimulated and supported by measures such as infrastructure development.

Further concentration of people in areas of low development potential should not be encouraged. Only constitutionally guaranteed levels of services should be provided in these areas – the emphasis should be on empowering the people to moving to areas of higher potential.

Economic growth in areas with high resource potential should be carefully managed to protect the environment.

2.14.2 PROVINCIAL POLICY AND GUIDELINES: THE MPUMALANGA GROWTH AND

DEVELOPMENT STRATEGY (GDS)

The Mpumalanga GDS identifies six key challenges and opportunities which need to be addressed in the future development of the province, as follows: 2.14.2.1 ECONOMIC DEVELOPMENT

Enhance the economy to improve the quality of life for all. Prioritize the advancement of the second economy to address

poverty and unemployment.

2.14.2.2 INFRASTRUCTURE DEVELOPMENT

The development of multi faceted infrastructure to address basic needs and improve the quality of life.


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2.14.2.3 SOCIAL DEVELOPMENT

Attain high levels of social development that will ensure a well-educated citizenry that is healthy, sage and has access to sufficient recreational facilities.

2.14.2.4 SUSTAINABLE ENVIRONMENTAL DEVELOPMENT

Ensure sustainable development and environmental

management.

2.14.2.5 GOOD GOVERNANCE

Enhance and develop the institutional capacity of the public sector to ensure effective and efficient service delivery.

Promote and enhance co-operative governance for integrated service delivery.

Promote a culture of accountability and transparency in the public sector.

Improve integrated service delivery through innovative and proactive practices.

Strengthen partnerships and community participation in development and service delivery.

2.14.2.6 HUMAN RESOURCE DEVELOPMENT

Invest in people skills to promote service delivery, economic growth and development.

Focus higher education institutions to meet the skills demand of the Province.

Improve access to and ensure quality education.

2.14.3 DISTRICT POLICY AND GUIDELINES 2.14.3.1 GERT SIBANDE DISTRICT SDF, 2009 (SEE MAP 34)

The Gert Sibande District SDF, 2009, seeks to promote development in line with the following 10 Development Principles:

Development Principle 1: To actively protect, enhance and manage the natural environmental resources of the District, in order to ensure a sustainable equilibrium between biodiversity, conservation, mining, manufacturing and industrial activities, agriculture, forestry, and tourism related activities within the District.


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Essentially, within the proposed Biodiversity Management Zone, Ecological Corridors, and Biodiversity & Cultural Heritage Conservation Nodes, environmental heritage and conservation areas, biodiversity hotspots and ecologically sensitive areas should be actively protected, managed and enhanced, so as to ensure that they are not degraded by mining, forestry, agricultural and human settlement activities. In this regard the SDF proposes that the following areas in Msukaligwa should specifically be attended to:

The Chrissiesmeer / Panveld system, which is

scattered over a vast area, stretching from Carolina in the north to Ermelo in the south, with Chrissiesmeer as the focus.

The grasslands that run in a north – south

alignment from Carolina to Wakkerstroom.

Development Principle 2: To optimally capitalize on the strategic location of the District and its five key economic strips / corridors, and to functionally link all towns and settlements to one another through establishing and maintaining a strategic road and rail network comprising internal and external linkages.

Three key economic / corridors traversing Msukaligwa were identified. These perform significant regional functions in terms of liking the District to prominent activity nodes and areas in adjacent areas, and comprise:

The N17/N2 Corridor which is effectively the link

between the Gauteng Province and the Trichardt-Evander-Kinross-Secunda (TEKS Area) industrial node, from where it runs in an easterly direction through Bethal up to Ermelo. From Ermelo, the N17corridor splits in a northerly alignment which runs towards the Oshoek border post into Swaziland and up to Mbabane; and a southerly leg which extends as the N2 national route linking the District to the St Lucia tourism complex. From the St Lucia complex the road runs in a southerly direction past Durban/eThekwini, East London, Port Elizabeth, and Mossel Bay, up to Cape Town.

The N11 National Corridor extends from the

Limpopo Province in the vicinity of Mookgophong,


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southwards past Middelburg/Steve Tshwete, and through the Gert Sibande District where it links Ermelo to Volksrust before extending futher southwards into KwaZulu-Natal. This is the main road link between the Limpopo Province through Mpumalanga and into KwaZulu-Natal.

The R33 Corridor which extends along the eastern

border of the study area where it runs parallel to the border with Swaziland, and where it links the towns of Carolina, Warburton, Amsterdam and Piet Retief to one another.

The presence of rail infrastructure facilitates modal choice opportunities, and is conducive to greater integrated land use and transportation planning along the identified corridors. Whilst the R33 Corridor already hosts the Shosholoza Main Line passenger service, the SARCC is investigating the possibility of providing passenger services along the N17/N2 Corridor. Furthermore, ESKOM is in process of constructing a new 68km heavy haul rail line from Ermelo to the Majuba Power Station. Once commissioned, the rail line will replace the road-trucking of coal to Majuba.

Development Principle 3: To utilize the existing natural environmental, cultural-historic and man-made activity areas within the District as Tourism Anchors and Nodes; and to develop and promote the eastern parts of the district (around route R33) as a Primary Tourism Corridor linking the Lowveld Tourism Precinct to the north (in Ehlanzeni), to the St Lucia Tourism Precinct located to the south of the District.

Based on existing activities, and in support of the proposed Primary Tourism Corridor, the SDF proposes the establishment of several Tourism Nodes and Conservation Areas as catalysts for tourism development, including the Chrissiesmeer Product Development Node.

Development Principle 4: To promote forestry within and along the identified Primary Tourism Corridor.

Whilst commercial agriculture dominates the central and western extents of the District, the eastern extents are characterized by a north – south running band of commercial forestry stretching all the way from Carolina and Warburton in the north, to Amsterdam and Piet Retief in the south.


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Notably, this band coincides with the proposed tourism corridor, and even extends towards the east into the Shizelweni Region in Swaziland.

Development Principle 5: To promote intensive and extensive commercial farming activities throughout the District, and to facilitate and concentrate subsistence farming activities within certain rural communities.

In broad terms the central and western parts of the District Municipality have larger concentrations of land suitable for agricultural purposes than the eastern parts, hence the occurrence of strong agricultural services centers such as Standerton, Ermelo, Bethal and Carolina. Considering the existing development pattern and soil potential, the entire area to the west of the north-south conservation corridor is thus earmarked for extensive agriculture within the Gert Sibande District. As far as subsistence farming is concerned it is suggested that the north-eastern precinct comprising Lochiel and surrounds which comprises a number of traditional authority towns and settlements, be earmarked as a focus area for subsistence farming. Because of the lack of extensive economic activity in this area, it is important that the local residents be capacitated to sustain themselves from the natural resources available within this area. This is thus a major focus area as far as the promotion of subsistence farming within the Gert Sibande District is concerned.

Development Principle 6: To unlock the development potential of existing towns through developing industry specific Special Economic Zones / Economic Clusters throughout the District, in line with the MPISF and the provincial LED Strategy and in accordance with the following sectors:

Agricultural Cluster Forestry Cluster Industrial Cluster

The following is proposed:

Agricultural Cluster should be focused on live stock

and food (agri-) processing in Standerton, Bethal, Ermelo and Piet Retief. Secondary Clusters could include Amersfoort, Volksrust and Balfour.


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Forestry Cluster in Piet Retief.

Industrial Cluster focused on mining and

manufacturing (especially petrochemical and textile production). In this respect the TEKS area should be established as the IDZ of the District (and the Province) specializing in the production of Chemicals. Other “secondary” industrial clusters should be established in Standerton, Ermelo, Thuthukani, Piet Retief, and Bethal. Tertiary Industrial cluster could include Breyten/KwaZenele, Elukwathini/Tjakastad, Fernie, Amsterdam, and Thuthukani.

Due to the economic importance of the aforementioned towns/settlements in respect of labour-intensive activities, they should constitute the primary focus areas for more intensive infrastructure development and spending.

Development Principle 7: To facilitate and accommodate mining in the District in a sustainable manner in order to support local electricity generation and industrial development.

The major mining precincts coincide with high-potential extensive agricultural land and some of the ecological corridors identified by the Mpumalanga Biodiversity Conservation Plan. It is thus essential that mining activity be concentrated within already affected areas, and be managed in such a way that the original agricultural/tourism value of the land is restored once mining activities close down.

Development Principle 8: To establish a functional hierarchy of towns and settlements in the District, and to ensure equitable access to social infrastructure and the promotion of local economic development by way of Multi Purpose Community Centres (MPCCs).

Development Principle 9: To ensure that all communities have access to at least the minimum levels of service as enshrined in the Constitution.

In line with the principles contained in the National Spatial Development Perspective it is important that all communities throughout the District be provided with at least a minimum level of service, which is in line with their constitutional right. There is thus also an obligation o the District to provide a


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range of basic services to certain focus areas within the District which do not necessarily have a strong economic base.

Development Principle 10: To consolidate the urban structure of the District around the highest order centres by way of infill development and densification in Strategic Development Areas ((SDAs).

It is essential that each of the towns and settlements within the District be developed in a manner aimed at consolidating their urban form, rather than allowing for further expansion, and by so doing perpetuating the development patterns of the past.

2.14.3.2 GERT SIBANDE DISTRICT INTEGRATED TRANSPORT PLAN, 2008 (SEE MAPS 35 a, b and c)

Freight transport, specifically coal haulage, was identified as the major transportation issue in the district. The reliance on road-based coal transport and its negative effect on the existing road infrastructure is recognized. In this regard the following programmes within the Msukaligwa area are proposed:

Road repair and upgrade of the N11/R36 road corridor between Carolina and Standerton (the busiest road corridor in the District) as a level one priority.

Road repair and upgrade of the R38 between Carolina and Bethal and the R39 between Ermelo and Morgenzon as level three priorities.

The construction of a new heavy haul railway line for coal haulage between Ermelo and Majuba power station to the south, to relieve pressure on the N11 road corridor.

2.14.3.3 GSDM LOCAL ECONOMIC DEVELOPMENT STRATEGY AND IMPLEMENTATION PLAN, 2009

A number of catalytic projects are proposed to diversify and strengthen the local economy in GSDM. Among others, catalytic projects are characterized by:

Major financial resources requirements;

Requirements for high levels of commitment and co-operation among a range of stakeholders;


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Need for specialized expertise, know-how, research and development capacity;

Need for consistent and high level political support.

Within GSDM, the following are considered to the strategic catalytic projects:

High Impact/Flagship Projects (HIPs)

HIPs, also called anchor projects, are often aimed at crowding in down and upstream investment opportunities. Although conceptually different from them, HIPs can easily exist in a corridor, economic node or cluster. These are either state initiated or private sector-led, but public-private partnerships are often the preferred investment model.

Within GSDM are the following:

A bio-fuels plant; Waste management plant; Majuba power station.

Economic Clusters

Clusters generally include:

Linked industries and other entities which span anything from suppliers of specialized inputs, machinery, or specialized infrastructure;

Distribution channels and customers, manufacturers of complimentary products, and companies related by skills, technologies, or common inputs;

Related institutions such as research organizations, universities, standard-setting organizations, training entities, etc.

An analysis of the GSDM economy reveals a potential for the emergence and or enhancement of the following industrial clusters:

Wool cluster; Meat and dairy cluster; Timber cluster; Agro-processing cluster; Petrochemicals cluster.


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Economic Corridors

A related economic development concept is that of economic corridors. Economic corridors have the following characteristics:

Cover smaller, defined geographic space, usually,

straddling a central transport artery such as a road, rail line, or canal;

Emphasize bilateral rather than multilateral initiatives,

focusing on strategic nodes particularly at border crossings between two countries;

Highlight physical planning of the corridor and its

surrounding area, to concentrate infrastructure development and achieve the most positive benefits.

The main aim of corridors is to facilitate economic and social integration through intensive transport and other infrastructure investments. They are established to enhance other development interventions such as clusters and nodes and their functionality includes among others:

Their ability to facilitate both access and mobility of

goods and services; They require and, in turn influence, linkages between

land-use as well as transport and density;

Within GSDM, the following have been identified as potential logistics and services corridors:

N17 Corridor N11 Corridor N17/N2 Corridor

2.15 LAND USE CONTROL MEASURES

A number of town planning schemes are currently in operation in the various urban areas of Msukaligwa. The municipality administers the abovementioned schemes and regulations and exercises the land use control function in all the urban areas.


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The Township Establishment and Land Use Regulations (Annexure F) of the Black Communities Development Act, No. 4 of 1984 still regulate land use in some of the townships.

As far as the rural areas are concerned, the land use control functions fall under the Mpumalanga Department of Agriculture and Land Administration (MDALA).

Changes in land use are also controlled by the MDALA in terms of the provisions of the National Environmental Management Act, 1998 and the Environment Conservation Act, 1989. The Municipality can obtain certain delegations in terms of environmental control once an Environmental Management Framework (EMF) has been undertaken for the area under its jurisdiction.

From the above it is clear that the formulation of a single Land Use Scheme for the entire municipal area, together with the formulation of an EMF, will contribute much to simplifying and streamlining development control in Msukaligwa.

2.16 CONCLUSION: KEY DEVELOPMENT ISSUES Emanating from the preceding situational analysis as set out in Sections 2.1 – 2.15

above a number of key development issues which should be considered when strategies pertaining to future growth and development are formulated, were identified. These issues are briefly summarized hereunder.

2.16.1 STRATEGIC NATIONAL AND PROVINCIAL LOCATION

Msukaligwa is strategically located within two national development corridors, namely the Gauteng/Richards Bay and the Gauteng/Swaziland corridors. Three national roads (N2, N11 and N17) converge in Ermelo, while the Gauteng/Richards Bay rail line runs east-west through the length of the municipality. Future development initiatives within the municipality should seek to maximize development opportunities emanating from these corridors and to tap the latent development energy along the major transportation routes through the area.

2.16.2 THE SPARSE AND FRAGMENTED SETTLEMENT PATTERN

The fragmented urban settlement pattern, combined with the low rural population densities and the large land area covered by the municipality, impacts negatively on service delivery. In this scenario the best approach towards cost-effective service delivery is to encourage settlement in and around the larger urban areas where basic services infrastructure is already in place and to concentrate rural service delivery within a few strategically-located rural service centres.


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2.16.3 APARTHEID-BASED SETTLEMENT PATTERNS

Most of the urban areas still display apartheid-based settlement patterns with segregation along racial and socio-economic lines. As far as future development is concerned the challenge will be to ensure a greater degree of integration while simultaneously addressing infrastructure and service backlogs in the township areas.

2.16.4 THE TREND TOWARDS URBANIZATION

In line with international and national trends, Msukaligwa has been experiencing a gradual migration of people from the farms and rural areas towards the urban centres, especially towards Ermelo/Wesselton, which is perceived by the surrounding rural population as the place with the greatest economic opportunities. This trend can be expected to continue in the foreseeable future. The challenge here is twofold – on the one hand to cater for the influx into the urban centres and on the other hand to facilitate the creation of more economic opportunities in the rural hinterlands.

2.16.5 LACK OF SERVICE DELIVERY

Although some progress has been made pertaining to service delivery to the poor communities, there are still huge backlogs relating to especially infrastructure and housing – in Ermelo/Wesselton alone there are currently ±6000 informal, unserviced shacks. Furthermore, existing infrastructure is not adequately maintained.

2.16.6 ECONOMIC OPPORTUNITIES

The main economic opportunities in Msukaligwa are briefly summarized hereunder: 2.16.6.1 COAL MINING As stated previously in this report, the Municipality has rich coal

reserves and a substantial increase in coal mining is expected. Economic spin-offs emanating from the mining activities should be maximized – related businesses such as transport and mining supply companies should be promoted.

Most of the future mining activities will take place in the central part of

Msukaligwa in the Ermelo/Breyton area and will put additional pressure on infrastructure and other services in these two towns.


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2.16.6.2 TRANSPORT AND LOGISTICS The municipality’s location at the cross-roads of a number of national

and regional transport routes provides the opportunity to further promote and develop the local transport and logistics sector. It can be expected that most of the new concerns will locate in Ermelo.

2.16.6.3 TOURISM The tourism potential in the area is still largely untapped and there is

scope for considerable growth in this sector. Future development in the Chrissiesmeer area should promote and support the tourism potential of this area.

2.16.6.4 AGRICULTURE AND FORESTRY Agriculture and forestry will remain a major sector in the local economy

and many opportunities for growth exist within this sector, eg. downstream beneficiation of agriculture produce.

2.16.7 ECONOMIC WEAKNESSES AND THREATS

Two major economic weaknesses and threats were identified, namely inadequate infrastructure and lack of appropriate skills. These are briefly summarized hereunder.


Inadequate bulk infrastructure capacities combined with inadequate maintenance of existing infrastructure can have a devastating effect in private sector investment and economic growth. The upgrading and extension of existing infrastructure networks should be one of the municipality’s top priorities. As it is expected that the major development pressure will be within the Ermelo/Breyton hub, the majority of the capital expenditure on infrastructure should also take place in this area.

2.16.7.2 SKILLS SHORTAGE On average, education levels are low and not enough skills to ensure

sustainable economic growth is available locally. A broader technical and entrepreneurial skills base is needed in the area.


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2.16.8 ENVIRONMENTAL THREATS POSED BY COAL MINING

Existing and planned future coal mining projects pose significant environmental threats to surrounding areas and experience vociferous opposition from civil society at large in Msukaligwa. There is a need to strike a balance between the economic advantages which coal mining can bring and its potential negative impacts on surrounding urban, agricultural and tourism areas.


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SECTION 3

SPATIAL DEVELOPMENT

PRINCIPLES,

OBJECTIVES,

THEORETICAL

APPROACH AND

CONCEPT


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3.1 SPATIAL DEVELOPMENT PRINCIPLES

The main principles which should underpin development in South Africa, as prescribed in Section 3[1] of the Development Facilitation Act [DFA] [Act 67 of 1995] are as follows:

Promote the integration of the social, economic, institutional and physical aspects of land development.

Promote integrated land development in rural and urban areas in support of each other.

Promote the availability of residential and employment opportunities in close proximity to or integrated with each other.

Optimize the use of existing resources, including resources relating to agriculture, land, minerals, bulk infrastructure, roads, transport, social facilities, etc.

Promote the development of diverse combinations of land uses, also at a detail level.

Discourage the phenomenon of “urban sprawl” and promote the development of more compact towns.

Promote the correction of the historically distorted spatial patterns of settlement in South African towns and cities.

Promote environmentally sustainable land development practices and processes.

Promote the establishment of viable communities.

The national Land Use Management Bill of South Africa [30 March 2001] prescribes five “directive principles” in Chapter 2, which can be summarized as follows:

Sustainability – sustainable management and use of the resources making up the natural and built environment.

Equality – everyone affected by spatial planning, land use management and land development processes and decisions should enjoy equal protection and benefits and no one should be subjected to unfair discrimination.

Efficiency – the optimum development results should be achieved with the minimum consumption of resources.


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Integration – the separate and diverse elements involved in spatial planning, land use management and land development should be combined and co-ordinated into a more complete and harmonious whole.

Fair and good governance – spatial planning, land use management and land development should be democratic, participatory and legitimate in nature.

The above DFA and Land Use Management Bill principles provide the broad policy framework of national government within which local authorities have to conduct their day-to-day affairs and development initiatives. The fundamental, underlying principle is the promotion of sustainable development, i.e. finding a balance between the natural, social and economic environment. This definition is also in line with the Local Agenda 21 principles.

3.2 SPATIAL DEVELOPMENT OBJECTIVES

Following the situational analysis and the main development issues identified in the municipality and bearing in mind the prescribed national and provincial spatial development principles that need to be promoted, the following spatial development objectives have been formulated for Msukaligwa Municipality. These are by no means the only objectives, but they provide the main points of reference towards which the SDF should be directed. 3.2.1 OPTIMIZE THE DEVELOPMENT OPPORTUNITIES EMANATING FROM MSUKALIGWA’S STRATEGIC LOCATION Development in the municipality should be spatially structured in such a way that

maximum advantage can be taken of development opportunities emanating from the strategic location of the municipality, such as the national road and rail grid traversing the area, the rich coal reserves in the central part of the municipality, and the unique natural environment and tourism potential around Chrissiesmeer and the areas further towards the east.

3.2.2 PROMOTE A SETTLEMENT PATTERN WHICH WILL FACILITATE COST-EFFECTIVE SERVICE

DELIVERY

Service delivery should primarily take place within the framework of a hierarchy of nodes throughout the municipality. A compact urban structure which will optimize the utilization of all resources – land, engineering services, transportation and social infrastructure – should be promoted within these nodes.


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3.2.3 PROMOTE AN INTEGRATED AND MORE EQUITABLE SETTLEMENT AND DEVELOPMENT PATTERN IN MSUKALIGWA The disadvantaged communities within Msukaligwa should be integrated into the urban fabric by way of:

infill development on strategically located vacant land; and

promoting development corridors and spines along the main linkages between these communities and the major concentrations of job opportunities.

3.2.4 PRO-ACTIVELY CATER FOR THE EXPECTED DEVELOPMENT PRESSURE IN THE ERMELO/BREYTEN HUB

Capital expenditure on bulk services infrastructure should be mainly concentrated in the Ermelo/Breyton area, where most of the future development pressure is expected.

3.2.5 PROMOTE LOCAL ECONOMIC INITIATIVES WITHIN THE EXISTING RURAL SETTLEMENTS

There are very few job opportunities in rural settlements such as Davel/Kwadela and Sheepmoor, and the promotion of economic development in these areas should be prioritized, rather than the creation of more housing opportunities.

3.2.6 OPTIMIZE THE FOOD PRODUCTION CAPACITY OF THE AGRICULTURAL AREAS

The integrity of high-potential agricultural land in the municipality should be protected and arable land in close proximity to disadvantaged communities should be functionally linked to them in terms of basic food supply, informal trade promotion and SME development. Viable areas for agricultural land reform initiatives should be identified.

3.2.7 OPTIMIZE THE ENVIRONMENTAL AND TOURISM POTENTIAL WITHIN THE MUNICIPAL AREA

Unique natural features and habitats within Msukaligwa should be protected, highlighted and linked to form a high quality, tactile and functional living environment. Tourism development within these areas should be promoted in order to ensure their long-term sustainability.

3.3 THEORETICAL APPROACH The development principles and objectives outlined above will be best achieved by

moving away from the traditional land use demarcation approach in planning to an approach where strategic development areas are demarcated. Within these areas not only land uses are considered, but a wider range of development dynamics.


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The structuring elements of corridors, spines, activity nodes, linked open space, densification, infilling and precincts were utilized to generate a development concept which will promote the development principles in the study area. A theoretical sketch of the concept is illustrated in Figure , while typical characteristics of some of the structuring elements are discussed hereunder.

FIGURE 3.1: THEORETICAL CONCEPT

3.3.1 TYPICAL CHARACTERISTICS OF CORRIDORS, SPINES, NODES AND PRECINCTS

The PWV Consortium in 1995 attempted to clarify a number of aspects relating to corridor and nodal development by adopting the following definitions:

3.3.1.1 TRANSPORTATION CORRIDOR

A transportation corridor constitutes a strip of land with more than one transport facility, to move vehicles, people and goods from one place to another. The emphasis is on providing mobility rather than accessibility. The number of access points or interchanges is less and, even in urban areas, spaced further apart.

It should be noted that a single transport facility between point A and point B, conveying passengers and/or goods, is defined as a transport connector or transport link and is not, as often wrongly referred to, a transportation corridor.

3.3.1.2 ACTIVITY CORRIDOR

An activity corridor is defined as a linear strip or area connecting large activity nodes, traversing urban or inter-urban areas, surrounding a major transport facility or facilities, providing an appropriate regional


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level of mobility and accessibility to adjacent areas, and should contain a high concentration of population and mixed land uses [job opportunities].

Thus, activity corridors will accommodate major linear transport routes like heavy and light rail and or freeways, large shopping concentrations etc., social, cultural and sporting facilities as well as a large amount of residential accommodation. Activity corridors normally incorporate activity spines, nodes and activity streets.

3.3.1.3 ACTIVITY SPINES

There are a number of important requirements for activity spines to function efficiently:

* They must range from a collector to a major route. * They must be supported (currently or eventually) by high residential

densities (in the order of 40 to 100 dwelling units/hectare gross) within walking distance. * They must make direct and continuous connections between

existing or potential metropolitan nodes or centres i.e. have strong origin and destination characteristics. Discontinuous routes will not be effective. It is this connecting characteristic that creates an Activity Spine's most important economic asset: large volumes of passing trade.

* They must be existing or potential major routes for public transport (buses and minibus taxis) as well as private and commercial vehicles.

* They could be supported by higher speed, longer distance transport routes, i.e. major arterials/freeways/railway, with frequent connections to the spine; and

* Mixed-use development including commercial, residential, educational, health, recreational, sporting, cultural and light industrial development should be encouraged as appropriate along its length.

* Activity spines grow and develop as the result of integrated and sustained policies aimed at combining major public transport routes with high densities and mixed and integrated land uses. Public and/or private investment is important in the initiation of spine development.

* An activity spine refers to a major road(s) or transport facility accommodating mixed land uses and high-density development immediately adjacent to this facility. Activity spines should be major routes that are connected to one or more large activity nodes. Public transport should form a major feature of an activity spine. The activity spine should be as direct as possible between the nodes, but this will necessarily be dictated by acceptable road


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geometries. Activity spines should exhibit satisfactory sub-regional mobility and accessibility. Activity spines do not necessarily form part of activity corridors.

3.3.1.4 ACTIVITY NODE

* Straddle or abut an activity spine at its intersections with local or

metropolitan streets. * Incorporate selected mixed land uses with public transport

orientation in activity nodes. Activities to be considered are: retail (excluding large discount stores/supermarkets), plants with high concentration of employees and other labour- intensive, high-density development. (Floor area ratio 0,35 - 0,5 FAR minimum).

* Provide for residential development at an average of 70 - 80 dwelling units/hectare (nett) and a minimum of 40 dwelling units/hectare (nett).

An activity node is a place of highest accessibility where both public

and private investment tend to concentrate. An activity node offers the opportunity to locate a range of activities, from small to large enterprises, often associated with mixed-use development. Activity nodes could be located within an activity corridor, linked by one or more transport connectors, or be located within a transportation corridor, e.g. intermodal facilities. A "nodal" site or sites could also form a concentration of focal points on an activity spine.

3.3.1.5 PRECINCTS

The relationship between roads for the movement of vehicles and adjoining environments differs from that between streets providing for access to property. The Austroads report suggests: “A key aspect in land use and transportation planning is to provide "precincts" or "neighbourhoods" which provide access to properties, internal circulation and a high level of environmental protection, and "corridors" which serve primarily as through traffic routes. The local traffic routes in precincts are classified as streets; those in corridors are classified as roads”.

3.4 DEVELOPMENT CONCEPT The following is a summary of the main components which, in combination, represents an approach towards the spatial restructuring of the Msukaligwa municipal area.


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3.4.1 PROMOTE A SYSTEM OF FUNCTIONALLY DEFINED ACTIVITY NODES/AREAS

Ermelo/Wesselton is the economic and administrative centre of Msukaligwa and as such is earmarked as the primary node in the municipality. Its location at the intersection of a number of national and provincial roads will ensure ongoing growth and it will remain the main source of job opportunities in the municipal area. Further industrial/commercial development and economic diversification should be promoted here.

Two secondary nodes have been identified, namely:

Breyten/Kwazanele, which is the second–largest node in Msukaligwa and which is expected to experience some development pressure due mainly to future coal mining in the surrounding areas; and

Chrissiesmeer/Kwachibikhulu, which has the potential to be developed as a major tourism node.

Davel/Kwadela, Warburton/Nganga, Lothair/Silindile and Sheepmoor were earmarked as tertiary nodes. They are fairly evenly distributed throughout the rural hinterland and well-located to function as service centres for the surrounding rural communities.

FIGURE 3.2: FUNCTIONALLY DEFINED ACTIVITY NODES


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3.4.2 OPTIMIZE LINKAGES AND CONNECTIVITY

Linkages between the identified nodes in Msukaligwa should be optimized, as well as linkages to main nodes in surrounding municipalities. The main east-west links through the area are the N2 and N17, while the N11 is the main north-south link through the area. A secondary tier of provincial roads provide additional linkages between nodes and to surrounding areas. There is a lack of adequate north-south linkages in the eastern part of the municipality.

Linkages within nodes should also be optimized and improved, especially those linkages between the disadvantaged communities (township areas) and the main employment areas. Mixed use high density development should be promoted along selected stretches of these corridors, in support of the public transport function and to extend economic activity into the township areas.

FIGURE 3.3: LINKAGES AND CONNECTIVITY 3.4.3 SEEK AND PROMOTE DEVELOPMENT OPPORTUNITIES AROUND THE MAJOR TRANSPORTATION LINKS AND CORRIDORS The main transportation corridor through Msukaligwa is the

Johannesburg/Richards Bay road and rail corridor, with the N11 linking Ermelo with Middleburg to the north and Volksrust to the south, and the N17 linking Johannesburg with Swaziland through Ermelo being the main transportation links.


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Advantage should be taken of the development opportunities created by the transportation energy along this corridor and links. Obviously the mobility function of these routes should be protected and the intention would not be to create continuous stretches of urban development along them, however certain nodal development opportunities may arise, as well as opportunities to pursue more intense rural development augmented by the accessibility and mobility provided by these routes.

FIGURE 3.4: POTENTIAL DEVELOPMENT CORRIDORS

3.4.4 PROVIDE FOR GROWTH AND DEVELOPMENT IN THE ERMELO/BREYTEN HUB

As stated earlier in this report it is expected that the bulk of future development pressure will be located within the Ermelo/Breyten hub. In addition to urban expansion of Ermelo/Wesselton and Breyten/Kwazanele, the area between these two nodes is expected to come under increasing pressure for non-agricultural development, mainly mining and related commercial/industrial uses. Provincial


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Road R36 linking the two towns already displays characteristics of a rudimentary activity spine.

Development in this area should be regulated and supported by pro-active spatial planning and infrastructure investment.

FIGURE 3.5: THE ERMELO/BREYTEN HUB 3.4.5 PROMOTE THE ESTABLISHMENT OF MUNICIPAL-WIDE, LINKED ECOLOGICAL CORRIDORS A continuous and sustainable open space system that is largely accessible by

the public should be promoted throughout Msukaligwa. Such a system should protect, highlight and link the natural features within the municipality, such as the various rivers, pans, dams, ridges and the remaining areas of high bio-diversity.


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The Chrissiesmeer panveld area should be adopted as a focus area within the

ecological corridor. Eco-tourism development initiatives should be actively promoted in this area.

The municipal–wide system should, where possible, link up with open space

systems within the urban nodes.

FIGURE 3.6: ECOLOGICAL CORRIDORS

3.4.6 PROTECT AND PROMOTE AGRICULTURE AND FORESTRY IN THE RURAL HINTERLAND

Agriculture and forestry are important sectors within the local economy and these areas should be protected from development encroachment and other practices (such as subdivision) which will destroy the agricultural potential of the land. Fundamentally, Msukaligwa Municipality should adopt the principle of an urban edge to contain urban sprawl and to limit the type and extent of uses to be allowed outside such an edge.


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3.4.7 SYNTHESIS – THE DEVELOPMENT CONCEPT

The components discussed above have been combined into a schematic spatial development concept, as shown in Figure 3.7 hereunder, which will serve as the basis for the SDF.

FIGURE 3.7: SYNTHESIS – THE SPATIAL DEVELOPMENT CONCEPT


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SECTION 4

MSUKALIGWA SPATIAL

DEVELOPMENT

FRAMEWORK


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4.1 INTRODUCTION The SDF aims to concretize the development concept outlined in Section 3 above. A

broad, municipal-wide framework was formulated in order to provide development guidelines for the municipal area as a whole, including broad development guidelines for the urban nodes and rural service centres. This development framework was then refined into more detailed development guidelines for the three main urban nodes, namely Ermelo/Wesselton, Breyten/Kwazanele and Chrissiesmeer/Kwachibikhulu.

4.2 MUNICIPAL-WIDE DEVELOPMENT FRAMEWORK (SEE MAP 36)

The municipal-wide Spatial Development Framework is shown on Map 36. The components of the plan are discussed in more detail below. 4.2.1 PRIMARY NODE: ERMELO/WESSELTON As previously indicated, Ermelo/Wesselton will remain the primary urban node in

Msukaligwa because of a number of factors, inter alia the following:

its excellent regional location and accessibility on the hub of a number of national and provincial roads;

its status as the major administrative centre of the Gert Sibande District being the seat of the local municipality, accommodating regional offices of most (if not all) provincial departments and having been earmarked as the future seat of the head offices of Gert Sibande District;

the presence of regional higher-order community facilities and services; and

existing and possible future economic development and the consequent perception of available job opportunities which will continue to draw people from the rural hinterland.

More detailed development proposals i.r.o. Ermelo/Wesselton have been formulated and are set out in Sections 4.3 and 5 of this report.

4.2.2 SECONDARY NODE: BREYTEN/KWAZANELE

Breyten/Kwazanele is the second-largest urban concentration in Msukaligwa and as such is categorized as a secondary node in the municipality. Although Breyten, and specifically its CBD, have stagnated since the realignment of Provincial Road R36 to bypass the town, the local economy is reasonably diversified and the node is regarded as being self-sustainable over the long term, especially when one considers the planned future coal mining in its immediate vicinity and the related growth opportunities which this will attract to the town.


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More detailed development proposals i.r.o. Breyten/Kwazanele have been formulated and are set out in Section 4.4 of this report.

4.2.3 TOURISM NODE: CHRISSIESMEER/KWACHIBIKHULU

As previously indicated the Chrissiesmeer panveld area should be seen as an ecological focus area. Chrissiesmeer/Kwachibikhulu, being centrally located in this area, almost on the shores of Lake Chrissie, has the potential to be developed as a major regional tourism node. The town of Chrissiesmeer still retains a unique ambience and character, and it is important that this be retained. More detailed development proposals i.r.o. Chrissiesmeer/Kwachibikhulu have been formulated and are set out in Section 4.5 of this report.

4.2.4 THE URBAN EDGE

Each of the three nodes discussed above is demarcated by an urban edge beyond which no urban development should be permitted. The urban edge’s function will be to promote the development of more integrated, denser and more sustainable urban environments, while encroachment into agricultural and environmentally sensitive hinterlands will be prevented. Criteria which were taken into account in the demarcation of the proposed urban edge included, inter alia, the following:

Certain areas where there is an obvious need and desirability and where there is spare bulk infrastructure capacity should be included.

Areas where state funding has already been allocated for future urban development should be included.

Areas in close proximity to existing urban development where the government/local government owns land or is in the process of acquiring land should in certain instances be included.

Vacant infill zones between existing urban areas should be included if these urban areas are relatively close together.

Peripheral areas where development pressure in the form of development applications is experienced should in certain instances be included.


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4.2.5 RURAL SERVICE CENTRES

Davel/Kwadela, Lothair/Silindile, Warburton/Nganga and Sheepmoor have been categorized as rural service centres, in line with the GSDM SDF proposals. The concept of rural service centres entails the clustering of community services and facilities (eg. schools, clinics, emergency services, pay points, community halls, sports and recreation facilities, businesses, public transport facilities, etc) in a central area serving a surrounding rural population. Such clustering of services obviously hold some economies of scale, eg. multi-use and maximum utilization of facilities, transport cost savings, etc. The two most important development priorities in these centres are firstly the upgrading of existing services and facilities and secondly the creation of more local economic development and job opportunities for the people who are already settled here. General development guidelines for each of the settlements are briefly set out below: 4.2.5.1 DAVEL/KWADELA There are very few local economic activities and the settlement is

unsustainable. Local unemployment is very high and it is assumed that the majority of residents who are formally employed commute to surrounding areas and the towns of Ermelo and Bethal. The promotion of local economic development and creation of more job opportunities for the local residents are regarded as the top development priority here.

Further subsidy-linked housing should be built only if there is a local

demand from people already residing informally in the area – care should be taken that such housing schemes do not draw more people into this settlement, which is already unsustainable. Recent subsidy housing projects in Davel appear to have been undertaken in a haphazard manner throughout the area. As such, the development has not been consolidated in a single area close to the existing businesses and community facilities. Further development in Davel should seek to integrate these existing scattered pockets of housing.

The vacant land between Davel and Kwadela should be earmarked as a

future infill/integration area. Local economic development initiatives such as community agricultural projects should be established in this area.

Davel/Kwadela is situated between the N17 and the

Johannesburg/Richards Bay rail line, and as such should be seen as a potential node within this proposed development corridor. The development of facilities linked to passing traffic on the N17 and rail line


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should be promoted, particularly on the vacant land between the national road and Kwadela.

As far as infrastructure is concerned, upgrading of the bulk sewer

system and outfall works is a high priority.

4.2.5.2 LOTHAIR/SILINDELE The economic base of this settlement is the forestry industry, specifically

the large sawmill situated in Lothair. Economic diversification should be promoted – in this regard local beneficiation of wood products (eg. sawdust and offcuts) and tourism-related opportunities should be investigated.

Although a large part of Silindile has been formalized, there is still a

relatively large informal settlement on its northern fringe which needs to be formalized, either by means of in-situ upgrading or by greenfields development. Further development in this area should ideally take place between Silindile and Lothair along the Amsterdam road in order to facilitate integration/infill.

As far as infrastructure is concerned, securing a reliable source of

potable water and the upgrading of the waterborne sewer system are the top priorities.

4.2.5.3 WARBURTON/NGANGA Similar to Lothair/Silindile, the economic base of this settlement is the

forestry industry, specifically the York Timbers Jessievale sawmill. Economic diversification should be promoted – in this regard local beneficiation of wood products (eg. sawdust and offcuts) and tourism-related opportunities should be investigated, while there may also be opportunities linked to passing traffic on the N17.

As far as residential development is concerned it is not foreseen that the

settlement will grow significantly in the foreseeable future. Upgrading of Nganga informal settlement should be completed while the York Timbers security village should be formalized by means of township establishment procedure.

A detailed audit of needs i.r.o. community facilities must be undertaken

as these are clearly underprovided in the area.

As far as infrastructure is concerned, electricity, water and sewer provision to Nganga requires attention.


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4.2.5.4 SHEEPMOOR Similar to Davel/Kwadela, there are very few local economic activities in

Sheepmoor and the settlement is unsustainable from an economic point of view. It is assumed that those residents who do have formal employment work mostly on the surrounding farms and forestry plantations. The promotion of local economic development and creation of more job opportunities for the local residents should be regarded as the top development priority here.

Further subsidy-linked housing should be built only if there is a local

demand from people already residing informally in the area – care should be taken that such housing schemes do not draw more people into this settlement, which is already unsustainable. Recent subsidy housing projects in Sheepmoor seems to have been undertaken in a haphazard manner throughout the area, instead of having consolidated the development in a single area. Further development in Sheepmoor should seek to integrate these existing scattered pockets of housing. No expansion of the settlement should be allowed in the medium term.

Similar to Davel/Kwadela, Sheepmoor should be regarded as a potential

future node within the proposed N2 development corridor. As far as infrastructure is concerned the bulk water supply project from

Jericho Dam should be completed, after which the existing non-functional waterborne sewer system can be reinstated.

4.2.6 THE N17/N2 DEVELOPMENT CORRIDOR

The land between the N17/N2 and the Johannesburg/Richards Bay rail line is conceptually indicated as a high-order mobility corridor stretching east-west along the length of Msukaligwa and linking Ermelo with Bethal to the west and Piet Retief to the east. The intention is not to promote a continuous band of urban development along this corridor, but rather to promote nodal development along it (eg. Davel/Kwadela and Sheepmoor as discussed above), interspersed by more intense rural development. The area should be regarded as a “zone of opportunity” where future development opportunities linked to the adjacent transport routes and agricultural-based LED initiatives should be pursued.

4.2.7 URBAN PERIPHERAL USES

An area for urban peripheral uses has been conceptually demarcated between Ermelo/Wesselton on the south, the N11 on the west, Breyten/Kwazanele on the north and the N17 on the east. This area is seen as a long-term development hub and is already characterized by many non-agricultural, mainly coal mining related uses. It is proposed that uses such as rural residential and agricultural holdings, mining and related uses, low intensity service industries and transport-


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related concerns, intensive agriculture and beneficiation of agricultural produce, etc. should be promoted in this area. Economic activities in peripheral areas contribute substantially to the Gross Geographic Product [GGP] and to the total number of job opportunities within the sub-region. It is thus important that these economic activities be supported, however a balance needs to be preserved with regards to the rural nature and ambience within the area and the possible environmental impacts of economic activities here. More detailed guidelines pertaining to peripheral land uses which could be allowed in these areas are given in Section 6.2.9 of this Report.

4.2.8 FOCUS AREAS FOR RURAL LAND REFORM AND LED Rural local economic development and land reform are seen as crucial to the

future political stability and economic growth within the municipality, and as such focus areas for these initiatives have been identified as shown on Map 36 and are briefly discussed hereunder.

The area east of Ermelo/Wesselton between the Lothair railway line and the N2. The land is well situated close to the main urban area in Msukaligwa and is very accessible via a number of main routes. Some of the area is underlain by soils of high and intermediate suitability for arable agriculture. The dominant land uses are grasslands used for grazing and cultivated land.

The area south of Ermelo and the Johannesburg/Richards Bay rail line, east and west of the N11. This area is also well located close to main transportation routes and Ermelo. Most of the land is underlain by soils of intermediate suitability for arable agriculture, with the dominant land uses being cultivated fields and grazing.

The area along the northwestern edge of Msukaligwa, up to the N11. This area contains some of the best arable land in the municipality, with the dominant land use being cultivated fields.

Focus on the abovementioned specific areas should not preclude land reform and agricultural development projects in any of the other rural areas.

4.2.9 COMMERCIAL AGRICULTURE AND FORESTRY

The rural hinterland in Msukaligwa is predominantly used for commercial agriculture (in the western and central parts) and forestry (in the eastern parts). Commercial agriculture and forestry is an important sector in the local economy which should be supported. Agricultural diversification and local beneficiation of


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agricultural and forestry produce should be actively promoted, as these activities can substantially contribute to the growth of SME’s and job creation – in this regard some flexibility relating to allowable land uses in rural areas needs to be exercised. Existing and planned future coal mining activities pose a serious threat to agriculture and need to be strictly regulated to minimize its impact on surrounding areas.

4.2.10 THE REGIONAL OPEN SPACE SYSTEM

The proposed regional open space system is conceptually indicated on Map 36. The system is predicated on the ridges, major water courses and other natural features within the study area and accommodates the Mpumalanga diversity corridor proposed by the provincial government. The focal point of the open space system is the Chrissiesmeer lakes district with its numerous pans and wetlands, while it also includes a number of protected areas and conservancies (compare with Map 24). The main land use within the proposed open space system is commercial agriculture, mainly grazing with some cultivation. The objective in this area will obviously be to maintain and where applicable, restore biodiversity and in this regard co-operation of the farmers will be required. The promotion of eco-tourism is the most obvious way to ensure financial reward and the farmers’ co-operation is pursuit of this objective. A detailed Strategic Environmental Assessment (SEA) and Environmental Management Framework (EMF) is being conducted for the municipality. The results of this exercise will serve to enhance the detail pertaining to the regional open space system to be conserved and developed in future. The EMF must specifically address the threat of future mining activities – no mining should be allowed within the proposed open space system.

4.2.11 TRANSPORTATION

The land use framework proposed above must be supported by a transportation network and services in order to materialize and in this regard the following proposals are made. 4.2.11.1 RAIL

As indicated earlier in this report, there are a number of freight rail lines traversing the area, the main one being the Johannesburg/Richards Bay rail line running east-west through the southern part of the study area, roughly parallel to the N17/2.


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With the exception of the proposed Ermelo/Majuba heavy haul rail line, no further extensions to the existing freight rail infrastructure are foreseen at this stage. The planning of new mining activities should include measures to use rail rather than road transport.

4.2.11.2 ROAD

Only the existing national and main provincial road infrastructure is indicated on the municipal-wide SDF. National roads N2, N11 and N17 provide good regional accessibility for the municipality, linking it to Kwa Zulu Natal to the southeast and south, Gauteng to the west, the N12 Maputo Corridor to the north and Swaziland to the east. All the national roads currently converge and interconnect in Ermelo/Wesselton, adding value i.r.o. its potential as a regional transport and logistics hub. Whilst one understands the importance of ensuring maximum mobility along national roads, passing traffic on these very roads contribute substantially to the local economy in Ermelo and their possible future realignment to bypass the town will cause massive damage to existing business and the future growth prospects of the town. For this reason it is proposed that, when any of these roads be upgraded in future, their existing alignments through Ermelo be changed as little as practically possible. The national roads are supported by a number of regional provincial roads throughout the municipality, linking the various urban nodes with each other and with surrounding towns. The upgrading of certain linkages is being planned (See Section 2.14.3.2 of this report).

4.3 ERMELO/WESSELTON DEVELOPMENT GUIDELINES (SEE MAP 37) As stated earlier in this report, Ermelo/Wesselton is the primary development node in

Msukaligwa and has been growing rapidly during the past decade. The spatial development pattern still exhibits the apartheid legacy with a clear separation of races – whites living in Ermelo and the bulk of the African population living in Wesselton, removed from the job opportunities and higher-order urban amenities which are mostly situated in Ermelo.

The development guidelines outlined below seeks to redress the socio-economic

imbalances inherent in the existing spatial development pattern and to provide a framework within which the town can grow and develop in a more sustainable manner. These development guidelines are further refined into a detailed LSDF for Ermelo/Wesselton, set out in Section 5 below.


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4.3.1 THE CORE AREA

The core area of Ermelo/Wesselton as schematically shown on Map 37 includes Ermelo CBD and adjacent areas, stretching north-south along Church Street roughly between the Ermelo Spruit and Dam in the west and the industrial area in the east, from Havenga Street in the north to Voortrekker Street in the south. This area contains the bulk of the urban amenities (shops, commercial areas, institutions, community facilities and the like) in Ermelo/Wesselton and represents a massive concentration of public and private investment which needs to be protected at all costs. The area is in a reasonable state with many new developments which have taken place over the last number of years. There are however areas which display some signs of decay and neglect and a comprehensive urban regeneration programme will be necessary to revitalize them. The municipality has a special responsibility in this regard, however the private land owners and businesses must also accept some responsibility for regeneration and revitalization. The creation of public private partnerships, eg. City Improvement Districts (CID’s), where all stakeholders take responsibility for the area, must be pursued. Residential densification in support of the existing public and private amenities should be one of the key strategies to maintain the integrity of the core area. Pockets of vacant developable land are still available to implement such a strategy by means of lead projects such as medium/high density social housing schemes.

4.3.2 SECONDARY ACTIVITY NODES

A number of secondary activity nodes (existing and future) have been identified, as follows: 4.3.2.1 INTERSECTION OF CHURCH AND VOORTREKKER STREETS

This is an existing node on the southern edge of the core area which consists mainly of retail establishments.

4.3.2.2 INTERSECTION OF N2 AND AMSTERDAM ROAD

This is a proposed future node to serve the New Ermelo area and the residents of the Ermelo Extension 32, 33 and 34 subsidy townships. There are already a few business concerns located in this vicinity.

4.3.2.3 INTERSECTION OF N11 AND O.R. TAMBO DRIVE – WESSELTON

Wesselton does not have a fully-fledged shopping centre with national retail chains and it is submitted that this is a good location for such an amenity, situated centrally in the area with good access and visibility.


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There are already a number of community facilities in the vicinity and adding a shopping component with some high density housing will create a sustainable multi-functional activity node.

4.3.2.4 THE OLD “ASIAN BAZAAR” WEST OF THE N17/R39 INTERSECTION

This is an existing business node at the main entrance to Ermelo from Bethal. Since the abolition of the Group Areas Act in the early nineties many of the Indian traders here relocated their businesses to the Ermelo CBD and the once thriving node has been struggling ever since. Possible ways to rejuvenate the centre, including the development of supporting land uses in the vicinity (eg. community and transportation facilities, high density housing, etc.), should be explored.

4.3.3 DEVELOPMENT SPINES

The following major routes are earmarked as existing or future mixed-use development spines:

4.3.3.1 N11/CHURCH STREET

This is the main north-south road through Ermelo/Wesselton which, along its central part through Ermelo, already displays all the characteristics of a mixed use development spine. The preservation of the mobility function of the N11 on the northern and southern outskirts of the town is obviously important, however opportunities exist to promote the development of priority job creation and LED areas here, in close proximity to the poor communities of Wesselton and Ermelo Extension 34.

4.3.3.2 N2/VOORTREKKER STREET

The proposed development spine along this route stretches from Church Street eastwards and similar to the N11, opportunities exist to create job opportunities along this spine for the people living in New Ermelo and Ermelo Extensions 32 and 33.

4.3.3.3 N17/JOUBERT STREET

The eastern section of this proposed spine is already surrounded by a variety of land uses, including residential, business and a number of community facilities (hospital, proposed District Municipality head office, school, etc.).


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4.3.3.4 FOURIE STREET/N17

There is major pressure for a development spine similar to the Church Street spine along Fourie Street, catering for N17 passing traffic. Some non-residential uses have already encroached into this area.

4.3.3.5 MANDELA DRIVE

Mandela Drive in Wesselton is already surrounded by a number of community facilities and institutional uses. The promotion of business and high density residential development along this road will turn it into a fully-fledged development spine, creating structure and identity within this largely mono-functional township.

4.3.4 INDUSTRIAL/COMMERCIAL AREA

The industrial/commercial area is situated on the eastern edge of Ermelo, as indicated on Map 37. There are a large number of vacant serviced industrial stands, development of which should receive priority. Future industrial development is proposed on the farm portions east of Ermelo Extensions 6 and 21, north and south of Extension 13. Some of these farm portions are already being used for industrial purposes.

4.3.5 EXISTING FULLY-SERVICED RESIDENTIAL AREAS

The previous White and Indian residential areas of Ermelo are indicated as “fully-serviced” areas – these areas are characterized by reasonably high levels of infrastructural and social services, and a reasonably high overall standard of development. The emphasis here should be on maintenance so that the service levels do not drop and the areas do not deteriorate. Generally speaking, development densities in these areas are low. Single residential development (single dwellings on separate stands) predominate, average stand sizes are large and there are a substantial number of proclaimed vacant stands (eg. in Extensions 14, 16 and 18). Densification initiatives in these areas (subdivisions and multiple residential developments such as town houses and flats) should be supported.

4.3.6 SERVICE UPGRADING PRIORITY AREAS

Wesselton and the areas on the south-eastern edge of Ermelo (Ermelo Extensions 32-34 and the New Ermelo information settlement) have been demarcated as service upgrading priority areas. These areas are generally characterized by low levels of infrastructural and social services.


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As a matter of principle the municipality and higher tiers of government should focus its capital expenditure and operational programmes towards upgrading the services and facilities in the abovementioned areas to levels comparable to that of the previous white areas. Upgrading initiatives should, inter alia, focus on the following areas:

roads and engineering services upgrading;

promotion of the development of spines linking these areas to areas of economic activity, and local economic development within these areas;

formalization/removal of informal settlements – upgrading of existing and provision of new housing stock; and

provision of sufficient social infrastructure and services to enhance the quality of life of these communities.

4.3.7 HOUSING

There is a lack of variety of housing typologies, especially in Wesselton. Different types of higher density multiple residential units (eg. flats, two-storey walkups, town houses, etc.) should be promoted on vacant stands and infill areas in the existing urban areas. 4.3.7.1 SUBSIDY-LINKED MASS HOUSING SCHEMES

Existing subsidy-linked housing schemes in Wesselton and the south of Ermelo should be completed. Focus areas for new schemes should include New Ermelo and the areas to the east of Ermelo Extensions 32 and 33 as well as the vacant land to the south of Ermelo, west of the N11. The creation of sustainable communities should be a priority – community facilities should be built/provided in these schemes, and local job opportunities should be promoted within the areas.

4.3.7.2 MIDDLE AND HIGHER INCOME HOUSING

As a first priority the existing vacant stands in Ermelo should be developed. Higher densities should be allowed and the integration of different socio-economic groups should be promoted in line with existing government policy.

4.3.7.3 SOCIAL HOUSING

The development of social housing schemes should be a specific focus and in this regard the upgrading of the Wesselton hostels as well as new


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schemes on suitable vacant stands in and around the Ermelo CBD should be regarded as priorities.

4.3.8 FUTURE URBAN DEVELOPMENT AREAS

The following areas are indicated for future urban development on Map 37.

4.3.8.1 NORTHEASTERN EDGE

This area abuts the N11 to the east of Wesselton and consists mostly of vacant land, with the Ermelo airfield being situated in its southern part. Parts of the area may be subject to mining-related development constraints. The proposed residential township Wesselton Extension 7 is situated in the northwestern part of this area, adjacent to the N11. There may be an opportunity to develop upmarket housing in the northern part of this area, linking onto the Ermelo golf course.

Although housing will be the dominant use in this area, it is envisaged that mixed-use development can take place here, especially adjacent to the N11 and around the airfield.

4.3.8.2 SOUTHEASTERN EDGE

This area includes all the vacant land east of the Ermelo industrial area and the N11, up to the proposed urban edge as indicated on Map 37. Parts of this area may be subject to mining-related development constraints. Development in this area will consist mostly of subsidy-linked housing.

4.3.8.3 SOUTHWESTERN AND WESTERN EDGE

This area includes all the vacant land southwest and west of Ermelo/Wesselton and the new informal settlement west of Wesselton Extension 8, up to the proposed urban edge as indicated on Map 37. Residential will be the dominant use and a mix of income groups can be provided for, however it is expected that subsidy-linked housing will dominate.

It should be noted that the area south of Wesselton Extension 4 is currently being mined and urban development here may only happen over the longer term. The areas further towards the south may also be subject to mining-related development constraints.

In general terms, planned coal mining activities around Ermelo/Wesselton may pose serious constraints to the ongoing growth and expansion of the town. It is of the utmost importance that the Department of Minerals and Energy (DME) be encouraged to buy into the Municipality’s vision relating to future urban expansion areas.


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4.3.9 MAJOR OPEN SPACE SYSTEM

The major open space system as shown on Map 37 is predicated on the various watercourses and water bodies and provides the basis for a linked open space system throughout the area. This system should be augmented by a finer grained system on a neighbourhood scale which is not shown on Map 37 due to the scale thereof.


The major road and rail system is indicated on Map 37. The rail system is dedicated to freight only and it is not foreseen that this will change in the near future. As far as the major road system is concerned, the following proposals are made:

All the national roads (N2, N11 and N17) currently pass through Ermelo and traffic along these roads contribute significantly to the local economy, not only in terms of business generated by passing traffic, but also in terms of transport and logistics support businesses and facilities. While the rerouting of these roads around the town will increase mobility and ease of travel for passing traffic, such a move may have significant adverse effects on the local economy and should therefore be carefully considered.

As far as the N17 is concerned, an option which could be considered is the rerouting of the road through the vacant floodplain between Ermelo and Wesselton, as conceptually indicated on Map 37. This realignment could also contribute to the diversion of heavy trucks around the Ermelo core area.

Heavy vehicle traffic in the CBD remains a massive problem which is likely to be exacerbated as more coal mines open in the vicinity. Although bypass routes for heavy vehicles have been identified, the use of these routes by heavy vehicles is not enforced and the roads have not been adequately developed and maintained (eg. Havenga Road which is earmarked as the eastern bypass for heavy vehicles).

The implementation of an effective strategy to minimize heavy vehicle traffic in the Ermelo core area will make a huge contribution to maintaining the quality of this area. In this regard a specialist traffic study must be commissioned by the municipality as a matter of priority.

Walking and cycling should be actively promoted as alternatives to motorized transport, and in this regard pedestrian and cycling paths and facilities should be


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planned and developed, possibly predicated on the proposed linked open space system.

Although it is not foreseen that air traffic will increase significantly in the foreseeable future, the existing airfield east of Wesselton and the N11 should be maintained as a regional facility.

4.4 BREYTEN/KWAZANELE DEVELOPMENT GUIDELINES (SEE MAP 38)

Although Breyten/Kwazanele has, to a certain extent, stagnated during the past decade, it falls within the central development hub of Msukaligwa and is expected to grow in future, especially as coal mining in the surrounding areas is expected to increase significantly. Development guidelines for Breyten/Kwazanele is shown on Map 38 and discussed in more detail below: 4.4.1 THE CORE AREA

The core area of Breyten/Kwazanele includes the Breyten CBD and the areas to the south of it up to the railway line and station, as shown on Map 38. This area contains the bulk of the existing urban amenities (shops, businesses, institutions, community facilities and the like) within Breyten/Kwazanele. These uses are mainly situated adjacent to the main road in the CBD, however the residential area south of it towards the railway line and station is clearly an area in transition, with a number of non-residential land uses situated here. There are also a number of vacant stands in this area. The area as a whole is degraded with many vacant and neglected buildings and an urban regeneration programme needs to be implemented, to be undertaken jointly by the municipality and the land owners/tenants in the area. The creation of a public private partnership, eg. a City Improvement District (CID), where all stakeholders take responsibility for the improvement and upkeep of the area, must be pursued. A wide range of compatible land uses should be promoted in the core area, however residential densification should be one of the key strategies to increase the viability of existing businesses and facilities. As mentioned before, there are a large number of vacant stands in the core area on which medium/high density housing can be built.

4.4.2 SECONDARY ACTIVITY NODE

A secondary activity node is indicated in the central part of Kwazanele, to serve the surrounding township community. This area already functions as an activity node, with a wide variety of land uses situated here, however denser development with the addition of medium/high density housing is proposed.


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4.4.3 DEVELOPMENT SPINE

A mixed use development spine is proposed between the Breyten core area and the Kwazanele activity node, along the main routes linking these two areas, as schematically indicated on Map 38. Mixed uses should be supported here, including L.E.D. initiatives which can feed off the energy created by passing traffic on the main roads.

4.4.4 INDUSTRIAL/COMMERCIAL AREA

The southwestern part of Breyten, between the railway line and Provincial Road R36, is proposed as a future industrial/commercial area. This area is currently mostly vacant, with some houses, a transport business and the bulk water reservoirs situated within it. Due to its accessibility in terms of both rail and road, this area should be promoted as a good location for transport, logistics and mining-related concerns.

4.4.5 EXISTING FULLY SERVICED RESIDENTIAL AREAS

The previous White residential area of Breyten north of the CBD is indicated as a “fully serviced” area. The level of services is reasonably high, although not always adequately maintained. The emphasis here should be on maintenance so that service levels do not drop and the area does not deteriorate. Generally speaking, development density in this area is low. Single residential development (single dwellings on separate stands) predominate. Average stand sizes are large and there are a substantial number of proclaimed vacant stands. Densification initiatives in this area (subdivision and multiple residential developments such as town houses and flats) should be promoted.


Kwazanele south of Breyten and the Matthews Phosa Village on the northern edge of Breyten have been demarcated as service upgrading priority areas. These areas are generally characterized by low levels of infrastructural and social services. As a principle the municipality and higher tiers of government should focus its capital expenditure and operational programme towards upgrading the services and facilities in the abovementioned areas to levels comparable to that of the previous white area. Upgrading initiatives should, inter alia, focus on the following aspects:

roads and engineering services upgrading;

promotion of the development of spines linking these areas to areas of economic activity, and local economic development within these areas;


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upgrading of existing and provision of new housing stock; and

provision of sufficient social infrastructure and services to enhance the quality of life of these communities.

4.4.7 PRIORITY RESIDENTIAL INFILL AREAS

Vacant sites within Breyten and the Breyten Extension 4 area on the town’s western edge are indicated as priority areas for residential infill initiatives. These sites are ideally situated for integrated development catering for a range of income groups. The existing informal settlement on Extension 4 must be formalized as a first priority.

4.4.8 HOUSING

There is a lack of variety of housing typologies in Breyten/Kwazanele. Different types of high density multiple residential units (eg. flats, two-storey walkups, town houses, etc.) should be promoted on vacant stands and infill areas in the existing urban areas. 4.4.8.1 SUBSIDY-LINKED MASS HOUSING SCHEMES

Future subsidy-linked mass housing schemes can be accommodated in the areas demarcated for future urban development east and south of Kwazanele.

4.4.8.2 MIDDLE AND HIGH INCOME HOUSING

This type of housing will be accommodated on vacant stands in Breyten.

4.4.8.3 SOCIAL HOUSING

The development of social housing schemes should be a specific focus and in this regard the identified priority residential infill areas as well as vacant sites in the urban core area should be regarded as priorities.


As indicated on Map 38, future urban development is envisaged mostly to the east and south of Kwazanele, along Provincial Road R36. The area south of Kwazanele will develop first, with the proposed townships of Kwazanele Extensions 5 and 6 already having been planned here.


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4.4.10 OPEN SPACE

The open space shown on Map 38 is predicated on the existing topography of the area and provides the basis for an open space link from the Breyten core area northwards. The system as shown on Map 38 should be augmented by a finer grained system on a neighbourhood scale which is not shown on the map to the scale thereof.


The major road and rail system is indicated on Map 38. The rail system is dedicated to freight only and it is not foreseen that this will change in the near future. As far as roads are concerned, the following are indicated:

Provincial Road R36 (north-south regional road) linking Breyten/Kwazanele with Ermelo/Wesselton to the south and Carolina to the north;

Provincial Road R517 (east-west regional road) linking Breyten/Kwazanele with the N11 to the west and the N17 and Chrissiesmeer to the east; and

The main municipal collector roads as well as possible future links. 4.5 CHRISSIESMEER/KWACHIBIKHULU DEVELOPMENT GUIDELINES (SEE MAP 39)

The promotion of eco-tourism in the Chrissiesmeer panveld area has been identified as a key LED strategy and as such Chrissiesmeer/Kwachibikhulu has been identified as a “tourism node”. Tourism into this area has indeed increased significantly in the recent past, resulting in the establishment of a number of guesthouses, self-catering cottages, etc. and in a relatively steep increase in property prices locally. The town of Chrissiesmeer has a unique rural ambience which attracts visitors and investors, however if development is not carefully managed, this very ambience could be easily destroyed. Broad development guidelines are set out below and shown on Map 39, however it is of the utmost importance that a detail development plan for the town be drawn up, including detail guidelines relating to aspects such as landscaping, urban design and architectural treatment of buildings. 4.5.1 THE “HIGH STREET SPINE” The N17 functions as a “high street” where it passes through Chrissiesmeer and

a number of business uses are located in the blocks adjacent to it. It is envisaged that this area can be redeveloped as a tourism-orientated business


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area catering for a large variety of land uses, including retail, restaurants/entertainment, accommodation establishments and the like. Specific aspects which will need attention include:

implementation of traffic calming measures along the part of the N17 running through town;

landscaping and sidewalk treatment (including street furniture) in order to promote pedestrian movement;

creation of focus nodes within the spine, including the development of a market for informal traders; and

drawing-up and enforcing detail building, landscaping and conservation guidelines.

4.5.2 THE VILLAGE CONSERVATION AREAS

The parts of Chrissiesmeer backing onto the “high street spine” are demarcated as conservation focus areas where the emphasis should be on the preservation of the existing village character. As a first step a database of buildings which need to be conserved needs to be drawn up. The areas are sparsely developed and limited densification can be allowed. As in the case of the “high street spine”, detail landscaping and urban design/architectural guidelines need to be drawn up for these areas.


The Kwachibikhulu township areas have been demarcated as service upgrading priority areas, particularly relating to infrastructural and social/community services.

4.5.4 PRIORITY RESIDENTIAL INFILL AREAS

Vacant and partially vacant land abutting Kwachibikhulu, between the existing development and the spruit bisecting the area, is indicated as priority residential infill areas. Residential township establishment has already commenced on parts of these areas. It is expected that mainly subsidy-linked housing will be built here.


It is proposed that urban expansion should take place mainly towards the north, as indicated on Map 39, and not towards the lake. The development of an upmarket “equestrian estate” has been mooted on the vacant land west of the Carolina Road. Future residential estates should reflect and be sensitive to the indigenous South African architecture and building styles already found in


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Chrissiesmeer village, and should also be reasonably low-density and conservation-related.

4.5.6 OPEN SPACE

The open space shown on Map 39 follows the spruit draining towards the lake south of the town. A pedestrian meander should be developed along the spruit towards the lake shore, where an open space focus node (eg. an environmental training/education centre, bird watching hides, etc.) can be developed. The meander should tie in with the pedestrian route to be developed along the “high street”. The upgrading and meticulous maintenance of the sewerage outfall works on the northern shore of Lake Chrissie, which will be in close proximity of the proposed open space focus node, is of particular importance.

4.5.7 PROPOSED AESTHETIC CONTROL MEASURES RELATING TO NEW DEVELOPMENT IN THE

“HIGH STREET SPINE” AND THE VILLAGE CONSERVATION AREAS

As stated before it is important that a measure of aesthetic control over new developments in abovementioned areas is exercised, and in this regard the following is proposed:

Detailed planning, urban design and landscaping guidelines must be compiled to guide all new development.

An aesthetic committee should be established to evaluate detail development proposals for all new developments as to their aesthetic appeal, blending with the surrounding environment, etc. and to make recommendations relating to the approval of applications and/or changes required in site development and building plans. This committee should meet on an ad-hoc basis as and when the need arises, and should include a qualified architect.

The Council should in its discretion require site development plans to be submitted for all new developments. Such site development plans should be submitted to the aesthetic committee for recommendations.

The following minimum checklist must be followed to evaluate proposed new development and alterations to existing buildings:

Contextual Response

Appropriate design response to the street and adjoining buildings in terms of site planning, access, height and street interface.


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Design

The building design must relate to the historic context in terms of the use of materials and design regardless of building use. Designs may be abstracted from tradition and contemporary solutions could be accepted, provided that a sense of continuity is imposed.

Site Inspections

A process must be established to ensure that the completed building is according to the approved plan.

Signage

All the signage must be controlled, and submitted for approval.

Landscape

A minimum standard for landscape must be set, and a large percentage of indigenous material must be promoted. See landscape guidelines hereunder.

4.5.8 LANDSCAPING GUIDELINES

The Council should require that all developments be adequately/properly landscaped. The following items must be dealt with in the plan approval application:

Landscape schemes should contribute positively to the street scene with space provided for this purpose. Schemes should thus include:

ground and shrub cover, hard surface and paving materials, grass

verges; adequate lighting and continuity of fencing or walling;

boundary treatments, which reduce the likelihood of graffiti; and

adherence to the principles of designing out crime.

Requirements should be considered at the initial stage of the detailed application and the integrated landscape scheme should be included at the detailed design stage of any detailed application and not fitted in afterwards. All trees to be retained should be distinguished from new ones. Proposals for future maintenance should be included.


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Consideration should be given to:

boundary planting to integrate the development with neighbouring sites;

the use of climbing plants against bland walls;

the provision of low shrubs to soften settings of buildings;

landscaping of parking areas; and

provision of amenity space.

Development proposals should, where possible, take advantage of opportunities for nature conservation and habitat creation.

A site survey shall be submitted as part of the landscape scheme prior to approval, plotting all existing trees and shrubs, including height, spread and condition with existing and proposed levels and any trees and shrubs to be lost shown clearly.

Conditions of planning permissions will require retention and protection of trees of amenity value during construction and after the completion of the development. Plans should show the means of protection to be employed during construction. Details of site excavation may be required to be submitted and approved so that damage to roots and tree loss can be avoided.

Replacement or additional trees should be of a suitable species for the existing site conditions and should take into account other species growing in the area. Trees should be of a suitable species for the particular purpose for which they are being planted i.e. whether for screening or enhancing the development. All tree planting should be carried out to the appropriate standards.

The planting of semi-mature trees where the setting of proposed buildings is particularly sensitive.


The major road system is indicated on Map 39 and consists of National Road N17 and various Provincial Roads linking into it.

As far as the N17 is concerned, traffic calming measures along the “high street” section in order to preserve the village character should be considered. Alternatively the rerouting of the N17 around the town could also be considered.


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SECTION 5

ERMELO/WESSELTON

LOCAL SPATIAL

DEVELOPMENT

FRAMEWORK


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5.1 INTRODUCTION

The Ermelo/Wesselton LSDF aims to refine the development guidelines for the town set out in Section 4.3 above. As a first step, key development issues pertaining to the area were identified, which issues are outlined in Section 5.2 below. These issues, together with the broad development guidelines, formed the basis for the detailed land use guidelines set out in Section 5.3 below and the development implementation guidelines set out in Section 5.4 below.

5.2 KEY DEVELOPMENT ISSUES

There is a vast difference between the general standard of development in Ermelo and Wesselton and the issues which should inform development policy and decision-making are generally not the same. It is thus appropriate that the key issues in these two areas are discussed separately below: 5.2.1 ERMELO (SEE MAPS 40, 41 AND FIGURE 5.1)

5.2.1.1 URBAN DECAY IN THE CBD AND ASIAN BAZAAR

Certain parts of the Ermelo CBD are clearly neglected. Buildings and public spaces are inadequately maintained. There are a number of vacant stands, buildings and shops, as well as encroachment of non-compatible industrial uses into the CBD.

5.2.1.2 BUSINESS DEVELOPMENT PRESSURE OUTSIDE THE CBD

There is substantial pressure for business development on the periphery of the Ermelo core area, eg. along Church Street and more lately also along Fourie Street. A number of new shopping centres have been built during the last decade, resulting in the relocation of some shops and businesses out of the core CBD.

5.2.1.3 VACANT INDUSTRIAL STANDS

A large percentage of the existing proclaimed serviced industrial stands in Ermelo is vacant, resulting in an underutilization of existing services infrastructure.

5.2.1.4 ILLEGAL INDUSTRIAL USES

A number of illegal industrial uses are encountered, mainly on the fringes of the CBD and on the farm portions north of the N2 and east of the railway line and station.


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View of the CBD down Church Street Vacant land in the CBD

Ermelo Industrial Area

Church St. activity spine Ermelo industrial area

FIGURE 5.1: IMAGES OF ERMELO


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Medium density housing

FIGURE 5.1 : IMAGES OF ERMELO (CONTINUED)

Public open space Ermelo Dam

Typical residential street scene


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5.2.1.5 LOW RESIDENTIAL DENSITIES

The older residential townships in Ermelo are characterized by large single residential stands and low residential densities. There is ongoing pressure for densification, with many erven having been subdivided and densified during the last number of years.

5.2.1.6 VACANT RESIDENTIAL STANDS

There are a large number of proclaimed vacant stands (mostly serviced) in Ermelo extensions 2, 14, 16 and 18.

5.2.1.7 UNSUSTAINABLE DEVELOPMENT IN THE SUBSIDY-LINKED TOWNSHIPS

There are virtually no residential amenities such as sportsgrounds, clinics, etc. in the recently developed subsidy-linked townships of Ermelo Extensions 32, 33 and 34.

5.2.1.8 NEW ERMELO INFORMAL SETTLEMENT

This large informal settlement on the southeastern edge of Ermelo needs to be formalized.

5.2.1.9 HEAVY VEHICLE TRAFFIC THROUGH TOWN

The large number of heavy vehicles (mainly coal trucks) moving through Ermelo cause ongoing traffic problems and detract from the amenity of the areas surrounding the main roads. It is expected that heavy vehicle traffic will increase significantly as more coal mines open in the vicinity. Viable heavy vehicle routes bypassing the Ermelo core area must be developed.

5.2.1.10 UNDEVELOPED PARKS AND OTHER SITES

There are a large number of undeveloped parks and other sites which are unproductive and constitute a drain on municipal resources in respect of maintenance.

5.2.1.11 ADEQUATE MAINTENANCE OF INFRASTRUCTURE

Roads and other services infrastructure are inadequately maintained in places.


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5.2.1.12 THREAT OF FUTURE COAL MINING

Ermelo is virtually surrounded by applications for coal mining licenses. Mining licenses should not be granted on areas earmarked for future urban development.

5.2.2 WESSELTON (SEE MAP 42 AND FIGURE 5.2)

5.2.2.1 URBAN DECAY IN CERTAIN AREAS

Certain parts of Wesselton display signs of urban decay and neglect, eg. the vandalized buildings north of the college abutting Mandela Drive and the hostel area in Wesselton Extension 2.


Existing infrastructure in Wesselton is sub-standard and needs to be upgraded.

5.2.2.3 LITTERING, ILLEGAL DUMPING AND LACK OF STREETSCAPING

Sidewalks, public spaces and vacant sites are being littered and dumped on and are not cleaned regularly. There are virtually no paved or planted sidewalks in the area.

5.2.2.4 MONO-FUNCTIONALITY – LACK OF EMPLOYMENT AREAS

Wesselton was developed as a mono-functional dormitory township for African people working in Ermelo and this is still very much the case currently. The township is still a mono-functional residential area with very few local urban amenities and job opportunities.

5.2.2.5 LACK OF HIGHER-ORDER COMMUNITY FACILITIES AND OTHER URBAN

AMENITIES

Lower-order community facilities and amenities (eg. schools, clinics, corner shops, etc.) seem to be reasonably adequately provided – however, the higher-order community facilities and amenities are all situated in Ermelo.

5.2.2.6 LACK OF DEVELOPED PARKS AND SPORTSFIELDS

There is adequate open space provision, however almost none of this has been developed into playparks, recreational areas or sportfields.

5.2.2.7 VACANT COMMUNITY FACILITY SITES

There are a large number of vacant schools and other community facility sites in Wesselton. A number of these sites are occupied by informal settlements.


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View of Wesselton from the south Informal settlement in Wesselton

Formal retail

FIGURE 5.2: IMAGES OF WESSELTON

Sidewalk vehicle repairs


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FIGURE 5.2: IMAGES OF WESSELTON (CONTINUED)

Vandalized buildings abutting Mandela Drive

Typical residential street scene in the north of Wesselton

Front yard shack Open-cast coal mining in close proximity to Wesselton


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5.2.2.8 INFORMAL SETTLEMENTS

There are a number of informal settlements situated in and around Wesselton. Some of these settlements are situated on land which is not suitable for residential purposes, eg. the shallow undermined land south of Wesselton Extension 2 and the cemetery.

5.2.2.9 LACK OF VARIETY IN HOUSING TYPES

The bulk of formal housing in Wesselton consists of the traditional “RDP house”. There is a need for innovative housing solutions which will provide more variety in terms of housing types and density.

5.2.2.10 COAL MINING

Existing opencast coal mining south of Wesselton Extension 6 is very close to the existing township and the informal settlement abutting it and has a number of environmental impacts, including noise, air pollution and the like. As in the case of Ermelo, Wesselton is also hemmed-in by existing and potential future mining activities, reducing viable options for future extensions of the urban area.

5.3 LAND USE GUIDELINES (SEE MAP 43) The land use guidelines set out below are based on the development guidelines for

Ermelo/Wesselton set out in Section 4.3 above and aim to address the key development issues identified in Section 5.2 above.

It should be noted that these are guidelines only – they should not be applied as rigid,

“hard-and-fast” rules. Each land use application should still be considered on its own merits, and there should be space to amend the LSDF if required.

5.3.1 THE ERMELO CBD

The demarcation of the Ermelo CBD as shown on Map 43 is based on existing land uses. While the dominant land use is business and retail, a wide range of other land uses occur within the CBD, including residential, institutional, community facilities, vacant land, commercial and light industrial. Land uses which may be permitted in the CBD include the following:

Business, including shops, offices, showrooms, restaurants, pubs, places of entertainment, hotels, tourist accommodation and facilities, garages, distribution centres, wholesale trade and warehousing.


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Light, non-intrusive and high-tech industrial uses.

Institutional, including community, educational, cultural and government facilities.

Medium and high density residential.

Sports and recreational facilities, including parks, sportsfields and facilities, theatres and the like.

Higher density residential development (in excess of 60 units per ha.) should be specifically promoted in order to draw more people into the CBD to support existing businesses, institutions and amenities.

5.3.2 CBD TRANSITIONAL AREA

It is proposed that the CBD should in future grow southwards. The area between the CBD in the north, Border Street and the industrial area in the east, Genl. Herzog Ave/Voortrekker Street in the south and West Street in the west has been demarcated as a “CBD transitional area”. The residential amenity within this area is high and care should be taken not to destroy it by allowing “hard-core” business uses into the area at this stage. Land uses which may be permitted include the following:

Home offices.

Professional rooms (lawyers, architects, engineers, etc).

Medical rooms (doctors, dentists, other types of medical practitioners).

Small scale and high tech. manufacturing and assembly which is not accompanied by noise or air pollution (eg. computer components).

Certain types of services, eg. TV and electronic repairs, plumbers, electricians, etc.

Guesthouses and hotels.

Medium/high density residential (up to 60 units per ha.).

As the character of the area changes over time, consideration can be given to allowing more intrusive land uses such as restaurants, places of amusement, etc. at a later stage.


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In addition to the standard land use controls prescribed in the town planning scheme (eg. height, coverage, bulk restrictions, parking provisions and the like) it is proposed that any application for change of land use in the CBD transitional area be judged against a standard set of criteria, which should include the following:

The proposed activity which will take place on the property should be clearly specified by the applicant in order for the local authority to judge the application (eg. “professional consulting rooms”, “medical consulting rooms”, “repair and assembly of computer equipment”, etc.) Vague, general descriptions of proposed land use, eg. “small-scale manufacturing”, should not be allowed.

The traffic which will be generated by any specific new land use must be estimated and declared by the applicant. For instance an applicant wishing to convert and utilize a dwelling house for professional rooms will be required to state how much office floor area is being created, the maximum number of people that will work from the premises and the estimated number of daily/peak trips which will be generated, both by employees and clients.

No activity which will generate noise or air pollution should be allowed. As far as potential visual pollution is concerned, the visual aspects of proposed development must be addressed in the site development plan(s), as more fully described hereunder.

No development should overlook adjacent residential erven. Attention should be given to window height, balconies, boundary walls, back and side building lines.

In terms of height and coverage the building should fit the residential character of the area.

Normal office hours should be adhered to.

The street interface of buildings should not alienate the street from the buildings. Dead and dull facades and/or boundary walls defining the street should be avoided.

All applications must be accompanied by a site development plan or plans, which should at least indicate the following:

footprints of existing and new buildings on the site;

entrance/exit points, access to the site, driveways, parking, etc.;


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a landscaping plan indicating in broad outline the landscape proposal and how existing vegetation (especially trees) can be integrated into it;

elevations and perspectives of the proposed development; details of external materials and finishes; and

the relationship between the proposed development and adjacent

properties – screening measures if applicable.

5.3.3 BUSINESS/RETAIL NODES

Map 43 indicates existing and potential future business/retail nodes in the study area, ranging from small free-standing centres to community centres. Land uses which may be permitted include the following:

Business, including shops, offices, showrooms, restaurants, pubs and places of entertainment.

Institutional uses such as municipal pay points, post offices/boxes and the like.

High density residential.

5.3.4 MIXED USE DEVELOPMENT SPINES AND NODES

A number of mixed use development spines and nodes are indicated on Map 43, inter alia the following: 5.3.4.1 MANDELA DRIVE IN WESSELTON

As already stated in Section 4.3.3 above, the development of Mandela Drive into a fully-fledged mixed-use spine will assist in creating structure and identity within Wesselton. Land uses which should be promoted here include business/retail, community facilities, institutional, small-scale non-intrusive manufacturing and assembly and high density residential. Informal trade infrastructure should be developed at strategic locations along the spine. Care should be taken that mobility along Mandela Drive is retained.

5.3.4.2 THE OLD “ASIAN BAZAAR” WEST OF THE N17/R39 INTERSECTION

This node is in urgent need of rejuvenation and a wide variety of land uses should be promoted here, including business/retail, small-scale,


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non-intrusive manufacturing and assembly, wholesale and storage, institutional and community facilities, a multi-nodal transport hub (bus/taxi) and high density residential.

5.3.4.3 THE CHURCH STREET SPINE

Church Street north of Genl. Herzog Ave./Voortrekker Street is already a fully-fledged mixed-use activity spine, with mostly business/retail uses abutting the street. The spine can be extended south of Voortrekker Street up to Horster Avenue, as indicated on Map 43. No retail use should be permitted on the residential stands between Church Street and Harderwyk Road – conversion of the existing houses into home offices or professional rooms could be supported.

5.3.4.4 THE GENL. HERZOG AVE./VOORTREKKER STREET SPINE

Non-residential development has already taken place long certain stretches of this spine, while business rights were approved along Voortrekker Street at the Merino Street intersection. Land use rights which may be permitted include business/retail, showrooms, small-scale, non-intrusive manufacturing and assembly, restaurants, guesthouses, etc. Care should be take that the character of adjacent residential properties will not be compromised.

5.3.4.5 THE BORDER STREET SPINE

This spine is proposed as a buffer between the industrial area to the east of Border Street and the residential properties to the west. Similar land use rights than those proposed along the Voortrekker Street spine may be permitted. Care should be taken not to compromise the residential amenity of adjacent properties.

5.3.4.6 THE TAUTE STREET SPINE

This spine is proposed as a buffer between the CBD to the north of Taute Street and the residential properties to the south. Similar land use rights than those proposed along the Voortrekker and Border Street spines may be permitted. Care should be taken not to compromise the residential amenity of adjacent properties.

5.3.4.7 THE FOURIE STREET SPINE

Non-intrusive business rights may be permitted on properties abutting Fourie Street, as indicated on Map 43. These rights should, however, not include normal retail or other high traffic-generating rights at this stage. A traffic study should be undertaken along Fourie Street to


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address the issue of access versus mobility, and also the possible closure of certain intersections onto Fourie Street.

5.3.5 LED FOCUS AREAS

LED focus areas should be situated in close proximity to the poor communities and the major transportation routes, as indicated on Map 43. The emphasis in these areas should be on job creation and a wide range of economic activities should be promoted, including intensive urban agriculture, small-scale informal manufacturing and service industries, informal markets and the like.

5.3.6 INDUSTRIAL/COMMERCIAL

The industrial area is situated in the eastern part of Ermelo, abutting the rail line and station, and consists of the Ermelo Extensions 6, 10, 13 and 21 townships. Further industrial expansion may be permitted between Havenga and Arcadia Avenues on the farm portions north and south of Extension 13, however the development of vacant stands in the existing proclaimed industrial townships should be seen as a priority. In addition to industrial uses, transport and logistic related uses such as warehousing, distribution centres, truckstops, trucksales, etc. may also be permitted in this area.

5.3.7 COMMUNITY FACILITIES

Existing and proposed community facilities are indicated on Map 43, in line with current zonings and land use. Vacant and underutilized community facility sites should be considered for residential infilling.

5.3.8 EDUCATIONAL FACILITIES

Existing schools and educational facilities are indicated on Map 43. There seems to be an overprovision of school sites in the study area – many of the existing zoned school sites are vacant, while some in Wesselton have been invaded by informal settlers. Additional schools will be needed and these are indicated on Map 43, however many of the vacant school sites could be considered for alternative uses such as residential infilling.

5.3.9 RESIDENTIAL

5.3.9.1 WESSELTON

The greatest part of the existing township will continue to be utilized for single residential (detached house on single stand) purposes. Many of the existing stands have a backyard shack in addition to the primary


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dwelling, and the municipality should formulate and adopt a policy relating to the formalization of backyard shacks.

Small-scale and survival economic activities (such as spaza shops) may be allowed within the residential framework, provided that the need for and desirability of such activities are determined. A number of vacant or illegally occupied school, park and other sites should be considered for residential infill initiatives – these are indicated on Map 43. The development of alternative housing typologies, eg. two and three storey walk-ups, etc. should be considered on these sites in order to create a greater diversity of residential options within Wesselton.

5.3.9.2 ERMELO

Although Ermelo has a greater variety of housing typologies than Wesselton, the majority of houses are also single residential units (detached houses on single stands). While a substantial number of subdivisions have taken place, the ruling residential stand size is still in the vicinity of 1000m² and residential densities are low. Densification of the existing single residential areas should be allowed up to a maximum density of 40 units per ha., availability of essential services permitting. Applications for densification should be accompanied by site development and landscape plans. A number of vacant school, park and other sites should be considered for residential infill initiatives – these are indicated on Map 43. Denser housing typologies, up to 60 units per ha., can be allowed on these sites, availability of services permitting. Applications for residential development on these sites should be accompanied by site development and landscape plans.


Possible future urban development areas are indicated on Map 43, in line with the Ermelo/Wesselton development guidelines – see Section 4.3.8 above.

5.3.11 OPEN SPACE A linked open space system predicated on the major watercourses running

through the area is indicated on Map 43. Some of the open space system may be suitable for urban agricultural initiatives. The majority of the system may never be developed, however the municipality should endeavour to restore it to its natural state as far as possible.

Proposed sports and recreation focus nodes are indicated on Map 43. While the

Ermelo and Wesselton Stadia are major facilities aimed at the wider region, the


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other proposed nodes are envisaged as local facilities serving the surrounding neighbourhoods.

There are a number of small, non-functional and undeveloped parks in Ermelo. It

is proposed that these sites should be alienated for residential infill projects where possible, and that the municipality should concentrate its resources on the development and maintenance of the proposed sports and recreational focus nodes.

5.4 DEVELOPMENT IMPLEMENTATION GUIDELINES

5.4.1 INFRASTRUCTURAL SERVICES UPGRADING

Infrastructural services must be upgraded throughout the study area – Wesselton should however be treated as a priority area. Bulk infrastructure capacities should be timeously increased to accommodate new development – the LSDF land use guidelines set out above should form the basis of essential infrastructure (electricity, water and sewer) master planning.

5.4.2 URBAN RENEWAL: ERMELO CBD

The Ermelo CBD will remain the primary business and institutional centre within Msukaligwa and the wider sub-region. However, certain areas within and on the fringes of the CBD display signs of stagnation, decay and neglect – redevelopment and renewal within the CBD should be promoted and facilitated by the Municipality in conjunction with the various public and private sector stakeholders. As a first step a detail redevelopment plan for the CBD must be drawn up, addressing at least the following aspects:

town planning, land use and development dynamics;

transportation, traffic and parking; and

urban design and aesthetics.

Secondly the establishment of a City Improvement District (CID) should be facilitated by the municipality – see Section 6.2.3 below.

5.4.3 URBAN RENEWAL: WESSELTON

Urban renewal projects in Wesselton should focus on the proposed Mandela Drive mixed use spine. A detail development plan for the spine must be drawn up, addressing at least the following aspects:

town planning, land use and development dynamics;


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transportation, traffic and parking; and

urban design and aesthetics.

5.4.4 DEVELOPMENT OF A MAJOR MIXED USE NODE: O.R. TAMBO/N11 INTERSECTION

There is an opportunity to develop a major mixed use node at the intersection of O.R. Tambo Drive and the N11 in Wesselton. The development of such a node will be a catalyst for further development along O.R. Tambo and Mandela Drives. The municipally owns substantial parcels of land in this area and is in a good position to kickstart the development of the node. Development proposals should be invited from the private sector.

5.4.5 HOUSING

There is a huge housing backlog in the area – the municipality needs a detailed strategy to deal with this issue. The strategy should, inter alia, address the following aspects:

A comprehensive database relating to all informal settlements should be compiled (number of shacks, beneficiary information, etc.).

Each informal settlement needs to be assessed i.r.o. its suitability for development – whether it can be upgraded in-situ or whether the settlement must be moved.

Subsidy housing development sites must be identified and prioritized.

A migration plan i.r.o. current informal settlements must be formulated.

Sites for social housing initiatives must be identified – sites in and around the CBD and the upgrading of the Wesselton hostels to receive priority.

Integrated housing projects must be undertaken on the proclaimed vacant residential stands in Ermelo Extensions 14, 16 and 18. A detailed investigation into the suitability/feasibility of the potential residential infill sites identified in the LSDF must be undertaken. Suitable sites must be developed by the municipality or put out on tender to private developers.

5.4.6 OPEN SPACE

Adequate provision has been made for open space in Ermelo/Wesselton, including a linked open space system following the various watercourses through the area, as well as suburban parks situated within the residential areas.


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However, very little of this open space is developed or being maintained. In view of its scarce resources the Municipality should adopt the following basic principles as part of its open space development programme:

Development and maintenance should be concentrated on a few focus areas which can make a high impact. One central, multi-functional park/sports facility should be developed for each precinct (open space focus nodes indicated on the LSDF) – the rest of the public open space erven in the area should be alienated for development if possible.

Open space must be functional – it must be used for a specific purpose(s) such as recreation, sports, pedestrian/cycling routes, stormwater attenuation or food production (urban agriculture).

Community ownership of parks, sports and recreational facilities should be promoted – the surrounding communities should be involved in the planning, development, running and maintenance of these facilities.

Priority projects which should be undertaken include the following:

Landscaping at the main entrances to the town.

Rehabilitation of the area around Bethal dam.

Urban agricultural initiatives.

Upgrading/extension of the Wesselton stadium and sports complex.


Access to Wesselton from the N11 is restricted to only 3 points currently. Two possible further access points into the township are proposed in the LSDF, namely the extensions of Hector Peterson and Thanjekwayo Streets as indicated on Map 43. The feasibility of these access points must be further investigated and negotiations must be held with SANRAL in this regard. SANRAL must be engaged regarding the future alignment of the national roads running through town, specifically the N17 which is currently being upgraded between Gauteng and Bethal. Heavy vehicle traffic through the central part of Ermelo is a significant problem currently. Bypass routes for heavy vehicles need to be identified, and more importantly, developed. Detail traffic studies must be undertaken along the various proposed development spines, focusing specifically on ways to ensure a balance between accessibility and mobility along these spines.


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5.4.8 FUTURE URBAN EXPANSION

Negotiations must be held with DME and the Department of Agriculture in order to obtain their support for the proposed urban edge and the areas within it which are earmarked for future urban development.


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SECTION 6

IMPLEMENTATION

STRATEGY AND

GUIDELINES


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6.1 CAPITAL INVESTMENT STRATEGY

6.1.1 INTRODUCTION

The purpose of a capital investment strategy is to increase the public and private investment base of an area by:

supporting existing investments;

attracting new investments;

supporting SMME’s;

supporting private/public/community partnerships;

poverty alleviation; and

introduction of incentive schemes.

A capital investment strategy should address the requirements of the entire population and existing and potential investors. In order to provide for long-term sustainability a capital investment strategy should go hand in hand with operational and maintenance programmes, and be supported by the development of human capital. An investment strategy cannot function without the support of a spatial strategy and guidelines as set out in the SDF and supporting plans.

6.1.2 PUBLIC CAPITAL INVESTMENT

Public capital investment should be primarily geared to create an environment which is conducive to economic and human development and will primarily include the following sectors:

transport infrastructure including rail, roads and transportation facilities such as multi-modal transfer facilities;

services infrastructure including stormwater, water, sewer and electricity networks and solid waste disposal services;

subsidy-linked housing;

a wide range of community services and facilities (schools, clinics, parks, sportsfields, safety and security, etc.); and

local economic development and transformation.

6.1.3 PRIVATE CAPITAL INVESTMENT

A number of strategic clusters which will drive the future economy of the area have been identified in Section 4.4 this Report, as follows:

Transport and Logistics – specifically freight companies servicing the coal mines, Eskom and the commercial farming and forestry sectors.

Coal Mining and mining services in the Breyten/Ermelo hub.


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Agriculture and Forestry and local beneficiation of basic products.

Eco-Tourism, specifically in the Chrissiesmeer panveld and Warburton areas.

6.1.4 SPATIAL PERSPECTIVE : PRIORITY PUBLIC CAPITAL INVESTMENT AREAS

The SDF proposals include the identification/demarcation of certain strategic areas where public capital development expenditure should be prioritized. These proposals are summarized in Table 6.1 below:

TABLE 6.1 : PRIORITY PUBLIC CAPITAL INVESTMENT AREAS

TYPE OF INVESTMENT

PRIORITY AREAS

Upgrading of bulk services infrastructure

All the urban areas

Upgrading of township services infrastructure

Wesselton, Kwazanele, Kwachibikhulu, Davel/Kwadela, Nganga, Silindile, Sheepmoor

Maintenance of township services infrastructure

Ermelo, Breyten, Chrissiesmeer

Social and Community Facilities

Wesselton, Kwazanele, Kwachibikhulu, Davel/Kwadela, Nganga, Silindile, Sheepmoor

Mass subsidy-linked housing projects

Wesselton, New Ermelo, future urban development area south of Ermelo, future urban development area south of Kwazanele

Social housing Wesselton hostels, Ermelo CBD, priority residential infill sites in Breyten

Urban renewal Ermelo CBD, Breyten CBD, Chrissiesmeer “high street” spine

LED LED focus areas in Ermelo, rural service centres, focus areas for rural land reform and LED


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6.2 GENERAL LAND USE MANAGEMENT AND DEVELOPMENT GUIDELINES 6.2.1 URBAN EDGE MANAGEMENT

The purpose of demarcating an urban edge is to ensure that urban development will be contained within a generally-accepted demarcated area around existing urban areas. A number of spatial development principles, such as densification and infilling, integration of land uses, optimal use of existing bulk infrastructure and other services, sustainable development, etc. will be promoted by the enforcement of an urban edge policy. The urban edge should not be seen as a rigid planning mechanism which is designed to stifle all development initiatives – it should rather be regarded as a tool designed to redirect urban growth into more desirable patterns and areas, within a fixed time frame. The positioning of the urban edge must be such that current realities in terms of existing developments and developments-in-the-pipeline, areas with spare capacity in terms of bulk infrastructure, vacant developable land, etc. are taken into account and accommodated, otherwise it will be ineffectual in bringing about the desired development dynamics and patterns. As vacant land within the demarcated urban edge fills up and development opportunities decrease, the edge should be re-defined and re-demarcated from time to time. Although land uses within the urban edge will be predominantly urban in nature, the entire area within the edge will not necessarily be suitable for urban development, and provision for “green lungs” and open spaces should still be made within the urban areas. Applications for development within the urban edge should still be subject to need and desirability motivation. Land uses which can be allowed in the rural areas outside the urban edge will include, inter alia, the following :

extensive and intensive agriculture;

conservation areas and nature reserves;

tourism and related activities, eg. accommodation establishments, craft markets, etc;

recreational facilities and venues, eg. hiking, hunting, adventure sports, etc.;

farm stalls, home industries and small-scale agri-industries [eg. cheese-making, meat processing, etc.];

rural residential/agricultural holdings in specific areas;

agri-villages/agricultural communities;

community facilities and business uses clustered in rural service centers;


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peripheral uses in the areas demarcated as falling inside the “Urban Zone of Influence”; and

other related developments/services.

Land uses other than the above outside the urban edge should comply with the following criteria:

the development should not require extensive services infrastructure;

the development should not have negative environmental impacts;

the development should primarily service the local market;

the use should be resource-based; and

uses forming part of defined and approved rural service centers [eg. community halls, libraries, clinics, etc.].

The primary responsibility for development control, both inside and outside

the urban edge, should rest with the local municipality.

EXTENSIONS/AMENDMENTS TO THE URBAN EDGE

As stated above, the urban edge should not be regarded as an “ad-infinitum” development restriction line. Changing circumstances and increased development pressure may demand the amendment of the edge, and in such cases the municipality must effect the necessary change in the SDF.

6.2.2 THE CBD’S

As already stated in this report, the CBD’s in Ermelo and Breyten have been focus areas for massive public and private investment and it is important that this investment be protected and not be allowed to deteriorate. Strategies to revitalize the CBD’s should include, inter alia, the following aspects :

The function and character of these CBD’s have changed from primarily business nodes to multi-functional nodes with the emphasis on recreation, cultural and administrative functions. Facilities for lower income groups, eg. taxi ranks, residential access, trading facilities, etc., must be provided within a friendly environment.

The vacant land in and around the CBD’s which is council and state owned must be developed – by any land use which will lead to an increase of buying power in the area. Higher density residential developments must be promoted and supported.

Better traffic circulation and more parking areas should be promoted in the CBD’s.


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Small business development, for example the conversion of houses into offices, should be promoted. CBD’s should be a focus in the local government LED initiatives.

Physical and aesthetic upgrading initiatives should be embarked upon in consultation and co-operation with the major private sector role players in the CBD’s.

Security initiatives such as CCTV cameras should be implemented in consultation and co-operation with the major private sector role players in the CBD’s.

6.2.3 ESTABLISHMENT OF CITY IMPROVEMENT DISTRICTS (CID’S)

It is proposed that the establishment of CID’s be promoted in the central areas of Ermelo, Breyten and Chrissiesmeer. In the absence of provincial legislation, such CID’s can be established by means of the promulgation of by-laws (eg. Cape Town). A CID is a geographic area within which property owners and/or tenants agree to pay for certain services supplementary to those supplied by the Local Authority and which will enhance the physical and social environment of the area. The property owners and/or tenants determine the type and scope of services that are required based on the needs of the area under consideration.

Improvement Districts vary in size and scope of services provided. They range from a single street (Buffalo), to several city blocks (Time Square, New York) to entire City Centres (Philadelphia). Improvement Districts also vary widely in the types of activity they undertake, from capital projects to maintenance, security, parking, homelessness, business retention, etc. However, Improvement Districts all attempt to stem urban decline or turn around existing urban decay. In doing so they seek to maintain and enhance the value of property by improving local public services beyond what the city itself is able to provide.

The services and activities of Improvement Districts are tailored to meet the specific needs identified by the local business community that funds them.


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6.2.4 RETAIL/BUSINESS CENTRES

These are small scale concentrations of retail, businesses and service industries. Due to the scale of these centres not all of them are indicated on the Spatial Development Framework.

Table 6.2 below indicates a proposed classification of retail/business centres and is put forward as a policy directive.

TABLE 6.2 : RETAIL/BUSINESS CENTRE CLASSIFICATION

6.2.5 GENERAL DEVELOPMENT PRINCIPLES PERTAINING TO DEVELOPMENT SPINES AND

MIXED USE AREAS

A number of major development spines and mixed use areas have been identified in the SDF.

Type of centre Size of centre [m²]

Trade area Access Requirements

No of households

Population Socio-economic

groups

Radius Travel time

[min.]

Main tenants

CORE CLASSIFICATION

Filling station stores

<250 Only at filling stations

Together with filling station.

- - All * filling station operated store only

Spaza <50 At houses in suburbs.

Suburban streets. Low and Middle Low.

* groceries/café products

Small free-standing centre

500-1 000 Part of suburbs Suburban street <2 000 <7 000 Mainly middle, middle low and low

1 <2 * café/superette * few convenience stores

Local convenience stores/centres

1 000-5 000 One suburb or parts of suburb[s]

Minor collector road – traffic study may be required

700-3 600 2500-12 500 All 1,5 3 * supermarket * few convenience stores

Neighbourhood centre

5 000-12 000 Suburb[s] Major collector roads – traffic impact study required

2 400-5 700 8 300-20 000 All 2,0 4 * supermarket * convenience * some small specialised stores

Community Centre 12 000-25 000 Group of suburbs

Main Road – traffic impact study required

8 500-17 800 30 000-62 500 All 3,0 6 * large supermarket * convenience * small national clothing * restaurants & take away’s * services

Small regional 25 000-50 000 Specific sub-region in city

Main road – traffic impact study

17 800-35 700 62 500-125 000 All 5,0 10 * large supermarket * 1 or 2 large clothing nationals * boutiques * entertainment * services

Regional centre 50 000- 100 000

Large region in city/or whole city

Main road and perhaps national road – traffic impact study

28 600-57 150 100 000-200 000 Mainly above average

8,0 16 * large supermarket/hyper * 2 or more large clothing * small clothing and boutiques * entertainment restaurants * services

Super regional centre

100 000+ Large region in city and surrounding areas

Main and national routes, traffic impact study

57 150-114 300 200 000-400 000 Above average

10+ 20 * as at regional but more emphasis on entertainment and variety

SPECIALIST CLASSIFICATION

Specialist/theme centre

Vary from 2 000 to 30 000

Depend on type of store of centre – mostly on regional level

Mostly main roads – traffic impact study

5 700-85 700 20 000-300 000 Mainly above average

5-10 10-30 * specialist traders/entertainment and/or theme centre

Value centre 5 000-25 000 Next to regional centre or on main road/highway

Main roads – traffic impact study

4 800-23 000 26 700-83 300 Middle to above average

6,0 10 * specialist retailers * home improvement * limited groceries * fast food * banks

Hyper centres 15 000-35 000 Strong correlation with a regional centre

Main roads 21 400-50 000 75 000-175 000 Middle to above average

8,0 15 * one hyperstore * convenience line stores * services


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Development along spines and within the mixed use areas should be controlled in accordance with the following general principles: 6.2.5.1 GENERAL CHARACTER OF THE AREA

The general character of the area should be taken into consideration. As a general rule new development should not detract from the area, but rather enhance it. For instance, in an area which is dominated by residential development, intrusive land uses such as engineering works and traditional retail should not be allowed, and aesthetic controls should be put in place pertaining to acceptable new developments in the area.

6.2.5.2 EXISTING LAND USES AND DEVELOPMENT TRENDS

Existing land uses in and around the corridor, spine or mixed use area will provide clues as to which new developments could be allowed there. Existing development trends in and around the corridor, spine or mixed use area should be considered. As a general rule, a less restrictive approach should be followed in areas which are subject to intensive development pressure.

6.2.5.3 FUTURE DEVELOPMENT SCENARIO/PLANNING

A vision as to the future development within each corridor spine and mixed use area should be formulated upfront and this vision should be adhered to when land use applications are considered. This vision should be revised from time to time and adjusted as changing circumstances require.

6.2.5.4 TRAFFIC AND ACCESS

Traffic and access considerations need to be taken account when development along corridors and spines are considered. A view should be taken on each corridor and spine pertaining to its primary function [providing access versus providing mobility] and development control measures should be defined accordingly.

6.2.5.5 DIVERSITY OF LAND USES

The philosophy behind the promotion of activity corridors, spines and mixed use areas is to create greater diversity, opportunity and choice within the urban environment. It follows logically that development restrictions and controls within these areas should not principally be aimed at types of land uses, but rather at preventing possible negative impacts of specific developments – the greater the diversity of land uses in a specific spine or mixed use area, the closer one would be to the ideal of ensuring diversity, opportunity and choice.


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6.2.6 INDUSTRIAL/COMMERCIAL DEVELOPMENT

As far as future industrial/commercial development is concerned the following general guidelines should be adhered to :

Existing industrial/commercial zoned land should be substantially filled up before new industrial/commercial areas are developed.

Opportunities for small scale, non-intrusive industrial/manufacturing activities should be created in the previously disadvantaged township areas. This can be achieved by setting aside certain areas within the township areas for this specific use, as well as by implementing innovative zoning techniques, whereby some of these activities can be undertaken on residential erven subject to the consent of the local authority.

The development of job creation centers should be promoted. There are a large number of emerging entrepreneurs and micro enterprises in the previously disadvantaged township areas which could be empowered by such development, and as such it could make a significant contribution to local economic development in the study area.

Job creation centres could be developed on vacant land, or existing vacant industrial buildings could be converted to such use. Elements of such a development may include :

industrial hives;

marketing/selling space;

shared support services;

entrepreneurial, basic management, basic bookkeeping training;

and

networking services. 6.2.7 COMMUNITY FACILITIES

The Spatial Development Framework does not indicate the location of all these facilities, mainly due to the scale thereof. From a spatial perspective, the clustering of services and facilities and provision of such services and facilities within walking distance from communities should be promoted. This can be achieved by developing multi-purpose community development centres, functioning as one-stop centres for community services, where the different services compliment each other. Such centres will allow for the provision of a combination of essential community services by all spheres of government, according to their roles and responsibilities, at central locations and accessible


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by the relevant communities. These services will be mutually supportive and will ensure co-ordination of services, rather than duplication or deprivation. A multi-purpose community support centre will therefore comprise of a number of functions/services, which may include the following:

pension payout point;

emergency services dispatch centre;

police office;

post office;

clinic;

local authority offices [payment of accounts, service queries, reporting of problems, etc.];

licensing office;

Department of Welfare service office;

place of safety for battered and abandon women, children in need of welfare services and street children;

office space for a referral network for social services;

youth development offices;

local economic development office;

modal transfer services;

information services;

library;

home affairs office;

community hall;

sport and recreational facilities; and

ATM services.

A centre as described above would essentially be a “one-stop” centre for information and services, at a central and easily accessible point within a specific community or group of communities. The combination of the services will ensure optimum and sustainable use of resources. Table 6.3 below indicates standards for the provision of community facilities as prescribed in the “Red Book” [Guidelines for Human Settlement Planning and Design, compiled by the CSIR] and is put forward as a policy directive.


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FACILITY LOCATION ACCESS STAND SIZE USE CAPACITY AND

THRESHOLD

ED

UC

AT

ION

AL F

AC

ILIT

IES

Crèches/Nursery Schools

Community-specific within walking distance of res. units.

Can be clustered with schools.

Should be accessible by pedestrian pathways.

Service area :

max. travel time 10 minutes.

max. walking distance 750m.

Minimum size : 130m². Minimum population : ±5000 Minimum no. of houses : ±1250

Primary Schools Community-specific .

Close to public transport route.

Can be clustered with other facilities.

Should be accessible by foot and bicycle.

Service area :


max. walking distance 1,5km.

Minimum size : 2,4ha Minimum population : 3000- 4000 people. Minimum no of houses : 750-1000.

Secondary Schools Should be situated on major transport route with public transport stops.

Service area :



Minimum size : 4,6ha Minimum population : 6000- 10000 people. Minimum no of houses : 1500-2500.

Tertiary Facilities Regional facilities located along major transport routes with public transport stops.

Regional scale facilities : No specific standards prescribed.

HE

ALT

H F

AC

ILIT

IES

Mobile Clinics N/A Must be accessible by foot.

Max. walking distance 1km.

N/A ±5000 people per mobile clinic.

Clinics Close to major transport routes with public transport stops, a block or two back in quieter surroundings.

Service area :

max. walking distance 2km.


0,1ha per 5000 people.




1,5ha per 60-80000 people.

Minimum of ±5000 people.

Hospitals Regional facility located along major transport routes with public transport stops.

Regional scale facility : no specific standards prescribed.

CU

LT

UR

AL F

AC

ILIT

IES

Libraries Should be easily accessible – along main routes.


Service area :

max. walking distance 1,5-2,25km.

max. travel time 20-30 minutes.

Minimum size : 130m². Minimum of 2 books per capita required.

5000 – 50000 people.

Community Centres Should be situated on major transport route with public transport stops.

Service area :

max. walking distance 1,5-2,25km.


Minimum size : 5000m² Minimum population : ±10000 people.

Religious Centres [Churches, mosques, etc.]

Will depend on the community being served.


Service area :



150 – 3000m² Minimum population : ±2000 people. Minimum no. of houses : ±500

AD

MIN

IST

RA

TIV

E F

AC

ILIT

IES

Municipal offices/ pay points

Require high levels of exposure.

Should be accessible by public transport.

Max travel time : 30 minutes. Minimum size : 3000m² Minimum population : 50000 people.

Community information centres

Places of high visibility and accessibility.

Within 1km walking distance of residents.

Easily accessible by public transport – max. travel time 15 minutes.

Not prescribed Minimum population : 22000 people.

Fire Stations On the intersections of higher order multifunctional routes and primary or regional distributions.

Higher-order facility situated sub-regionally.

±1,2ha Minimum population : ±60000 people.

Post Offices Along activity routes within easy walking distance of public transport stops.

Service area :

max. walking distance 2km.


Generally incorporated into commercial shopping nodes.

Minimum population : ±11000 people.

TABLE 6.3: STANDARDS FOR THE PROVISION OF COMMUNITY FACILITIES


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TABLE 6.3: CONTINUED

FACILITY LOCATION ACCESS STAND SIZE USE CAPACITY AND

THRESHOLD

Police Stations Central to the communities they serve, along main thoroughfares.

Service area :



Between 0,1 and 1,0ha. Minimum population : 25000 people.

RE

CR

EA

TIO

NA

L

FA

CIL

ITIE

S

Parks [public open space]

Central to the communities they serve.

Can be clustered with facilities such as schools, crèches, etc.

Service area :



Not specified. Larger, functional parks to be provided rather than smaller, non-functional parks.

Between 18 and 24m² of open space per res. unit to be provided, depending on density.

Sports facilities

See “Red Book” standards Chapter 5.4 – Table 5.4.3

6.2.8 RESIDENTIAL DEVELOPMENT

The principle of sustainable development should be promoted in all housing developments, whether originated by the private sector or pubic sector. This implies that residential areas should be self sustaining within the local neighbourhood context and should be linked to the wider surrounding urban opportunities through the movement network. In order to achieve the above, residential infill development should be prioritized, particularly in the areas demarcated for priority urban infill and densification in the SDF. In this way, residential opportunities will be generated in close proximity to existing employment, economic opportunities, as well as other urban infrastructure. Although land prices in the residential infill areas may be higher than land prices in the urban periphery, the long term efficiency in terms of the optimal utilization of existing infrastructure and limitation of travel distances and time should be considered. Higher residential densities along major transport routes and around major nodes and employment areas should be promoted and actively supported. A minimum density of 40 units per ha should be promoted in these areas. It should be noted that traditional low cost housing developments do not promote higher densities effectively, and alternative low cost housing solutions and typologies such as two-storey walkups, etc. should be explored within the focus areas for higher density housing. Housing development should be holistic – mixed land uses at a fine grain supporting walking distances should be promoted in residential developments. Low scale, non-intrusive, non-residential uses should be permitted in residential areas, eg. shopping facilities, home offices, home industries, etc. The quality of established residential areas and public and private investment should be protected. Maintenance of infrastructure and public investments such as parks, side walks, etc. is essential to protect residential quality. Policies relating to maximum density, business encroachment, etc., must be formulated for each suburb.


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6.2.9 URBAN PERIPHERAL USES

Agricultural and rural residential usage should be promoted as the main uses within these areas. Substantial residential densification should not be allowed. Other uses which may be allowed can include the following:

hospitality uses such as guest houses, conference centres, tea gardens, etc.;

recreational uses such as horse riding schools and stables, outdoor adventure sports, etc.;

low impact business uses such as kennels and catteries, nurseries, garden centres, arts and crafts markets, etc.

bulk infrastructure such as solid waste disposal sites, sewerage disposal works, etc.;

mining and related uses; and

low-impact industrial uses such as beneficiation of agricultural products.

In agricultural areas which have already been substantially compromised, small-scale transport businesses and non-polluting, low impact service industries at the discretion of the local municipality and MDALA can be allowed. The discretion however, remains with the municipality in terms of where it would be appropriate to promote the abovementioned uses. This proposal should be further refined in the Rural Development Strategy (see Section 6.3.3).

6.2.10 AGRICULTURE AND FORESTRY

Commercial farming and forestry activities take up the largest land area within Msukaligwa. Agriculture and forestry play an important role in the local economy and general survival of the area. All farming and forestry activities have some level of environmental impact due to the disturbance of natural habitats.

Large existing commercial farming and forestry enterprises should formulate Environmental Management Plans (EMP’s) which need to be monitored by an Environmental Control Officer on a regular basis, ensuring that the impacts remain at a minimum. All new enterprises must undergo an environmental impact assessment process in order to determine the positive and negative impacts of such an enterprise on the greater environment. Farmers should be educated and informed of all natural habitats and those with high biodiversity values. They should be encouraged not to disturb these habitats in any way and to conserve them at all costs and especially not to cultivate along water courses. Fragmentation of remaining pristine natural habitats should be actively prevented. No exotic vegetation must be introduced into these areas. Methods of sustainable and responsible farming must be researched and encouraged.

Subdivision of agricultural land, especially moderate to high potential agricultural land, should be discouraged and not be supported.


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Rural settlements could in exceptional circumstances be allowed, however these should be evaluated with specific reference to sustainability, including inter alia the following aspects:

environmental sensitivity;

socio-economic profile of the beneficiary community;

location and distance from job opportunities and social facilities;

transportation links (quality and distance);

availability of basic infrastructural services, eg. potable water, sewer and electricity.

Business, commercial and light industrial land uses which are directly related to the main agricultural activity and aimed at beneficiation of agricultural produce may be allowed.

6.2.11 OPEN SPACE NETWORK

Two distinct categories of open space network are proposed, namely a municipal-wide, primary open space network which will consist of major nodes and links throughout the municipality, augmented by a secondary open space network which will function on a neighbourhood scale and link up with the primary open space network. 6.2.11.1 THE PRIMARY OPEN SPACE NETWORK

The primary open space network will function on a municipal scale and will also link up with the overall Mpumalanga open space network. This open space network will include the most important natural/ecological assets of Msukaligwa and will consist of major nodes/focus areas and links.

6.2.11.2 SECONDARY OPEN SPACE NETWORK

The secondary open space network will have a neighbourhood function and scale, and will therefore include all open space, parks and sports facilities within individual neighbourhoods. Due to the scale, the secondary open space network is not fully shown on the SDF proposals. This network should be addressed in detail in the local precinct plans. As a general policy, municipal resources should be focused on a few well located and functional spaces, rather than many small, non-functional spaces. The open space proposals as contained in this SDF need to be refined as part of the Environmental Management Framework as well as the LSDF’s/precinct plans (see Section 6.3.3).


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6.3 THE WAY FORWARD

6.3.1 COMPILATION OF A HIERARCHY OF PLANS

A hierarchy of plans should be in place in the municipality to provide guidance for development and land use control, as follows : 6.3.1.1 MUNICIPAL SPATIAL DEVELOPMENT FRAMEWORK

The Municipal SDF should be regarded as a strategic tool, providing broad spatial direction and context to development in the municipality as a whole. Strategic development areas, desired patterns of land use and development directions are broadly described and indicated – room for further interpretation and refinement on a more local level exists. The Municipal SDF should be used as a tool to evaluate and direct strategic development interventions – it is not intended to serve as the sole evaluation tool in terms of individual land use applications or development initiatives.

6.3.1.2 LOCAL SPATIAL DEVELOPMENT FRAMEWORKS (LSDF’S) AND PRECINCT PLANS

LSDF’s and Precinct Plans are development policies/land use plans for specific areas within a local municipality, and are refinements of the SDF proposals and policies. These plans are required for areas subject to intense and ongoing development pressure or areas which have been earmarked as strategic development areas, and are intended to provide detail development and land use guidelines, in some instances down to individual erf level.

6.3.1.3 DETAIL TOWNSHIP LAYOUTS AND URBAN DESIGN PLANS

Specific extensions to the urban areas must be preceded by detail township layouts indicating the configuration of internal streets and erven and land use zonings, and in certain instances urban design plans.

Detail urban design plans and guidelines should also be formulated for certain high profile urban areas such as the CBD’s.

6.3.1.4 SITE DEVELOPMENT AND BUILDING PLANS

These contain detail development proposals on an individual property/erf level.

6.3.2 UNIFORM LAND USE MANAGEMENT SCHEME AND GIS


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As stated in Section 2.15 of this report, there are a number of town planning schemes and other pieces of legislation which govern land use within different parts of Msukaligwa, and the area is in need of a single Land Use Scheme which will simplify and streamline development control.

6.3.2.1 THE PURPOSE OF THE SCHEME

The purpose of the Scheme shall be the co-ordinated and harmonious development of the area to which it relates in such a way as will most effectively tend to promote the health, safety, good order, amenity, convenience and general welfare of such area as well as efficiency and economy in the process of such development, furthermore, to establish and hold the land use rights to use and develop land as an indivisible component of the land; furthermore, to regulate the development of land, with respect to the use of same; to regulate the location and use of buildings and structures for different land uses; to regulate the bulk and aesthetics of buildings and other structures to be erected or the alteration of existing properties and land parcels; to prescribe building lines; to protect and improve amenity; to promote health, safety and the general welfare; to strive towards implementing the Development Principles as contained in the Development Facilitation Act, 1995, the Development Directives contained in the White Paper on Land Use Planning and Management, 2000, and the development objectives and strategies of the Municipality as contained in the Msukaligwa IDP and SDF; and for all or any of the said purposes to divide land into zones of such number, shape and extent as may be deemed best suited to carry out these regulations; to lay down criteria whereby the need and desirability of land uses can be measured and the nature of development regulated and to provide for the granting and refusal of land use rights in accordance therewith, including, where necessary, the imposition of conditions relative to the granting of such rights.

6.3.2.2 THE COMPONENTS OF THE SCHEME

The Scheme should comprise of the following main components:

The Register of Land Use Rights, that contains all the existing and approved land use rights on properties. The rights contained in the database is extracted on demand in the form of a Land Use Rights Certificate, which certificate serves as proof of the land use rights on that property.

Definitions for General Terminology, to ensure a common understanding of the terminology used in the Scheme.


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Definitions of Land Uses. It is expected that the land uses established and defined in the Scheme are comprehensive and provide for all reasonably expected land use activities within the municipal area.

The Land Use Categories, indicating the orientation of the land uses. The categories shall be used to spatially indicate the existing land use rights on a map.

The Land Use Zones, that indicate the type of development that is regarded as desirable within a specific, demarcated area. The zones should be developed from the IDP and SDF and reflect the development objectives and strategies of the Municipality on a detail level in the Scheme.

The Land Use Zones Map, being a map of the Municipal area, or part thereof, indicating the land use zones applied to specific properties and/or areas.

The Land Use/Zone Matrix, indicating the land uses that are categorized as either free, permitted, permitted with discretion or prohibited within the specific zone.

The Management Zones, that impose management guidelines and/or regulations with regards to specific issues of concern or importance in the Municipal area.

The Management Zones Map, being a map of the Municipal area, or part thereof, indicating the applicability of the management zones.

The Locational Development Criteria, being criteria against which the location of specific land uses and/or developments will be evaluated. These criteria represent a policy-based approach towards the evaluation of developments, as opposed to the traditional zoning approach, and are especially useful in regulating the locality of land uses and/or developments that generally defy prediction. The criteria are applied in addition to the regulation by zones.

Developing Policies, being policies guiding the establishment of specific land uses.

Other Development Regulations, applicable to all development and planning applications in the Municipal area.


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The Application Procedures, establishing the procedures to be followed with the preparation, submission, administration, consideration, decision and implementation of applications.

The Application Formats, establishing the formats of different documents used in planning procedures in terms of the Scheme and Ordinance.

6.3.2.3 THE GIS

The Land Use Management Scheme should be supported by a municipal-wide GIS, including a consolidated electronic spatial database. Such a GIS should ultimately include at least the following:

updated cadastral data;

updated land use data; and

the land use scheme maps and clauses.

6.3.3 PROPOSED PROJECTS

A number of projects have been identified which need to be undertaken in support of the Msukaligwa SDF. These are summarized in Table 6.4 hereunder.

TABLE 6.4 : PROPOSED PLANNING PROJECTS

AREA

PROJECT

DESCRIPTION/MOTIVATION

KEY STAKEHOLDERS

Municipal-wide Environmental Management Framework (EMF)

An EMF is urgently required to, inter alia, address issues around mining, as well as the areas of high biodiversity. Environmental management zones should be demarcated as part of the EMF

MLM, GSDM, MDALA, DME, DWAF, Mining Companies, Forestry Companies, Agricultural Unions

Municipal-wide Local Economic Development Strategy

A LED Strategy is currently being formulated. It is important that this strategy ties in with the SDF vision and proposals

MLM,GSDM, key national and provincial depts., business organizations and forums, organized labour, major employers

Municipal-wide Rural Development Strategy

This strategy should focus specifically on transformation and land reform, rural LED projects, rural-urban interface zones and the strengthening of the agricultural sector

MLM, GSDM,key national and provincial departments, agricultural unions, farmworkers unions, rural informal settlements, mining rights holders

Municipal-wide Vacant Land Audit A comprehensive audit of vacant developable land needs to be undertaken, with specific reference to land within the demarcated urban edge. Aspects such as development constraints, size, ownership and value need to be investigated

MLM, GSDM, major land owners


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TABLE 6.4: CONTINUED

AREA

PROJECT


KEY STAKEHOLDERS

Municipal-wide Housing Strategy Council must formulate a comprehensive, unified and consistent strategy to deal with the housing backlog, especially in Ermelo/Wesselton

MLM, GSDM, informal settlement representatives, land owners

Municipal-wide Mining Audit A comprehensive audit of past, existing and envisaged future mining activities should be undertaken, focusing on coal mining and assessing the existing and possible future development and environmental impacts

MLM, GSDM, DME, mining companies, mining rights holders

Ermelo/Wesselton Feasibility investigation: Potential residential infill sites

All sites identified in the LSDF must be investigated and prioritized for housing infill

MLM,GSDM, land owners, developers

Ermelo/Wesselton Open Space Development Plan and Strategy

A framework must be drawn up to guide the future development of open and public spaces

MLM, GSDM, land owners, Province

Ermelo/Wesselton Heavy Vehicle Bypass Routes

Identification/planning of routes for heavy vehicles to bypass the urban core area

MLM, GSDM, SANRAL, Province, Transport industry

Ermelo Central Area

Precinct Plan The CBD, Church Street, Fourie Street and Voortrekker Street spines should be covered by the study. Plan should include urban design component, traffic inputs, detail land use and development control proposals and regeneration proposals for the CBD

MLM, GSDM, business chamber, major property owners and developers

Chrissiesmeer Precinct Plan The “high street spine” and village conversation areas should be covered by the study. Plan should include database of structures to be conserved, urban design, landscaping and architectural guidelines, detail land use and development control proposals. Traffic to be addressed.

MLM, GSDM, tourism organizations, business chamber, major property owners and developers

Mandela Drive Spine, Wesselton

Precinct Plan Plan should include detail development and urban design proposals as well as urban regeneration proposals. Traffic to be addressed.

MLM, GSDM, stakeholders along Mandela Drive, land owners and developers

TABLE 6.4: Continued


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AREA

PROJECT


KEY STAKEHOLDERS

Kwazanele Central Node and Mixed-Use Spine

Precinct Plan Plan should include detail development and urban design proposals as well as urban regeneration proposals

MLM, GSDM, stakeholders in the node and spine, land owners and developers

Breyten Core Area Urban Renewal Strategy Strategy should focus on programmes aimed at attracting new investment and development into the area

MLM, GSDM, business chamber, land owners and developers

MM – Msukaligwa Municipality

JHS/2888/CG

TABLE 6.4: Continued


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GLOSSARY CBD - Central Business District

CCTV - Closed Circuit Television

CID - City Improvement District

DEAT - Department of Environmental Affairs and Tourism

DFA - Development Facilitation Act

DWAF - Department of Water Affairs and Forestry

EIA - Environmental Impact Assessment

EMF - Environmental Management Framework

EMP - Environmental Management Plan

GGP - Gross Geographic Product

GIS - Geographic Information System

GVA - Gross Value Added

GMLM - Govan Mbeki Local Municipality

GSDM - Gert Sibande District Municipality

IDP - Integrated Development Plan

ITP - Integrated Transport Plan

LED - Local Economic Development

LSDF - Local Spatial Development Framework

LUMS - Land Use Management System

MDALA - Mpumalanga Dept. of Agriculture and Land Affairs

MLL - Minimum Living Level

MLM - Msukaligwa Local Municipality

MPGDS - Mpumalanga Provincial Growth and Development Strategy

MSA - Municipal Systems Act

NEMA - National Environmental Management Act

NSDP - National Spatial Development Perspective

SANRAL - South African National Roads Agency

SAPS - South African Police Services

SDF - Spatial Development Framework

SMME - Small, Medium and Micro Enterprise


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REFERENCES

1. A Local Economic Development Strategy for the Dipaleseng Municipality, May 2002, Urban Econ, Zimele Investment Enterprise Company and Seaton Thomson.

2. 2003 State of the Environment Report. Mpumalanga DACE. Nelspruit.

3. Albert Luthuli Local Municipality Integrated Development Plan 2002/2003.

4. Albert Luthuli Municipality Integrated Development Plan Revision 2004.

5. Amajuba District Municipality IDP Review, July 2003, Sivest.

6. Amsterdam Local Council Land Development Objective, April 1999, Urban Dynamics and B Gildenhuys

and Associates.

7. An Industrial Development Strategy for the Highveld Region of the Mpumalanga Province.

8. Dipaleseng Municipality Integrated Development Plan, Revision 2004.

9. Ekurhuleni Metropolitan Municipality Spatial Development Framework, 2003, Plan Associates.

10. Ekurhuleni Metropolitan Municipality Growth and Development Strategy, 2005, Izwelisha Town Planners.

11. Ekurhuleni Metropolitan Municipality Residential Densification Strategy, 2008, Setplan.

12. Gauteng Spatial Development Framework, Phase 3, 2000, APS Planafrica.

13. Gert Sibande District Municipality Integrated Transport Plan 2008, Aganang

14. Gert Sibande District Municipality Spatial Development Framework, 2009.

15. Gert Sibande District municipality LED Strategy and Implementation Plan, 2009 PDG

16. Msukaligwa and Albert Luthuli EMF Status Quo Assessment Report, 2009, SRK

17. Goven Mbeki Municipality LSDF’s for various towns, 2007, Izwelisha Town Planners.

18. Govan Mbeki Municipality Draft Land Use Scheme, 2008, Sisonke Development Planners.

19. Govan Mbeki Municipality Spatial Development Framework, 2006, Izwelisha Town Planners.

20. Land Use Guidelines for Biodiversity Conservation Categories in Mpumalanga, DEAT, 2006.

21. Lesedi Municipality Spatial Development Framework, 2008, Emendo.

22. Mbombela Land Use Scheme, 2006.

23. Mbombela Spatial Framework 2002, Umsebe and Laduma.

24. Mpumalanga Integrated Spatial Framework, 2000, CSIR.

25. Mpumalanga Parks Board, 2002. Determining the Conservation Value of land in Mpumalanga. Eds. A.J. Emery and S.D. Williamson. Nelspruit.


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26. Mpumalanga Parks Board, 2003. State of Biodiversity in Mpumalanga. Eds. M.C. Lotter and A.J. Emery. Nelspruit.

27. Mpumalanga Province, Draft Document: Towards the formulation of the Operating Licensing Strategy in

Gert Sibande DM, April 2004, Annexure C, Kgatelopele Consulting Engineers.

28. Mpumalanga Provincial Growth and Development Strategy; 2005, Office of the Premier.

29. Msukaligwa Municipality Spatial Development Framework, 2005, Sivest.

30. Msukaligwa Municipality IDP, 2009.

31. National Spatial Development Perspective, Policy Co-ordination and Advisory Services, The Presidency, March 2003.

32. Promotion of Secondary Industrial Development and Clustering in Mpumalanga Stainless Steel and

Chemicals Clusters : Research Report, HSRC, 2003. 33. Sedibeng District Municipality Spatial Development Framework, 2004, Izwelisha Town Planners.

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