PRELIMINARY DRAFT not for circulation

Amathole District MunicipalityINTSIKA YETHU LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for Tsomo Ext 4 (700)Tsomo Ext 4 (700)

Feasibility and Review of Housing Plan

Tsomo Ext 4 (700)Tsomo Ext 4 (700)

March 2014

by

prepared for

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

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

Kantey & TemplerPO Box ....., East LondonTel; 041 373-0738

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

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

INTSIKA YETHU LOCAL MUNICIPALITY PO Box 11, Cofimvaba, 5380

Tel: (047) 874-0061Fax: (047) 874-0010

TSOMO EXT 4 (700) FEASIBILITY STUDYCNdV africa (Pty) Ltd 20 April 2023

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CONTENTS

2.1 INTRODUCTION

2.1.2 Purpose of the Report

2.1.2 Background of this Report

2.1.3 Terms of Reference

2.1.4 Background to Settlement

2.2 Status of Housing Project and Waiting List

2.3 Land Identification and Ownership

2.4 Engineering

2.5 Environment

2.6 Geo-tech

2.7 Distribution of Social Facilities

2.8 Current Spatial Development Framework

2.9 Future plans of other Sector Departments

2.10 Approval by Council

2.11 Summary and Recommendations

LIST OF FIGURES

Figure 2.1 .1 Locality Plan

Figure 2.1.2 Aerial Photograph

Figure 2.1.3 Visual Survey

Figure 2.2.1 Statistical Background

Figure 2.3.1 Cadastral Layout

Figure 2.4.1 Engineering

Figure 2.5 .1 Environment

Figure 2.6.1 Geo-tech

Figure 2.7.1 Distribution of Social Facilities

Figure 2.8.1 Current Spatial Development Framework

LIST OF ANNEXURESAnnexure 1: OwnershipAnnexure 2: Title DeedAnnexure 3: S.G. Diagram


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CONTENTS

GLOSSARY

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

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

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

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

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

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

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

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

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

ACRONYMS

BLMC Biodiversity Land Management ClassCBA Critical Biodiversity AreaCRU Community Residential UnitECBCP Eastern Cape Biodiversity Conservation PlanECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


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INTRODUCTION 2.1

2.1.1 PURPOSE OF THE REPORT

The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of Tsomo Ext 4 as a Human Settlement Project and to recommend whether it should be approved or not.

2.1.2 BACKGROUND TO THIS REPORT

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

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

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

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

1.Determination of housing demand and potential beneficiary status2.Land identification and ownership3.Availability of bulk services and confirmation of capacity4.Environmental conditions;5.Geo-technical conditions6.Alignment with Municipal Spatial Planning7.Visual survey (area visits)8.Future development plans of other sector departments 9.Provision of recommendation and proposals to ECDHS

2.1.4 BACKGROUND TO SETTLEMENT

Registered Owner: Intsika Yethu Municipality

Property Description: Portion of Erf 79, Tsomo

Title Deed Number: T663/1998

Servitudes: None (See Annexure 3)

Site Size: 30 Ha

• The Tsomo Ext 4 (700) project is an urban project in Tsomo within Intsika Yethu Municipality.

• Tsomo is one of 2 urban centres in Intsika Yethu Municipality. It is classified a rural town with the role of being a primary service centre to the adjacent rural hinterland.

• Tsomo is located south – east of the municipality along the R409 route connecting the N2 national road between East London and Butterworth with the R61 between Cofimvaba and Engcobo.

• Tsomo Ext 4 is a settlement situated within the Tsomo commonage, west of the town and takes access from the main gravel route through Tsomo Ext 3.

• The site has been invaded by low income earners and is envisaged to become an integrated community with low and middle income dwellers residing in the area.


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Locality Plan Figure 2.1.1


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Aerial Photograph Figure 2.1.2


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Visual Survey Figure 2.1.3

a. Along the R352 road towards Tsomo with Ext 3 and 4 to the east. b. Tsomo Ext. 4 from the R352 c. Tsomo Ext 4 on eastern edge.


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 700 subsidies have been proposed for Tsomo Ext 3. These units will comprise a project linked subsidy onto existing Greenfield.

• The site has not been surveyed however it has been invaded by low and middle income dwellers.

• The site is envisaged to become an integrated community with both middle and low income groups residing in the area.

• The waiting list has been requested and is still awaited for this project.

TSOMO EXT 4 (700)

Population (IYLM SDF 2013) Not Specified

Population (2011 Census) Not Specified

Ex. Units (IYLM SDF 20...) Not Specified

No. Households (2011 Census) Not Specified

Proposed Units (EC DHS) 700

Waiting List (IYLM LM) Awaited

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3


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Cadastral Layout Figure 2.3.1


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ENGINEERING (Kantey & Templer) 2.4

BULK SERVICES Existing Services

....

INTERNAL SERVICES Existing Services

....

GEOTECHNICAL CONDITIONS....

EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING

Await K&T

TOP STRUCTURE....

TRAFFIC IMPACT ASSESSMENT...

ROADS AND ACCESSIBILITY...

THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.


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Engineering (Kantey & Templer) Figure 2.4.1


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ENVIRONMENT 2.5

• The site is situated on a gradual slope.

• There are no formerly cultivated fields.

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

• The site falls within CBA 3 as per SANBI data (2007) and therefore is subject to BLMC 3 guidelines according to the ECBCP. This must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project.

• BLMC 3 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are permitted with conditions.

• However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Tsomo. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended.

• The Mlolwana river flows north east of the site, see Figure 2.5.1.

• Housing development would need to ensure that it remains 32m from the River or watercourse so as to avoid triggering NEMA EIA Regulations, namely Listing No. 40 as identified in the Government Notice R. 344 (Listing Notice 1). In which a basic assessment would be required for the following activities.

The expansion of:

(i) jetties by more than 50 square metres;

(ii) slipways by more than 50 square metres; or

(iii) buildings by more than 50 square metres

(iv) infrastructure by more than 50 square metres within a watercourse or within 32 metres of a watercourse, measured from the edge of a watercourse, but excluding where such expansion will occur behind the development setback line.


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Environment Figure 2.5.1


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GEO-TECH 2.6

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

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

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

• On sloping terrain, some earthworks and retaining walls may be required to create level platforms for houses and this can have significant cost implications.

• Foundations should be placed on well compacted natural soil, engineered fill or rock. Founding conditions will have to be inspected by the engineer to confirm suitable soil conditions with adequate bearing capacity and to check for any seepage or groundwater problems.

• In terms of the geotechnical information available, the proposed housing projects appear to be feasible and planning should proceed with further investigations on individual sites. (Outeniqua Geotechnical Services cc, 2013)


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Geo-tech Figure 2.6.1


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Tsomo has only one existing combined school which is less than the 1 km walking distance.

• There is one existing clinic located in town less than 1 km walking distance from the site.

• The police station is located in town on the main road.

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


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• The SDF does not make specific proposals for Tsomo, however it recognises the 2010 Small Town Development Plan undertaken for Tsomo, see Fig. 2.8.1.1. The plan proposes extensions for future residential growth extend north west. (Intsika Yethu SDF 2013, 43).

• The Project is in line with the SDF.

Figure 2.8.1.1 Tsomo town development plan (Source: IYLM SDF 2013)


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Current Spatial Development Framework Figure 2.8.1


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No. Project Government Dep./ Other Nya

nisw

eni 4

31 (

Wa

rd 1

4)

Ekup

hum

leni 8

20 (

Wa

rd 1

4)

Joe S

lovo

587

(W

ard

14)

Ma

hlu

bin

i 348

(W

ard

14)

Tso

mo

Ext

3 2

50 (

Wa

rd 8

)

Tso

mo

Ext

4 3

00 (

Wa

rd 8

)

Budget '13/'14 Budget '14/'151 Bulk Sewer CHDM R 2 000 000 R 5 000 0002 Sanitation CHDM R 500 000 R 100 000 3 Bucket Eradication CHDM4 Bulk Water Backlog CHDM R 1 300 000 R 2 000 0005 Sewerage Treatment Plant CHDM6 Stormwater MIG R 497 799 R 524 238

7 Equipping and Repairing of boreholes OPEX8 Electricty Connection Eskom R1 700 0009 Flood Damages Project DR&PW

10 Construction of Sport Field MIG11 Construction of Community Hall MIG12 Upgrading of Roads MIG R 3 000 00013 Greening and Beautification project DoEA

Future Plans of other Sector Departments for Intsika Yethu Municipality 2013/2014 & 2014/2015

FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

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

• The Sanitation and Bulk Water backlog projects are envisaged to occur in Ward 8 and will impact the Tsomo Ext 4 project.


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APPROVAL BY COUNCIL 2.10

• The Council Resolution is awaited from the municipality.


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SUMMARY AND RECOMMENDATIONS 2.11

2.10.1 SUMMARY

• The site was inspected on 28/10/2013 and the conclusions below ground-truthed.

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

• In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not recommended. However, the extent of the CBA 3 in and around Tsomo is clearly inaccurate as it is indicated as covering all of the developed areas. It is recommended that the site be assessed by a Botanist to ground-truth the extent of CBA 3 on the site prior to the commencement of the Human Settlement Project. It is unlikely that an EIA will be required.

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

• The waiting list has been requested from the municipality and is still awaited from this municipality.

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

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

• The Council Resolution is still awaited from the municipality.

2.10.2 RECOMMENDATIONS

• The project is feasible, pending an assessment by a botanist is required to ground truth the extent of CBA 3 in Tsomo Ext 4.

• Depending on the outcome it is recommended that the award of subsidies can proceed in Tsomo Ext 4.

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