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PRELIMINARY DRAFT not for circulation

PRELIMINARY DRAFT not for circulation. feasibility and review of housing plan for Ekuphumleni Informal Settlements. Ekuphumleni Informal Settlements. Feasibility and Review of Housing Plan. prepared for. LUKHANJI LOCAL MUNICIPALITY Private Bag X7111, Queenstown , 5320

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PRELIMINARY DRAFT not for circulation

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  1. PRELIMINARY DRAFT not for circulation feasibility and review of housing plan for Ekuphumleni Informal Settlements

  2. Ekuphumleni Informal Settlements Feasibility and Review of Housing Plan prepared for LUKHANJI LOCAL MUNICIPALITY Private Bag X7111, Queenstown, 5320 Tel: (045) 807-2606 Fax: (045) 807-2637 EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: +27 (0) 43 711 9735 by Kantey & Templer PO Box 15087 Beacon Bay, 5205 Tel: 041 373-0738 CNdV africa (Pty) Ltd environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel; 021 424-5022 Fax: 021 424-6837 IQ Vision 110 Sarel Cillier Street Strand 7140 Tel; 021 853-3902 March 2014

  3. 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 ANNEXURES Annexure 1Ownership Annexure 2 Title Deed Annexure 3 Surveyor General diagram

  4. CONTENTS GLOSSARY Informal Site: A Site occupied by a household or to which a household has customary rights, e.g. Permission to occupy (PTO, no longer formally in use) or community agreement via a meeting of elders including headman or chief. Formal Site: A site occupied by a household or to which a household is entitled to have a registered right recorded at the Deeds Registry with a title deed and surveyors diagram and/or registered General Plan. However, in many instances title deeds have not been issued nor ownership registered. In-Situ upgrade project: Formalising of tenure and installation of services and possibly also construction of a subsidised dwelling on land on which people are already living. Generally refers to a project larger than one unit. Greenfields project: New project site which there has been no formal or informal settlement, industry, infrastructure to date. Project sites are often outside of existing urban development. Infill Project: New project site within existing urban development usually on under utilised or vacant land and which often can help to promote physical integration between spatially isolated parts of the settlement. Rectification projects: Repair or rebuilding of defective existing houses built through one or other government housing program. Erven: The plural of ‘erf’ meaning plots of land each registered as an ‘erf’ in a deeds registry and forming part of a registered General Plan. Plots: The plural of ‘plot’ meaning unregistered pieces of land informally laid out. Portion: A plot of land forming part of a proposed or approved (by LM Council) subdivision layout but which has not yet been registered by the Surveyor General as a general plan and for which erf numbers have not yet been registered. ACRONYMS ECDHS Eastern Cape Department of Human Settlement EIA Environmental Impact Assessment GP General Plan HSP Human Settlement Plan LM Local Municipality MHSP Municipal Human Settlement Plan SA South Africa SANBI South African National Biodiversity Institute SDF Spatial Development Framework

  5. INTRODUCTION 2.1 2.1.1 PURPOSE OF THE REPORT The purpose of this report is to describethe key elements to be taken into account when assessing the feasibility of Ekuphumleni Informal Settlements 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 twelve Human Settlement Project feasibility reports for Lukhanji Municipality. It is designed so that it can be part of a single document that includes the other eleven 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: • Determination of housing demand and potential beneficiary status • Land identification and ownership • Availability of bulk services and confirmation of capacity • Environmental conditions; • Geo-technical conditions • Alignment with Municipal Spatial Planning • Visual survey (area visits) • Future development plans of other sector departments • Provision of recommendation and proposals to ECDHS 2.1.4 BACKGROUND TO SETTLEMENT • Registered Owner: Private • Property Description: Subdivision of Erf 94, Toisekraal • Title Deed Number: Varies • Servitudes: N/A • Site Size: 63.69 Ha • Ekuphumleni Informal Settlements is within the jurisdiction of Lukhanji Municipality. • Ekuphumleni Informal Settlements is a village with a total population of approximately 1467 (Census 2011). • It is approximately 20 km north of Queenstown. • It is located along the N2, making the site easily accessible. • Taking into account the size of the site at 63 hectares; if 60% (38.2 Ha) is used for residential purposes, with an average plot size of 250 m², a total of 1528 units can be provided on the site.

  6. Locality Plan Figure 2.1.1

  7. Aerial Photograph Figure 2.1.2

  8. VISUAL SURVEY Figure 2.1.3 a. Street leading to settlement from N6 b. View from access road c. View of settlement from N6

  9. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 • The number of subsidies for this project has not been specified. A total of 1528 units can be provided with the size of the study area. • The proposed project’s delivery strategy and housing instrument is project linked housing subsidies. • The waiting lists are being awaited from the Department of Human Settlements. Therefore, the total beneficiaries are unknown until the waiting lists are verified. Figure 2.2.1 Statistical Background

  10. LAND IDENTIFICATION AND OWNERSHIP 2.3 • The land on which Ekuphumleni Informal Settlements is located is a portion of Erf 94, Toisekraal(S.G No. 6025/1992, 2607/1996 and 6026/1992), see figure 2.3.1. • The SG diagram was approved in October 1992, May 1995 and December 1992. • The registered owners of the subdivided erven are private entities, see Annexure 2. (Awaiting Title Deed from King William’s Town) • The SDF proposals for this site is not specified in the Lukhanji 2005 SDF, see section 2.8.

  11. Cadastral Layout Figure 2.3.1

  12. ENGINEERING 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.

  13. Engineering Figure 2.4.1 Await K&T

  14. ENVIRONMENT 2.5 • The project is a partial in-situ upgrade with existing roads and buildings. • No critical biodiversity areas are found on the site. • South facing slopes are also occurring on the site, which are not typically desirable for development. • No farming or cultivated land is found on or around the site. • Housing development needs to ensure that it remains 32m from the River or watercourse so as to avoid triggering NEMA EIA Regulations, namely Listing No. 40 as identified in the Government Notice R. 344 (Listing Notice 1). Should the development require a buffer less than 32m, a basic assessment will be required for: The expansion of: • jetties by more than 50 square metres; • slipways by more than 50 square metres; or • buildings by more than 50 square metres • infrastructure by more than 50 square metreswithin a watercourse orwithin 32 metres of a watercourse, measured fromthe edge of a watercourse, but excluding where such expansion will occur behind thedevelopment setback line. • The project is located on existing developed subdivision layouts and General Plans and there is no development outside of these areas that may trigger an EIA is envisaged.

  15. Environment Figure 2.5.1

  16. GEO-TECH 2.6 • Preliminary and Phase 1 geotechnical site investigations are required to obtain a moreaccurate evaluation of the development potential of each site, but the initial indications arethat the geology is unlikely to pose a significant threat to the further development of theseareas. • Some potential geotechnical constraints have been identified for further investigationwhich may have an impact on the extent of the developable land and/or the developmentcosts. • The recommended typical foundations for subsidy housing are conventional stripfoundations or light rafts to cater for variations in soil profile and minor soil movements. • Onsloping terrain, some earthworks and retaining walls may be required to create levelplatforms for houses and this can have significant cost implications. Foundations should beplaced on well compacted natural soil, engineered fill or rock. Founding conditions will haveto be inspected by the engineer to confirm suitable soil conditions with adequate bearingcapacity and to check for any seepage or groundwater problems. • In terms of the geotechnical information available, the proposed housing projects appear tobe feasible and planning should proceed with further investigations on individual sites. • Preliminary and Phase 1 geotechnical site investigations are required to obtain a more accurate evaluation of the development potential of each site, but the initial indications are that the geology is unlikely to pose a significant threat to the further development of these areas.

  17. Geo-tech Figure 2.6.1 The Site

  18. DISTRIBUTION OF SOCIAL FACILITIES 2.7 • There is a primary school situated within the site. Therefore, additional education facilities will not be required for this project , see Figure 2.7.1. • No health facilities are found in close proximity of the site, see Figure 2.7.1. • The police station servicing Ekuphumleni Informal Settlements is found in Lessyton, approximately 3km away. • The project is aimed at existing beneficiaries already catered for by the facilities. • This proposed Human Settlement Project will require the provision of health facilities.

  19. Distribution of Social Facilities Figure 2.7.1

  20. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The site falls within the Special Development Area (SDA): Rural Settlement Revitalization, see Figure 2.8.1. The SDF has indicated this SDA is identified as the following: • Areas where Rural Settlement Upgrade is required to: • Redress decades of poor land use control and unwise land use practices; and • To institute a spatial planning and institutional platform for extending land use management to these areas on a systematic basis. • 2. Areas where land potential is such that Land Reform For Agricultural Development initiatives may be encouraged. According to the 2005 SDF, there are no environmental restrictions for the site area.

  21. Current Spatial Development Framework Figure 2.8.1 The Site

  22. 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.

  23. APPROVAL BY COUNCIL 2.10 Await Council Resolution

  24. SUMMARY AND RECOMMENDATIONS 2.11 2.11.1 SUMMARY • There are adequate engineering services. (K&T to confirm) • No critical biodiversity areas or other environmental threats are found on the site. • A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. • Awaiting beneficiary list from the municipality. • A new health facility is required to support the proposed human settlements project. • Awaiting Council Resolution from the municipality. 2.11.2 RECOMMENDATIONS • The project is feasible, therefore the proposed project may commence.

  25. ANNEXURE 1: OWNERSHIP PRINTOUT

  26. ANNEXURE 2: TITLE DEED

  27. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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