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PRELIMINARY DRAFT not for circulation

PRELIMINARY DRAFT not for circulation. feasibility and review of housing plan for LADY FRERE 800. LADY FRERE 800. Feasibility and Review of Housing Plan. prepared for. EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: 043 711- 9735.

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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 LADY FRERE 800

  2. LADY FRERE 800 Feasibility and Review of Housing Plan prepared for EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: 043 711- 9735 EMALAHLENI LOCAL MUNICIPALITY Private Bag X1161, Lady Frere , 5410 Tel: 047 878-0020Fax: 047 878-0303 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 April 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 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 BLMC Basic Land Management Class ECBCP Eastern Cape Biodiversity Conservation Plan 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 Lady Frere 800 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 three Human Settlement Project feasibility reports for Emalahleni Municipality. It is designed so that it can be part of a single document that includes the other two 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: Title Deed is requested • Property Description: Erf 763 and Erf 1290, Lady Frere • Title Deed Number: Awaiting Title Deed • Servitudes: None (See Annexure 3) • Site Size: 48 Ha • The Lady Frere 800 project is located in Lady Frere under the jurisdiction of Emalahleni Municipality. • Lady Frere is the main administration seat of Emalahleni municipality and comprises a population of 4024 people of which 98.3 % are black Africans, according to Census 2011. • The study area, where the award of subsidiesis proposed, is located west of Lady Frere town across Ecacadu River, see Figure 2.1.2 • The study area comprises two portions and is divided by a gravel road leading to Lady Frere’s rural villages. • It abuts the northern boundary of the R396 regional route to Queenstown near the entrance to Lady Frere. • There is a sports facility and rural village immediately to the south. • A large new Eskom sub-station has been constructed north of the site.

  6. Locality Plan Figure 2.1.1

  7. Aerial Photograph Figure 2.1.2

  8. Visual Survey Figure 2.1.3 a. Lady Frere welcome sign post b. Ecumakala River is a barrier between the site and Lady Frere town. c. Road cutting through site towards Lady Frere villages. d. Sub – station north of the site. e. A view of the eastern portion of the site from the south east boundary f. A view of the western portion of the site from the north west corner boundary g. The only bridge connecting the site to Lady Frere CBD. h. A watercoarse flowing south east of the site. i. A view down Indwe Street in the Lady Frere CBD

  9. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 800 subsidies have been proposed for Lady Frere. The proposed housing project’s delivery strategy and housing instrument is a project linked subsidy into existing greenfield sites. A beneficiary waiting list has been requested from the municipality and is still awaited for this project. Figure 2.2.1 Statistical Background

  10. LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which the site is located Erf 763 and Erf 1290 Lady Frere and is indicated on Surveyor Diagram No. 5354/2002 and S.G. No/5142/2002, respectively. Erf 763 comprises 523 erven including 3 public places and the Street. It was registered with the Surveyor – General Office on 03/08/2000, see Annexure 3 (S.G Diagram). Erf 1290 comprises 255 erven including 2 public places. It was registered on 24/02/2003. The existing number of erven total 773 and are less than the number of proposed beneficiaries (800) for the site. The project may have to be reduced to match the number of units on the existing cadastral units. There is however enough land to accommodate 800 beneficiaries, depending on the number of people on the verified waiting list. No servitudes are reflected on the S.G Diagram, see Annexure 3. The status of the subdivision approval requires confirmation as to whether it has lapsed due to not being acted upon. If this is the case, it should be a simple matter to reinstate, as there does not appear to be any intervening factors that would require its review.

  11. Cadastral Layout Figure 2.3.1

  12. ENGINEERING (Kantey and Templer) 2.4 BULK SERVICES Existing Services • .... INTERNAL SERVICES Existing Services • .... GEOTECHNICAL CONDITIONS • .... EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING Await K&T TOP STRUCTURE .... TRAFFIC IMPACT ASSESSMENT ... ROADS AND ACCESSIBILITY ... THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.

  13. Engineering (Kantey and Templer) Figure 2.4.1

  14. The Human Settlements Project is a greenfield site west of the Ecacadu River. It comprises two registered General Plans. The site is on relatively flat land. 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: Other Natural Areas as per SANBI data (2007) and therefore is subject to BLMC 3 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project, see Fig. 2.5.1. BLMC 3 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlement 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 Lady Frere. It does not take into account that the site comprises two registered General Plans. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended. The Ecacadu River flowing east of the site, however, does not impact the proposed Human Settlement Project. 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). In which, a basic assessment would 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. ENVIRONMENT 2.5

  15. Environment Figure 2.5.1

  16. GEO-TECH 2.6 In terms of the geotechnical information available the following is extracted from a report by Outeniqua Geotechnical Services cc, 2013 . 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 suitable for further development of these areas. Some potentialgeotechnical 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 areconventional 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. (Outeniqua Geotechnical Services cc, 2013 )

  17. Geo-tech Figure 2.6.1 The Site

  18. DISTRIBUTION OF SOCIAL FACILITIES 2.7 The site is approximately 500m – 800m from Lady Frere town and cut off by the Ecacadu River. The only linkage to town and existing social facilities is the bridge on the R396, see Figure 2.1.3(g). Lady Frere has a primary school and a combined school located in town. The threshold for the provision of schools in small towns is a population of 7000 people and must be within a 5km distance from learners. (CSIR, 2012) Both schools are within 2km distance from the proposed human settlement project sites and fall within the required population threshold. There is a sports facility immediately across the R396 to the south. Glen Grey Hospital is situated within Lady Frere town. The police station that will service the area is also in Lady Frere town approximately 1.2km from the site. No new facilities will need to be provided for the proposed Human Settlements Project.

  19. Distribution of Social Facilities Figure 2.7.1

  20. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The site is situated within the urban edge. The Emalahleni SDF envisages a potential local business or mixed use node directly opposite the site across the R396 which will benefit its development and vice versa. The Proposed Human Settlement Project is in line with the SDF.

  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 Draft IDP 2014/2015. • There are no projects envisaged in the IDP that will impact the proposed Human Settlement Project in the financial years 2013/2014 and 2014/2015, however it should be noted that the project is a greenfield project.

  23. SUMMARY AND RECOMMENDATIONS 2.10 2.10.1 SUMMARY The site was inspected on 9/01/2014 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. It is recommended that the site be assessed by a Botanist to verify and ground-truth the extent of the CBA in the site prior to the commencement of the Human Settlement Project. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The site is located on Erf 763 and Erf 1290 Lady Frere as indicated on Surveyor Diagram No. 5354/2002 and S.G. No/5142/2002, respectively. The existing number of erven, 773, and are less than the number of proposed beneficiaries (800) for the site. The project comprises 800 subsidy units onto existing greenfield. Awaiting beneficiary list from the 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. Awaiting Council Resolution from the municipality. 2.10.2 RECOMMENDATIONS The project is feasible pending a technical assessment by a Botanist to ground truth the extent of CBA on the site.

  24. ANNEXURE 1: OWNERSHIP PRINTOUT

  25. ANNEXURE 2: TITLE DEED

  26. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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