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PRELIMINARY DRAFT not for circulation

PRELIMINARY DRAFT not for circulation. feasibility and review of housing plan for JOE SLOVO 137. INTSIKA YETHU LOCAL MUNICIPALITY PO Box 11, Cofimvaba, 5380 Tel: (047) 874-0061 Fax: (047) 874-0010. Joe Slovo 137. Feasibility and Review of Housing Plan. prepared for.

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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 JOE SLOVO 137

  2. INTSIKA YETHU LOCAL MUNICIPALITY PO Box 11, Cofimvaba, 5380 Tel: (047) 874-0061 Fax: (047) 874-0010 Joe Slovo 137 Feasibility and Review of Housing Plan prepared for 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 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 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 S.G. 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 Biodiversity Land Management Class CBA Critical Biodiversity Area CRU Community Residential Unit 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 Komani Park 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 five Human Settlement Project feasibility reports for 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: • 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: IntsikaYethu Municipality Property Description: Portion of Erf 181 and Rem. Erf 1 Cofimvaba Title Deed Number: T6139/1974 and (See Annexure 2) Servitudes: None (See Annexure 3) Site Size: 36.1 Ha The Joe Slovo 137 project is an urban project in Cofimvaba within IntsikaYethu Municipality. It is a busy retail and service centre. It comprises informally constructed dwellings on a formal but unapproved layout. There is also a small extension of informal dwellings, informally laid, abutting the northern boundary of the combined school that link the formal layout to Plantation Street and the CBD. Cofimvaba is the main administrative seat for IntsikaYethu Municipality. It is classified a rural town with the role of a Primary Local Centre to the adjacent rural hinterland. Cofimvaba is located centrally in the municipality 77 km east of Queenstown and 145 km west of Mthatha along the R61 Road. Joe Slovo is a settlement situated within the Cofimvaba commonage, north of the town and is accessed off Market ad Plantation Streets gravel access routes off the Cofimvaba main road. The site has been invaded by middle income earners and is envisaged to become an integrated community with low and middle income dwellers residing in the area. Currently the land is surveyed and has RDP standard services installed. The roads are not tarred and houses have been constructed informally.

  6. Locality Plan Figure 2.1.1

  7. Aerial Photograph Figure 2.1.2

  8. VISUAL SURVEY Figure 2.1.3 a. Construction by middle income dwellers b. Poor muddy informal roads within Joe Slovo c. 200m radius stand pipes installed d. Mud house constructed by low income residents e. Formal house under construction f. Cofimvaba Forest Reserve

  9. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 587 subsidies were originally proposed for Joe Slovo. The project is now reduced to 137 subsidies. These units will comprise individual subsidy onto existing erven. The site has been surveyed and some residents reside on erven marked out on a registered General Plan. The project was initially envisaged for low income housing, however it has now been invaded by middle income dwellers. The 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 is a portion of Erf 181, Cofimvaba and a small piece of land in the north west corner of the site infringes onto erf 1, Cofimvaba is indicated on Noting Plan No. 11811/1953, as well as Surveyor General Plan No 1913/1935. • Erf 181 and Rem Erf 1 are both owned by the Intsika Yethu Local Municipality, see Annexure 1 and 2. • The site has been surveyed and contains approximately 680 erven, however it appears the erven have not yet been registered at the Deeds Office. • The S.G Diagram was registered at the Surveyor - General in 16/07/1953.

  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. ENVIRONMENT 2.5 • For any future housing development, the following should be taken into consideration: 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. • The site is situated on relatively flat land. • There are no formally protected areas. • There are no wetlands or Critical Biodiversity Areas impacting the site. • The Cofimvaba River flows north and east of the site. The existing cadastral layout appears to be appropriately set back from the river. • 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 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 of approval upon environmental authorisation. • However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Cofimvaba. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended.

  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 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 Taking into account the 1km walking distance buffer from the site, the following findings are compiled: There are no facilities are located on site, see Fig 2.7.1. Two secondary schools and a combined school are located within a 1km walking distance from Joe Slovo. The Cofimvaba hospital is located along the R61, approximately 2km from the site, see Figure 2.7.1. The police station servicing the area is situated in Cofimvaba town, within 1km walking distance. This proposed Human Settlement Project will not require the provision of additional facilities.

  19. Distribution of Social Facilities Figure 2.7.1

  20. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 In 2013, a Local Spatial Development Framework was produced for Cofimvaba. Joe Slovo falls within the Cofimvaba commonage. Properties along the north and eastern boundaries on the registered cadastral fall on or within the 50m river setback line proposed by the Cofimvaba Local SDF. However, the existing buildings on site fall outside of the 32m floodline setback for EIAs. The road layout in Joe Slovo is currently informal, however the secondary corridor of the Cofimvaba is proposed to pass through the area. The Human Settlement Project is in line with the SDF, however development is restricted to land beyond the 50m setback line from the Cofimvaba River.

  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. • The Bulk Sewer project and the upgrading of roads are envisaged to occur in Ward 14, which comprises the entire Cofimvaba town. These projects will impact all urban Human Settlement Projects in Cofimvaba. • Joe Slovo has two more projects envisaged, namely the installation of stormwater pipes and drains by CHDM as well as an electrification project by Eskom.

  23. APPROVAL BY COUNCIL 2.10 The Council Resolution is awaited from the Municipality.

  24. SUMMARY AND RECOMMENDATIONS 2.11 2.11.1 SUMMARY The site was inspected on 28/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) There are no major environmental concerns affecting the proposed Human Settlements Project with the possible exception of a few plots that may be located closer than 32m to the bank of the Cofimvaba River. However, even if these plots require an EIA or cannot be developed this should not affect the feasibility of the project as it only comprises 137 subsidies on nearly 600 plots. It should not require an EIA. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises 137 subsidy units onto existing erven. The beneficiary list is awaited 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. The Council Resolution is still awaited from the municipality. 2.11.2 RECOMMENDATIONS The project is feasible. In light of this assessment, it is recommended that the award of subsidies can proceed in Joe Slovo.

  25. ANNEXURE 1: OWNERSHIP PRINTOUT

  26. ANNEXURE 2: TITLE DEED

  27. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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