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PRELIMINARY DRAFT not for circulation

PRELIMINARY DRAFT not for circulation. feasibility and review of housing plan for CHRIS HANI 190. CHRIS HANI 190. Feasibility and Review of Housing Plan. prepared for. NKONKOBE LOCAL MUNICIPALITY Private Bag X31008, Cambridge, 5206 Tel: (043) 711-9800 Fax: (043) 711-9785.

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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 CHRIS HANI 190

  2. CHRIS HANI 190 Feasibility and Review of Housing Plan prepared for NKONKOBE LOCAL MUNICIPALITY Private Bag X31008, Cambridge, 5206 Tel: (043) 711-9800 Fax: (043) 711-9785 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 Extent of General Plan 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 Biodiversity Land Management Class CBA Critical Biodiversity Area 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 CHRIS HANI 190 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 Nkonkobe Municipality. It is designed so that it can be part of a single document that includes the other four 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: Nkonkobe Municipality • Site Description: A portion of RE/125, Kwatinidubu • Title Deed Number: T29263/1985 • Servitudes: No • Site Size: 7.94 Ha • Chris Hani 190 is situated adjacent to Kwatinidubu, a suburb of Fort Beaufort, see figure 2.1.1 and 2.1.2. • The site is on the outskirts of the existing settlement and is approximately 4km from the centre of Fort Beaufort. • This land has been invaded by informal settlers and has no formal services or demarcated plots.

  6. Locality Plan Figure 2.1.1

  7. Aerial Photograph Figure 2.1.2

  8. Visual Survey Figure 2.1.3 a. Informal structures erected on invaded land b. Plots demarcated by informal settlers c. View from Nohashe Street d. Informal church erected on the site e. Shacks erected on invaded land f. Further Chris Hani shacks below primary school

  9. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 190 housing subsidies have been proposed for the site. The proposed housing delivery strategy and housing instrument is a project linked subsidy onto an existing greenfield site. The site is partially invaded by informal dwellers. The waiting lists has a total of 4787 beneficiaries for Fort Beaufort in which Chris Hani is included and is undergoing verification. Figure 2.2.1 Statistical Background

  10. LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Chris Hani is locatedRE/125 Kwatinidubu, is demarcated on S.G Diagram No. 12297-84 which was approved on 85/02/06, see Annexure 3 The Title Deed is awaited from Deeds Office, King Williams Town.

  11. Extent of General Plan 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 Await K&T

  14. ENVIRONMENT 2.5 • Chris Hani is located on a vacant portion of land adjacent to Kwatinidubu, a suburb in Fort Beaufort. • A portion of the property concerned is located on south facing slopes, which is not an ideal orientation for housing development. • This land has been invaded by informal settlers and has no formal services or demarcated plots. • 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 2 as per SANBI data (2007) and therefore is subject to BLMC 2 guidelines according to the ECBCP. This must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project. • BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas. • However, it can be seen on Fig. 2.5.1 that CBA 2 is shown as extending over most of the urban areas of Kwatinidubu and Fort Beaufort. This is clearly incorrect and the mapping of CBA 2 in this vicinity has not been ground-truthed and amended. • Therefore, subject to a site inspection by a botanist, no EIA will be necessary as a result of being a critical CBA 2 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). • However no watercourses were observed.

  15. Environment Figure 2.5.1

  16. GEO-TECH (Kantey and Templer) 2.6 In terms of the geotechnical information available the following is extracted from a report by Outeniqua Geotechnical Services cc, 2013 . 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. 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 (Kantey and Templer) Figure 2.6.1 The Site

  18. DISTRIBUTION OF SOCIAL FACILITIES 2.7 Chris Hani will is served with social facilities in Fort Beaufort and neighbouring Kwatinidubu, see Figure 2.7.1. Within the 1km walking distance, 3 primary schools, 3 secondary schools, a clinic and a hospital can be accessed easily from the site. All facilities are within a 1 to 2 km from where people reside. The police station is located west of the site in Fort Beaufort town approximately 2.5km from the site. This proposed Human Settlement Project will not require provision of additional facilities.

  19. Distribution of Social Facilities Figure 2.7.1

  20. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 No detailed spatial proposals for Fort Beaufort and its surrounds are indicated in the SDF. The SDF goes on to further break down the zone into Model 1 and formalisation settlement zone, envisaged for upgrading of existing settlement to that of a small service centre. (Nkonkobe 2013 SDF, page 75) The project does not contradict the proposals of 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 IDP 2013-2014.

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

  24. SUMMARY AND RECOMMENDATIONS 2.11 2.10.1 SUMMARY The site was inspected on 24/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 2 that covers the site, settlements are not recommended. It is recommended that the site be assessed by a Botanist to verify and ground-truth the CBA nature of the site prior to the Human Settlement Project implementation. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises 190 subsidy units onto vacant invaded land. Beneficiary list from the municipality identified 4787 beneficiaries for Fort Beaufort in which Chris Hani is included. There are no new social facilities required to support the proposed human settlements project. The Human Settlement Project does not contradict the proposals of the SDF. The Council Resolution from is awaited from the municipality. 2.10.2 RECOMMENDATIONS The project is feasible, pending a technical assessment by a Botanist to verify the CBA nature of the site. In light of this assessment it is recommended that the award of 190 subsidies can proceed for Chris Hani.

  25. ANNEXURE 1: OWNERSHIP PRINTOUT

  26. ANNEXURE 2: TITLE DEED

  27. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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