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MOTIVATING MEMORANDUM IN SUPPORT OF THE APPLICATION FOR THE
REZONING OF ERF 273 TONGAAT
SG-ARCH
P.O. Box 26452
VERULAM
4339
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Cell: 083 777 1569
Email: [email protected]
Project No.: 2017.003
August 2017
Enquiries: Sumesh Govender
1. INTRODUCTION
Application is made in terms of “ THE SPATIAL LAND USE
MANAGEMENT ACT, 2013 (ACT
NO. 16 OF 2013) AND THE APPLICABLE SCHEME” for the rezoning of
ERF 273 TONGAAT,
from “SR650” to “GENERAL COMMERCIAL”
2. GENERAL INFORMATION
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PROPERTY
DESCRIPTION
ERF 273 TONGAAT
2 KHAN STREET TONGAAT
PROPERTY SIZE 1452 sqm
OWNERSHIP
Shalendra Moodley
TITLE DEED &
RESTRICTIVE
CONDITIONS
T 06 46919
LOCATION The relevant property is situated at the intersection
of
KHAN STREET and MAHARAJ STREET and is in close
proximity to the R102, which is to the South East of the
property, and the M43, which is to the South West of the
property. See attached Locality Plan (Figure 1).
ZONING
The relevant property is zoned “SR650”. Zoning of the
adjacent properties is mainly “General Commercial”.
See attached Zoning and Land Use diagram.
The proposed zoning according to the Ethekwini
Municipality North Scheme is ZONE: GENERAL
COMMERCIAL. Offices – Medical is allowed as a Primary
Usage.
LAND USE The site currently has an existing double storey
residence.
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Figure 1: Site Location in relation to R102
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Figure 2: Site Location in relation to Commercial Node adjacent
to R102
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Figure 3: Site in relation to surrounding Commercial
Activities
A Proposed Medical Centre
B Existing Home Affairs
C Existing Cultural Centre
D Existing Action Bar
E Existing Commercial Node along R102
A B
C
D E
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Figure 4: Precinct Plan indicating Zoning of the surrounding
sites.
3. MOTIVATION
3.1 General Principles of Land Development
The following land development principles stand central to the
proposed
development on the application property:
Create efficient and productive cities, sustained by dynamic
economics,
with less poverty (by dispersing business/office oriented land
uses throughout
the city);
Encourage growth of local economies (by means of job/wealth
creation
through suitable local / regional business oriented
development);
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Promote the availability of residential and employment
opportunities in
close proximity to, or integrated with each other – close to
places of
residential development; and
Encourage environmentally sustainable land development practices
and
processes (sensitive, sound, mixed land use development).
3.2 Need
It is the intension of the owner to use the relevant property
for MEDICAL
OFFICES.
The current precinct has developed from a residential area into
a commercial
node. There are currently a number of commercial activities
surrounding the
site (Refer to figure 3 – precinct plan).
The site is easily accessible by private and public transport
from the Main
R102 linking Tongaat to Fairbreeze and M43 linking Tongaat to
the N2 and
King Shaka Airport.
The main purpose of the application is to establish the rights
to use the site
for OFFICES – MEDICAL which will be used by residents of Tongaat
and
other surrounding area(s).
The site is directly opposite the following commercial
activities along Maharaj
Street.
B - The Department of Home Affairs.
C - The Shree Veeraboga Cultural Centre (Ghandi’s Hill
Temple).
D - Hillside Action Bar.
The development will not negatively impact on the surrounding
residential component
since as the usage as MEDICAL OFFICES will not generate noise,
pollution or high
traffic usage.
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Figure 5: B - Department of Home Affairs, 5 Maharaj Street
Figure 6: C - Cultural Centre, 7 Maharaj Street
Figure 7: C - Cultural Centre, 11 Maharaj Street
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Figure 8: D - Action Bar, 15 Maharaj Street
Figure 9: A - 2 Khan Street, East View
Figure 10: A - 2 Khan Street, South View
3.3 Desirability
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The character and use for the specific MEDICAL OFFICES is not
disturbing
and with minimum influence or adverse effects from a low
intensity use.
The official operating hours of this facility will be from 08:00
in the mornings,
till 18:00 in the afternoon.
The application and buildings will also be subservient to
National Building
Regulations.
The Main access to the site will be off Maharaj Street off which
other GENERAL
COMMERCIAL activities are being accessed from.
The MEDICAL OFFICES will provide much needed services to the low
and
middle income groups whom make use of public transport. The site
is along a
public transport route. On-site parking has been provided as per
the Ethekwini
Municipality: North Scheme.
The development of MEDICAL OFFICES will not have any meaningful
impact
on the infrastructure of the area since there is little need for
example to connect
a multitude of toilets, etc. to the sewage and waste water
works; upgrade the
road network; or place an undue demand on the existing
electrical grid. Energy
saving technologies will be utilised in the design such as solar
panels, L.E.D
lighting and solar geysers. Storm water will be harvested and
re-utilised on site.
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4. CONCLUSION
4.1 The application is for the rezoning of ERF 273 TONGAAT,
in terms of “ THE SPATIAL LAND USE MANAGEMENT ACT, 2013 (ACT
NO.16 OF 2013) AND THE APPLICABLE SCHEME.
4.2 The proposed development is in line with the development
trends and
development guidelines for the area, and therefore will have no
negative
influence on the area. The proposed development will in actual
fact contribute
positively to the local economy and amenity of the area.
8.3 The proposal for the property is consistent with the
abovementioned need
and character of the area.
8.4 Based on the above, it is clear that there is sufficient
infrastructure already in
place that will support the development.
Please contact me should you have any queries.
Kind Regards
………………………………………………
Sumesh Govender
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