Chris Hani District Municipality ENGCOBO LOCAL MUNICIPALITY April 2014 PRELIMINARY DRAFT not for circulation NGCOBO MIDDLE INCOME 500 feasibility and review

Chris Hani District MunicipalityENGCOBO LOCAL MUNICIPALITY

April 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for NGCOBO MIDDLE INCOME 500NGCOBO MIDDLE INCOME 500

Feasibility and Review of Housing Plan

NGCOBO MIDDLE INCOME 500NGCOBO MIDDLE INCOME 500

April 2014

by

prepared for

CNdV africa (Pty) Ltdenvironmental planning, urban design, landscape architecture

17 New Church Street Cape Town 8000Tel; 021 424-5022 Fax: 021 424-6837

Kantey & TemplerPO Box 15087Beacon Bay, 5205Tel; 041 373-0738

IQ Vision110 Sarel Cillier Street Strand 7140Tel; 021 853-3902

EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road ChiselhurstTel: +27 (0) 43 711 9735

ENGCOBO LOCAL MUNICIPALITY58 Union Street, Ngcobo

Tel: (047) 548 1221Fax: (047) 548 1078

NGCOBO MIDDLE INCOME FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 April 2023

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CONTENTS

2.1 INTRODUCTION

2.1.1 Purpose of the Report

2.1.2 Terms of Reference

2.1.3 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 ANNEXURESAnnexure 1 OwnershipAnnexure 2 Title DeedAnnexure 3 S.G. Diagram


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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 ClassCBA Critical Biodiversity AreaCRU Community Residential UnitECBCP Eastern Cape Biodiversity Conservation PlanECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentFLISP Finance Linked Individual Subsidy ProgrammeGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


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INTRODUCTION 2.1

2.1.1 PURPOSE OF THE REPORT

The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of Ngcobo Middle Income 500 as a Human Settlement Project and to recommend whether it should be approved or not.

2.1.2 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:

1. Determination of housing demand and potential beneficiary status

2. Land identification and ownership3. Availability of bulk services and confirmation of capacity4. Environmental conditions;5. Geo-technical conditions6. Alignment with Municipal Spatial Planning7. Visual survey (area visits)8. Future development plans of other sector departments 9. Provision of recommendation and proposals to ECDHS

2.1.3 BACKGROUND TO SETTLEMENT

•Registered Owner: Unknown

•Property Description: Erf 1043

•Title Deed Number: Awaiting Ownership (See Annexure 2)

•Servitudes: None (See Annexure 3)

•Site Size: 15.3 Ha

•The Ngcobo Middle Income project is an urban project in Ngcobo Town within Engcobo Municipality.

•Ngcobo Town is the only urban centre in Engcobo Municipality. It is classified a rural town with the role of being a primary service centre to the adjacent rural hinterland.

•Ngcobo Town is relatively centrally located in the municipality. It is approximately 65.9 km east of Cofimvaba and 80.1 km west of Mthatha along the R61 regional road.

•Ngcobo Middle Income 500 is a project situated in Ext 7 within the Ngcobo commonage, south of the town along Queen Street off the main road.

•The site is currently vacant, see Fig. 2.1.3 (a – c), and is marked up on a registered General Plan.


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Locality Plan Figure 2.1.1


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Aerial Photograph Figure 2.1.2


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Visual Survey Figure 2.1.3

a. A view of the east portion of the site, with the settlement across river in the far distance.

b. A central view of the site. c. A view of the west portion of the site.


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 500 subsidies have been proposed for Ngcobo Middle Income 500. These units will comprise a FLISP subsidy onto existing greenfield.

• The site has a registered general plan. It comprises of approximately 113 plots ranging in size from 750m² to 2.5Ha.

• However, the general plan has lapsed, and if the intention of the project is to provide 500 units, the initial proposed erf sizes will have to decrease to accommodate that number.

• The site is currently vacant.

• The project is envisaged to be for middle income earners who fall in the income bracket of R3500 - R7000.

• The waiting list has been requested and is still awaited for this project.

DOEDRECHT 800

Population (Engcobo SDF 2010) N/A

Population (2011 Census) N/A

Ex. Units (Engcobo SDF 2010) N/A

No. Households (Census 2011) N/A

Proposed Units (EC DHS) 500

Waiting List (Egcobo LM) Awaited

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which the site is located is Erf 1043 , see Annexure 3.

• Erf 1043 comprises 110 erven numbered 1044 – 1077, 1121, 1123 – 1130 and 1132 – 1156 and 3 public places.

• The amount of proposed subsidies is significantly higher than the amount of erven on the General Plan.

• The Title Deed has been requested at the Deeds Office in Mthatha.

• The project may have to be reduced to match the number of erven on the township layout, alternatively the erven which are large, ranging between 750m² and 2.5 Ha, may have to be subdivided.


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Cadastral Layout Figure 2.3.1


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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.


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Engineering (Kantey and Templer) Figure 2.4.1


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ENVIRONMENT 2.5

(ii) slipways by more than 50 square metres; or

(iii) buildings by more than 50 square metres

(iv) infrastructure by more than 50 square metres within a watercourse or within 32 metres of a watercourse, measured from the edge of a watercourse, but excluding where such expansion will occur behind the development setback line.

• The site is almost entirely on south facing slopes which experience less solar radiation than north facing slopes. South facing slopes are not as desirable for residential development, however due to natural constraints and a challenging topography the site has been found as one of the more suitable sites for the development of human settlements.

• There are no formerly cultivated fields.

• 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 conditionsof 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 Ngcobo Town. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended.

• A tributary of the Cefane River flows south of the site, however the existing cadastral layout is well set back from it, see Figure 2.5.1.

• Housing development would need 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 following activities.

The expansion of:

(i) jetties by more than 50 square metres;


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Environment Figure 2.5.1


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GEO-TECH 2.6

• 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 suitable for further development of these areas.

• 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.

• In terms of the geotechnical information available, the proposed housing projects appear to be feasible and planning should proceed with further investigations on individual sites. (Outeniqua Geotechnical Services cc, 2013)


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Geo-tech Figure 2.6.1

The Site


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Using 1 km walking distance as a measure of convenience with regards to proximity to social facilities, the following comments are made:

• There is a primary school and a combined school within 1km walking distance from the site.

• The hospital and clinic are located on the same property and are also within 1km walking distance.

• Engcobo Police station is located approximately 1km distance from the site on Main Road in the Ngcobo CBD.

• This proposed Human Settlement Project will not require provision of additional facilities.


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Distribution of Social Facilities Figure 2.7.1


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CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• The Ngcobo SDF makes the following proposals for the site:

• Ext 7, the site, in Ngcobo has a registered subdivision layout and is envisaged for residential purposes by the 2010 SDF.

• The Local SDF for Ngcobo labels the site as a vacant sub divisional area and proposes through roads that link the town to the existing informal area south of the river, see Figure 2.8.1.

• The proposed linkages are proposed along with associated tree planting and new public spaces or forecourts, see Figure 2.8.1.

• The Human Settlement project is in line with the SDF.


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Current Spatial Development Framework Figure 2.8.1

The Site


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APPROVAL BY COUNCIL 2.9

• The council Resolution is awaited from the municipality.


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SUMMARY AND RECOMMENDATIONS 2.10

2.10.1 SUMMARY

•The site was inspected on 29/10/2013 and the conclusions below ground-truthed.

•There are adequate engineering services. (K&T to confirm)

•In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not recommended. However, the extent of the CBA 3 in and around Ngcobo is clearly inaccurate as it is indicated as covering all of the developed areas. It is recommended that the site be assessed by a Botanist to ground-truth the extent of CBA 3 on the site prior to the commencement of the Human Settlement Project. It is unlikely that an EIA will be required.

•A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.

•The waiting list has been requested from the municipality and is still awaited from this 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.

2.10.2 RECOMMENDATIONS

•The project is feasible, pending an assessment by a botanist is required to ground truth the extent of CBA 3 in Ngcobo Ext 7.

•Depending on the outcome it is recommended that the award of subsidies can proceed in Ngcobo Ext 7.


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ANNEXURE 1: OWNERSHIP PRINTOUT


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ANNEXURE 2: TITLE DEED


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ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

Documents

Chris Hani District Municipality ENGCOBO LOCAL MUNICIPALITY April 2014 PRELIMINARY DRAFT not for circulation NGCOBO MIDDLE INCOME 500 feasibility and review