Chris Hani District Municipality LUKHANJI LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation EZIBELENI INFORMAL SETTLEMENT 200 feasibility

Chris Hani District MunicipalityLUKHANJI LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for EZIBELENI INFORMAL SETTLEMENT 200EZIBELENI INFORMAL SETTLEMENT 200

Feasibility and Review of Housing Plan

EZIBELENI INFORMAL SETTLEMENT 200EZIBELENI INFORMAL SETTLEMENT 200

March 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 15087,Beacon 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

LUKHANJI LOCAL MUNICIPALITYPrivate Bag X7111, Queenstown, 5320

Tel: (045) 807-2606

Fax: (045) 807-2637

EZIBELENI INFORMAL SETTLEMENT 200 FEASIBILITY STUDYCNdV africa (Pty) Ltd 19 April 2023

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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 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 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


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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 Ezibeleni Informal Settlement 200 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 twelve Human Settlement Project feasibility reports for Lukhanji Municipality. It is designed so that it can be part of a single document that includes the other eleven 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:

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

2.1.4 BACKGROUND TO SETTLEMENT

• Registered Owner: Awaiting Title Deed

• Property Description: Portion of Erf 1695, Ezibeleni

• Title Deed Restrictions: Title Deed to be requested to Deeds office King Williams Town (See

Annexure 2)

• Servitudes: None (See Annexure 3)

• Site Size: 21.41 Ha

• The Ezibeleni Informal Settlement project is an urban greenfield project on an existing general plan located in Queenstown within Lukhanji Municipality.

• The Ezibeleni Informal Settlement 200 project is situated at the foot of a gradual mountain slope on the east boundary of the Ezibeleni.

• Ezibeleni is Queenstown’s largest township, situated approximately 6km east of Queenstown on the east border of Lukhanji Municipality. It is setback approximately one kilometre from the N6. It takes access off this route about six kilometres from Queenstown.

• It was designed as a dormitory suburb of Queenstown, although an industrial area was planned on its western border and was partially developed.

• Queenstown is the main administrative, commercial and educational centre of Lukhanji Municipality and surrounding farms. It is located approximately 188km north of East London and 165km south of Aliwal North on the N6 national road, see Figure 2.1.1

• Portions of the site have been invaded by informal dwellers, hence its name. However, the area has not be entirely transformed.

• The site is vacant, with no services and roads and approximately 22 dwellings located on it.


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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 north portion of the site. b. Informal dwellers settled centrally on the western boundary of the site. c. A view of the southern portion of the site.

d. Informal dwellers situated on the eastern edge of the site on the foot of the mountain.

e. Informal dwellers situated on the eastern edge of the site on the foot of the mountain.

f. Fenced off informal shack with tree and flower planting.

g. The bridge crossing the water course on the western site boundary. h. Water reservoirs north of the site i. Informal shacks north of the site on the foot of the mountain.


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STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 200 subsidies have been proposed for Ezibeleni informal Settlement. These units will comprise project linked subsidy onto and existing greenfield site.

• The site allows for more subsidies than envisaged for the project. Approximately 295 plots at 450m² per erf can be accommodated on the 21 Ha site. The project allows for 95 additional subsidies.

• There 1010 beneficiaries on the waiting list for Ezibeleni. They are still to be verified.

• The number of beneficiaries on the waiting list supports the proposal to provide additional subsidies for the area.

EZIBELENI INFORMAL

SETTLEMENT 200

Population (Lukhanji SDF 2005) N/A

Population (2011 Census) N/A

Ex. Units (Lukhanji SDF 2005) N/A

No. Households (Census 2011) N/A

Proposed Units (EC DHS) 200

Waiting List (Lukhanji LM) 1010 still to be

verified

Figure 2.2.1 Statistical Background


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LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which Ezibeleni Informal Settlement is located is Erf 1695, Ezibeleni.

• The area has been subdivided and is marked out on General Plan No. T 871, with 19 G.P. sheets, of which the site is shown on sheet 16 and 17, see Annexure 3.

• On Sheet 16 the site comprises erven 6537 – 6653 (117 erven) and a public place Erf 6536. On sheet 17 it comprises erven 6654 – 6695, 6697 -6717, 6719 – 6832 (178 erven) and public places Erven 6696 and 6718.

• The G.P was registered at the Surveyor - General in 14/01/1991.

• It appears however that the erven have not yet been registered with the Deeds Office.

• The ownership print out advises further queries to be directed to the Registrar of Deeds, see Annexure 1.


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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

• The site is situated at the foot of gradual north facing mountain slope.

• 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 Ezibeleni. This is clearly incorrect and the mapping of CBA 2 in this vicinity has not been ground-truthed and amended.

• There is a water course that flows through the northern portion of the site, abutting the site boundary. It flows from the mountain, in a westerly direction, see Fig. 2.5.1.

• The watercourse continues to flow west, across the road according to the mapping, however once it reaches the western boundary it flows south along the boundary, see Fig 2.1.3 (g). It affects site access as it abuts the only street boundary. It also requires effective storm water drainage.

• 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).

• The requirement for 32m from a river or watercourse has been taken into account. This can be seen in the subdivision payout, see Figure 2.5.1.


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Environment Figure 2.5.1


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GEO-TECH (Kantey and Templer) 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 (Kantey and Templer) Figure 2.6.1

Study Area


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DISTRIBUTION OF SOCIAL FACILITIES 2.7

• Using 1 km walking distance as a measure of efficiency when it comes to accessibility or proximity to social facilities. The following can be found in Ezibeleni Informal Settlement:

• There are three primary schools located west of Ezibeleni Informal settlement within 1 km walking distance. A number of intermediate schools as well as a secondary school can be found with in a 2 km distance.

• The clinic is located approximately 2 km west of the site, see Fig 2.7.1

• The Police station is located just west of the clinic approximately 2.5km west of the site, see Fig 2.7.1.

• Social facilities are adequately provided in Ezibeleni.

• 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

• According to the 2005 SDF Ezibeleni informal settlement is within the urban edge, see Fig. 2.8.1.

• The SDF plan proposes the site be developed for residential purposes, see Figure 2.8.1.

• Recreation purposes are proposed on land abutting the water course on the north as well as the stormwater drainage channels on the western boundary of the site see, Fig 2.8.1.

• The proposed 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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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 IDP 2013-2014 proposed the upgrading of sanitation infrastructure to the value of R 18.9m, a portion of which will be attributed to the Ezibeleni human settlement project.

No. Project Government Dep./ Other Ilinge in

form

al s

ettle

ment

Unifo

und 7

50

Ezib

ele

ni I

nfo

rmal S

ettle

ment 20

0

Tyld

en 3

00

Ekuphum

leni I

nfo

rmal S

ettle

ments

Zola

Village 7

00

Machib

ini V

illage

Kom

ani P

ark

Zingquth

u V

illage

Kam

ast

one

Yonda

Mchew

ula

Village

Budget '13/'14 Budget '14/'151 Bulk services CHDM R 500 000 R 4000 0001 Sanitation CHDM R 12 000 000 R 6 900 0002 Bucket Eradication CHDM3 Bulk Water Backlog CHDM R 17 700 000 R 9 000 0004 Sewerage Treatment Plant CHDM5 Multi Purpose Sports Centre MIG

6 Equipping and Repairing of boreholes OPEX7 Electricty Connection Eskom8 Flood Damages Project DR&PW9 Construction of Sport Field MIG

10 Construction of Community Hall MIG11 Upgrading of Roads MIG12 Greening and Beautification project DoEA

Future Plans of other Sector Departments for Lukhanji Municipality 2013/2014 & 2014/2015


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APPROVAL BY COUNCIL 2.10

• The Council Resolution is still awaited from the Municipality.


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SUMMARY AND RECOMMENDATIONS 2.11

2.11.1 SUMMARY

• The site was inspected on 25/10/2013 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, settlements are not recommended. However, the extent of the CBA 2 in and around Ezibeleni 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 2 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.

2.11.2 RECOMMENDATIONS

• The project is feasible, pending an assessment by a botanist to ground-truth the extent of CBA 2 in Ezibeleni Informal Settlement.

• Depending on the outcome of this assessment which must take into consideration that the land has already been planned and subdivided, it is recommended that the award of subsidies can proceed in Ezibeleni Informal Settlement.


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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 LUKHANJI LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation EZIBELENI INFORMAL SETTLEMENT 200 feasibility