PRELIMINARY DRAFT not for circulation

Amathole District MunicipalityNXUBA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for SOMERSET SOMERSET DRIVE 200DRIVE 200

Feasibility and Review of Housing Plan

SOMERSET DRIVE 200SOMERSET DRIVE 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 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

NXUBA LOCAL MUNICIPALITYPrivate Bag X350, Adelaide, 5760

Tel: (046) 684-0034

Fax: (046) 684-1931

SOMERSET DRIVE 200 FEASIBILITY STUDYCNdV africa (Pty) Ltd 20 April 2023

page 5

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 Surveyor General diagram


page 6

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

ECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentFLISP Finance Linked Individual Subsidy ProgramGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


page 8

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 Somerset Drive 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 ten Human Settlement Project feasibility reports for Nxuba 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:

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: Nxuba Municipality

•Property Description: Erf 632 Bedford

•Title Deed Restrictions: None (See Annexure 2)

•Servitudes: None (See Annexure 3)

•Site Size: 7.75 Ha

•Somerset Drive 200 is located in Bedford within Nxuba Municipality.

•Bedford is located of the western boundary of the Municipality on the southern edge of the Winterberg Mountain Range about 22.8km west of Adelaide on the R63, see Figure 2.1.1.

•Somerset Drive is a in-fill site at the centre of Bedford bound by Napier street to the north east Somerset Street to the north east, Field Street to the south east and Newcastle to the south west, see Figure 2.1.2.


page 9

Locality Plan Figure 2.1.1


page 10

Aerial Photograph Figure 2.1.2


page 11

VISUAL SURVEY Figure 2.1.3

a. On the corner of Field Street and Newcastle Street. b. On Field Street looking towards bend in railway line. c. Railway line passing south of the site.

d. Water body opposite the site. e. Looking down Somerset Street (gravel road). f. Somerset Street from the South west showing site to the left.

g. Looking at site from the corner of Field and Somerset Street. h. Water is diverted on trenches along Somerset Street. i. Site from Newcastle Street.


page 12


page 13

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 200 subsidies have been proposed for the Somerset Drive project.

• The housing instrument will be project linked subsidy onto an In-fill site.

• The project is envisaged to be a FLISP project.

• Project Housing Waiting lists have been requested from the municipality and are still awaited for this project.

• It appears that Bedford town has a combined list of beneficiaries that has not been divided into various projects.

SOMERSET DRIVE 200

Population (Nxuba SDF 2011) N/A

Population (2011 Census) N/A

Ex. Units (Nxuba SDF 2011) N/A

No. Households (at 4/hh) N/A

Proposed Subsidies (EC DHS) 200

Waiting List (Nxuba LM) Awaited

Figure 2.2.1 Statistical Background

Note: The Somerset Drive 200 site is currently vacant and so there is no existing population figures.


page 14

LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which Somerset Drive is located, Erf 632 Bedford, is owned by Nxuba Local Municipality, see Annexure 1 and 2.

• The land upon which the Human Settlement Project is proposed is demarcated on General Plan No. 2677/1966, see Annexure 3.

• The General Plan was approved on 30/11/1966 comprising 13 erven.


page 15

Extent of General Plan Figure 2.3.1


page 16

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.


page 17

Engineering (Kantey and Templer) Figure 2.4.1


page 18

ENVIRONMENT 2.5

• Somerset Drive is located at the centre of Bedford.

• The site concerned is open space containing a web of embedded footpaths from people walking across the site to get to town and other areas. This is due to the central position of the space.

• 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.

• BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas, however this must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project.

• A water course flows across the south eastern portion of the 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).


page 19

Environment Figure 2.5.1


page 20

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.


page 21

Geo-tech (Kantey and Templer) Figure 2.6.1

The Site

Somerset Drive


page 22

DISTRIBUTION OF SOCIAL FACILITIES 2.7

• The Somerset Drive 200 project site is within easy walking distance to social facilities, see Figure 2.7.1.

• Templeton High School is situated approxaimately 200m from the site. Two Other primary schools located in the Nyarha area, namely Nonyameko Primary and Ntlama Senior Primary are approximately 1.2 Km – 1.5 Km from the site, see 2.7.1.

• 2 clinics are situate on Adderley street approximately 300m north of the site, 2.7.1

• The police station servicing Somerset Drive 200 is within easy walking distance north east on the R350 main road, see 2.7.1.

• The project is aimed at existing beneficiaries already catered for by the existing facilities.

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


page 23

Distribution of Social Facilities Figure 2.7.1


page 24

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

The 2011 Nxuba SDF makes the following proposals for Somerset Drive:

•Project no. 65 is proposed as the location of a 7.44ha residential infill project known as Coloured Valley, see project 66 on fig. 2.8.1.

• A comprehensive infrastructure services investigation to be done on the vacant portions of land in and around Coloured Valley.

•Public open space to be included in the infill housing projects.

•The Proposed Human Settlement Project is in line with the SDF.


page 25

Current Spatial Development Framework Figure 2.8.1

The Site


page 26

FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

• The following table indicates future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014.

• Note: Projects may not be in the settlement itself, however if they were taking place within the same ward, they were noted.

• No budget was reflected in the IDP for some projects.


page 27

APPROVAL BY COUNCIL 2.10

• Awaiting Council Approval


page 28

SUMMARY AND RECOMMENDATIONS 2.11

2.10.1 SUMMARY

•The site was inspected on 21/10/2013 and the conclusions below ground-truthed.

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

•Using ECBCP guidelines in determining the BLMCs that apply to the CBA that covers the site, settlements are not recommended for the site. It is recommended that the site be assessed by a qualified 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 is proposed to comprise 200 subsidy units onto existing Infill site.

•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.

•A Council Resolution approving the project 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 subsidies can proceed in Somerset Drive.


page 29


page 30

ANNEXURE 1: OWNERSHIP PRINTOUT


page 31


page 32

ANNEXURE 2: TITLE DEED


page 33


page 34

ANNEXURE 3: SURVEYOR GENERAL DIAGRAM


page 35

Documents

PRELIMINARY DRAFT not for circulation