Transcript 8 - TYOKSVILLE 700

feasibility and review of housing plan for TYOKSVILLE
Amathole District Municipality
NXUBA LOCAL MUNICIPALITY
March 2014
700
TYOKSVILLE 700
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
NXUBA LOCAL MUNICIPALITY
Private Bag X350, Adelaide, 5760
Tel: (046) 684-0034
Fax: (046) 684-1931
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
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environmental planning, urban design, landscape architecture
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IQ Vision
110 Sarel Cillier Street Strand 7140
Tel: 021 853-3902
March 2014
CONTENTS
2.1
INTRODUCTION
LIST OF ANNEXURES
2.1.2
Purpose of the Report
2.1.2
Background of this Report
2.1.3
Terms of Reference
Annexure 1
Annexure 2
Annexure 3
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
Ownership
Title Deed
Surveyor General diagram
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
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CONTENTS
GLOSSARY
ACRONYMS
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.
ECDHS
EIA
GP
HSP
LM
MHSP
SA
SANBI
SDF
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.
Eastern Cape Department of Human Settlement
Environmental Impact Assessment
General Plan
Human Settlement Plan
Local Municipality
Municipal Human Settlement Plan
South Africa
South African National Biodiversity Institute
Spatial Development Framework
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.
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INTRODUCTION
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 Tyoksville 700 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 10 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 10 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.
2.
3.
4.
5.
6.
7.
8.
9.
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
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2.1
2.1.4BACKGROUND TO SETTLEMENT
• Registered Owner:
Nxuba Municipality
• Property Description:
Erf 1832
• Title Deed Restrictions:
None (See Annexure 2)
• Servitudes:
None (See Annexure 3)
• Current Zoning:
Unknown
• Site Size:
3.88 Ha
• The Tyoksville 700 project site is located in Bedford within Nxuba
Municipality.
• Bedford is located near the western boundary of the Municipality on the
southern edge of the Winterberg Mountain Range about 22.8km west of
Adelaide on the R63.
• Tyoksville is a site and service scheme located on the southern corner of
Bedford.
• Some roads, Ntlana and Malime, are paved while others are gravel.
• Dwellings range from substantial brick and mortar buildings to wood and
iron shacks.
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
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Figure
2.1.2
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VISUAL SURVEY
a. Informal Structure on formal plot
b. Unit with local building material
Figure
2.1.3
c. Eastward from Malime Street and Malihambe Street T-Junction
d. Towards Tyoksville from Nyarha
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• 700 subsidies have been proposed for Tyoksville. These units will be In-Situ
upgrades onto existing erven.
2.2
TYOKSVILLE 700
• The site has been surveyed and residents reside on a erven demarcated
on a registered general plan.
Population (Nxuba SDF 2011)
Does not mention
Population (2011 Census)
-
• Housing waiting lists have been requested from the municipality and are
still awaited for this project.
Ex. Units (Nxuba SDF 2011)
Does Not Mention
No. Households (at 4/hh)
• It appears that the there is a waiting list for Bedford town but the list has
not been divided into projects.
Proposed Subsidies (EC DHS)
Waiting List (Nxuba LM)
Population (Nxuba SDF 2011)
700
Awaited
Does not mention
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which Tyoksville is located, Erf 1832 Nyarha, is owned by
Nxuba Local Municipality, see Annexure 1 and 2.
• Residents reside on erven demarcated on the following general plans
(GP No. 6602/1997), see Annexure 3.
• The General Plan was approved in 1999 comprising 281 erven.
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Extent of General Plan
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Figure
2.3.1
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ENGINEERING (Kantey and Templer)
BULK SERVICES
Existing Services
....
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
INTERNAL SERVICES
Existing Services
....
ROADS AND ACCESSIBILITY
...
GEOTECHNICAL CONDITIONS
....
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING
Await K&T
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Engineering (Kantey and Templer)
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Figure
2.4.1
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ENVIRONMENT
2.5
• Tyoksville is a site and service scheme located on the on the southern
corner of Bedford.
•
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.
• There are no water courses or water bodies flowing near or through the
site, see Fig. 2.5.1
• The project will entail the upgrading of existing housing units or
construction of new units on already developed erven.
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Environment
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Figure
2.5.1
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GEO-TECH (Kantey and Templer)
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2.6
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Geo-tech (Kantey and Templer)
Figure
2.6.1
Tyokville 700
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• Tyoksville is within walking distance to social facilities, see Figure 2.7.1.
• There are 2 primary schools, namely Nonyameko and Ntlama Primary
schools and a combined school with in less than 500m walking distance
from Tyoksville, see Fig. 2.71.
• The clinic is situated in Nyarha next to the combined school, see 2.7.1.
• The police station servicing Tyoksville is approximately 2.2km to the north
east in Bedford CBD, see 2.7.1.
• The project is aimed at existing beneficiaries already catered for by the
facilities.
• This proposed Human Settlement Project will not require provision of
additional facilities.
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Distribution of Social Facilities
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Figure
2.7.1
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CURRENT SPATIAL DEVELOPMENT FRAMEWORK
2.8
• Nxuba SDF shows the Tyoksville 700 project site as an already developed
residential area requiring upgrading, see project 45 on 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 government interventions 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.
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APPROVAL BY COUNCIL
2.10
Council resolution awaited.
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
2.10.2
2.11
RECOMMENDATIONS
• The site was inspected on 21/10/2013 and the conclusions below
ground-truthed.
• The project is feasible, pending a technical assessment by a Botanist to
verify the CBA nature of the site.
• There are adequate engineering services. (K&T to confirm)
• In light of this assessment it is recommended that the award of subsidies
can proceed in Tyoksville.
• There are no environmental concerns affecting the proposed Human
Settlement Project. It should not trigger an EIA.
• 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 on site inspection and, if necessary, survey will
be required prior to the project commencing.
• The project comprises 700 subsidy units onto existing erven and plots.
• It should be noted that a number of erven already have substantial
dwelling units on them and not all residents will want to apply for
subsidies. However, there are also a number of informal dwellings whose
owners are likely to require housing subsidies.
• Awaiting beneficiary list 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.
• Awaiting Council Resolution from the municipality.
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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
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