preliminary draft not for circulation

Amathole District MunicipalityNXUBA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for TYOKSVILLE 700TYOKSVILLE 700

Feasibility and Review of Housing Plan

TYOKSVILLE 700TYOKSVILLE 700

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

TYOKSVILLE 700 FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 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 Surveyor General 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

ECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentGP 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 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. 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 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 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. Informal Structure on formal plot b. Unit with local building material 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 2.2

• 700 subsidies have been proposed for Tyoksville. These units will be In-Situ upgrades onto existing erven.

• The site has been surveyed and residents reside on a erven demarcated on a registered general plan.

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

• It appears that the there is a waiting list for Bedford town but the list has not been divided into projects.

TYOKSVILLE 700

Population (Nxuba SDF 2011) Does not mention

Population (2011 Census) -

Ex. Units (Nxuba SDF 2011) Does Not Mention

No. Households (at 4/hh)

Proposed Subsidies (EC DHS) 700

Waiting List (Nxuba LM) Awaited

Population (Nxuba SDF 2011) 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 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

• 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 Figure 2.5.1


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GEO-TECH (Kantey and Templer) 2.6


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Geo-tech (Kantey and Templer) Figure 2.6.1

The Site

Tyokville 700


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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 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 2.11

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)

•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.

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 Tyoksville.


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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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preliminary draft not for circulation

Documents

new project site

registered general plan

greenfields project

infill project

project sites

project larger

status of housing project

plots of land