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APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
VERIFICATION REPORT (SSVR)
1
SCREENING TOOL SITE SENSITIVITY AND SPECIALIST ASSESSMENTS VERIFICATION REPORT
FOR
THE PROPOSED ALLESVERLOREN VILLAGE ON ERVEN 23, 32, 36, 138, 1845-1849 AND A PORTION OF
PORTION 8 OF THE FARM ALLESVERLOREN NR 642, SOUTH OF RIEBEEK WEST, WESTERN CAPE
AUTHOR:
Lauren Abrahams
Registered EAP: 2019/656
SACNASP: Cand.Sci.Nat. 100126/12
Enviro-EAP (Pty) Ltd
P.O. Box 205
Agulhas
7278
Email: [email protected]
Contact number: 0662109892
APPLICANT:
D.F Malan Beleggings Trust
Mr. Danie F. Malan
PO Box 23
Riebeek West
7306
Email: [email protected]
© COPYRIGHT: Enviro-EAP (Pty) Ltd
Verification Capacity Name Signature Date DEA&DP REF
By Author
Registered EAP –
2019/656
Lauren
Abrahams
04/08/2021 16/3/3/6/7/1/F5/21/2084/19
ACRONYMS
CBA Critical Biodiversity Area
DAFF Department of Forestry and Fisheries
DEA Department of Environmental Affairs
DEA& DP Department of Environmental Affairs and Development Planning
DHS Department of Human Settlement
DoA Department of Agriculture
DoH Department of Health
DWS Department of Water and Sanitation
EA Environmental Authorisation
EIA Environmental Impact Assessment
EMF Environmental Management Framework
EMPr Environmental Management Programme
ESA Ecological Support Area
HWC Heritage Western Cape
IDP Integrated Development Plan
MMP Maintenance Management Plan
NFEPA National Freshwater Ecosystem Protection Assessment
NSBA National Spatial Biodiversity Assessment
SDF Spatial Development Framework
TOR Terms of Reference
WCBSP Western Cape Biodiversity Spatial Plan
WCG Western Cape Government
TABLE OF CONTENTS 1. INTRODUCTION ............................................................................................................................................................... 2
1.1. TERMS OF REFERENCE ............................................................................................................................................ 2
1.2. CONDITIONS RELATING TO THIS REPORT .............................................................................................................. 2
1.3. SITE SENSITIVITY VERIFICATION METHODS USED .................................................................................................. 2
2. SITE SENSITVITY FINDINGS OF THE ENVIRONMENTAL SITE SENSITIVITY SCREENING REPORT ...................................... 2 3. EAP SITE SENSITIVITY VERIFICATION FINDINGS AND EVIDENCE .................................................................................. 3 4. SPECIALIST ASSESSMENTS REQUIRED VERIFICATION FINDINGS ................................................................................. 17 5. DECLARATION OF THE ENVIRONMENTAL ASSESSMENT PRACTITIONER (“EAP”) ....................................................... 18
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
VERIFICATION REPORT (SSVR)
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1. INTRODUCTION 1.1. TERMS OF REFERENCE The “Procedures for the Assessment and Minimum Criteria for Reporting on identified Environmental Themes in terms of
Sections 24(5)(a) and (h) and 44 of the National Environmental Management Act, 1998 (Act No. 107 of 1998) (“NEMA”),
when applying for Environmental Authorisation” (“the Protocols”) (Government Notice No. 320 as published in
Government Gazette No. 43110 on 20 March 2020) came into effect on 9 May 2020.
This report is compiled in accordance with Section 1 Site Sensitivity Verification and Minimum Report Content
Requirements:
Prior to beginning the assessment, the current use of the land and the potential environmental sensitivity of the site as
identified by the national web based environmental screening tool must be confirmed by undertaking a site sensitivity
verification.
The site sensitivity verification must be undertaken by an environmental assessment practitioner or a registered
specialist.
The site sensitivity verification must be undertaken through the use of:
(a) a desk top analysis, using satellite imagery,
(b) a preliminary on-site inspection to identify; and
(c) any other available and relevant information.
The outcome of the Site Sensitivity Verification must be recorded in the form of a report that:
(a) confirms or disputes the current use of the land and environmental sensitivity as identified by the screening tool,
such as new developments or infrastructure, the change in vegetation cover or status etc.,
(b) contains a motivation and evidence (e.g., photographs) of either the verified or different use of the land and
environmental sensitivity; and
(c) is submitted together with the relevant report prepared in accordance with the requirement of the Environmental
Impact Assessment Regulations, 2014 as amended.
1.2. CONDITIONS RELATING TO THIS REPORT The findings, results, observations, conclusions, and recommendations given in this report are based on the author’s
best scientific and professional knowledge as well as available information and knowledge of the area.
This report may not be altered or added to without the prior written consent of the author. This restraint also refers to
electronic copies of this report which are supplied as sub portion of other reports, including main reports. Similarly, any
recommendations, statements, or conclusions drawn from or based on this report must specifically refer to this report.
If such comments form part of a main report for this investigation, the report must be included in its entirety as an
appendix or separate section to the main report.
1.3. SITE SENSITIVITY VERIFICATION METHODS USED The EAP made use of the following verification methods to compile the site sensitivity report:
• a desk top analysis using (amongst others) Google Earth, Cape Farm Mapper and BGIS,
• taking into account all information as provided by the proposed developer, appointed engineers / specialists,
municipal representatives (planners / engineers / technical members).
2. SITE SENSITVITY FINDINGS OF THE ENVIRONMENTAL SITE SENSITIVITY SCREENING REPORT The table below indicates the relevant environmental sensitivities that have been identified by the Environmental
Screening Tool and associated level of each environmental sensitivity allocated to each theme. The Screening Report
was generated in 2020 as well as in 2021 the results which depict a difference only in the ratings allocated to the
Heritage and related themes have changed from medium sensitivity to low sensitivity. The change does not impact
the outcome of the SSVR as the sensitivity of heritage theme impacts have been thoroughly investigated and reported
on by the appointed Heritage consultant and by the ROD received by HWC.
Table 1: Environmental Sensitivity of the Proposed Development Area (09/04/2020) Theme Very High sensitivity High sensitivity Medium sensitivity Low sensitivity
Agriculture X
Animal Species X
Aquatic Biodiversity X
Civil Aviation X
Palaeontology X
Plant Species X
Defence X
Terrestrial Biodiversity X
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
VERIFICATION REPORT (SSVR)
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Table 2: Environmental Sensitivity of the Proposed Development Area (15/04/2021) Theme Very High sensitivity High sensitivity Medium sensitivity Low sensitivity
Agriculture X
Animal Species X
Aquatic Biodiversity X
Archaeological and Cultural Heritage X
Civil Aviation X
Defence X
Palaeontology X
Plant Species X
Terrestrial Biodiversity X
3. EAP SITE SENSITIVITY VERIFICATION FINDINGS AND EVIDENCE PROPOSED ALLESVERLOREN LIFESTYLE ESTATE - OVERVIEW OF THE DEVELOPMENT PROPOSAL
The Applicant proposes the development of the Allesverloren Village on erven 23, 32, 36, 138, 1845-1849 and a
portion of portion 8 of the Farm Allesverloren nr 642, south of Riebeek West, Western Cape.
The Allesverloren Lifestyle Estate proposes the development of an integrated mixed-use development with a
development footprint approximately 15.3ha which be divided into three main uses namely Residential,
Medical Care and Amenities. These uses shall broadly consist of various residential typology units, a medical
care facility and assisted living, a health club, a restaurant, open space areas, associated services, and other
related infrastructure, as well as landscaping.
Figure 1: Locality Map
SITE LOCALITY *Refer to locality map in Appendix L
Erven 23, 32, 36, 138 and 1845-1850 are zoned Residential Zone 1 and farm 642/8 is zoned Agricultural Zone 1
according to the Swartland Scheme Regulations. This development area is located within the urban edge of
Riebeek West and located to the south and east of an existing built-up area. Surrounding uses include residential
erven located directly to the north and west side of the property, the Pleasant Pheasant Restaurant to the
southwest, agricultural uses west and further south and the Allesverloren Wine Estate south of the property.
The locality of the developable areas is ideal for the proposed development as suggested by this application.
By changing the land use on the development properties, it will complement the residential uses to the northern
and western sides.
INTERNAL ZONING / LAND USES *Refer to internal zoning plan in Appendix M3
The development proposal is an integrated mixed-use development comprising of various land uses and their
associated zoning in accordance with the Local Authority Integrated Zoning Scheme. The internal zoning and
proposed land uses are depicted in figure 1 (Appendix M3) and summarised as follows:
➢ General Residential Zone 1 erven = 4 units
➢ General Residential Zone 1 (Group Housing - 30units/ ha) = 84 units
➢ General Residential Zone 2 (Town Housing - 50 units/ha) = 100 units
➢ General Residential Zone 3 (Flats / Apartments - 50 units/ha) = 48 Apartments
➢ Business Zone 2 = 2 500m2
Uses include: Restaurant and Clubhouse; gymnasium with sauna and steam room; swimming pool;
spa; salon; laundry services; business centre providing access to IT services like printing and
scanning.
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➢ Business Zone 2 (Residential) = 12 Apartments
➢ Community Zone 3 (Institutional) = 4 756m²
Day Clinic & pharmacy (650m²)
Frail care centre with assisted living (1200m² - 24 beds)
Memory Care Centre (1000m² - 12 beds)
➢ Open Space Zone 2 (private open space) = 4 erven
➢ Open Space Zone 2: Gate house; refuse yard; pool; golf cart parking.
➢ Transport Zone 2 (internal road)
➢ Servitudes (Appendix M4):
Right of way servitude
Service Servitude
Figure 2: Internal Zoning
BUILDINGS / STRUCTURES AND PHASING SCHEDULE *Refer to SDP in Appendix M1
Allesverloren Village will be a phased development comprising of the following phases:
PHASE 1A – C (YEAR 0 – 1)
Phase 1A - Day Clinic & pharmacy (650m²); Frail care centre with assisted living (1200m² - 24 beds); Memory
Care Centre (1000m² - 12 beds); Restaurant and Clubhouse; 12 Apartments; Gymnasium; Outdoor pool area;
100 Town House units with associated parking areas; Golf Cart parking and open areas forming part of the
Homeowners Association’s common property.
➢ Zoning:
General Residential Zone 2 (Town Housing - 50 units/ha) = 100 units
Business Zone 2 = 2 500m2
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
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Business Zone 2 (Residential) = 12 units
Community Zone 3 (Institutional) = 36 beds
Phase 1B – 48 Apartments with parking and open area.
➢ Zoning: General Residential Zone 3 (Flats - 50 units/ha) = 48 units
Phase 1C – Development of 25 General Residential Zone 1 erven with associated roads and open space forming
part of the Homeowners Association’s common property.
➢ Zoning: General Residential Zone 1 (Group Housing - 30units/ha) = 25 units
PHASE 2 (YEAR 1 – 2)
Phase 2 - Development of 24 General Residential Zone 1 erven with associated roads and open space forming
part of the Homeowners Association’s common property.
➢ Zoning: General Residential Zone 1 (Group Housing - 30units/ha) 24 units
PHASE 3 (YEAR 2 – 3)
Phase 3 – Development of 21 General Residential Zone 1 erven with associated roads and open space
forming part of the Homeowners Association’s common property.
➢ Zoning: General Residential Zone 1 (Group Housing - 30units/ha) = 21 units
PHASE 4 (YEAR 2 – 3)
Phase 4 – Development of 4 Residential Zone 1 erven and 14 General Residential Zone 1 erven with associated
roads and open space forming part of the Homeowners Association’s common property.
➢ Zoning:
Business General Residential Zone 1 erven = 4 units
General Residential Zone 1 (Group Housing – 30units/ha) = 14 units
Refer to the internal phasing plan in figure 3 below as well as in Appendix M5.
Figure 3: Phasing Plan
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SERVICES AND ASSOCIATED INFRASTRUCTURE *Refer to services map Appendix M2
ROAD NETWORK
Sturgeon Consulting was appointed to determine the expected transport related impacts of the proposed
Development. A Transport Impact Assessment (TIA) Report has been compiled and included as Appendix G3.
ACCESS
The main access to the development is proposed from Voortrekker Road (MR227). The MR277 is a proclaimed
road according to the Western Cape Government being the controlling road authority. The access will be
located approximately 300m south of the Voortrekker Road/Waterkant Street intersection. The existing farm
access located to the east of MR227 will be relocated to be positioned opposite the proposed access at
km4.62. The existing access to the Pleasant Pheasant Restaurant and Allesverloren Farm will be permanently
closed and the new proposed access point will be the only access point of the MR227. The proposed site access
(main access) will have a three-lane cross section i.e. one lane in and two lanes out. Separate right and left
turning lanes along MR227 are also proposed. The access intersection on the development access side will be
stop controlled for right turners and yield controlled for left turners.
A secondary service access will be taken off Malan Street. This access will be reserved for service and
emergency vehicles only.
No major future road network changes are foreseen in the vicinity of the proposed development. The TIA
indicates that the study intersection is all operating at acceptable levels of service with no upgrades proposed.
Figure 4: Proposed Access
INTERNAL ROAD NETWORK
The internal streets will be paved roads, 4.5m to 6.4m wide. The road cross section will consist of 80mm thick
interlocking pavers on a 25mm sand layer on a 200mm cemented subbase (C4) on a G7 subgrade layer with
a minimum CBR of 15. The in-situ subgrade material under the roads is expected to have a G9 to G7
classification. Provision will be made to import an additional G7 subgrade layer where applicable. The road will
have mountable kerbs on both sides. The vertical alignment of the roads will be designed to enable the natural
flow of stormwater from the development.
STORMWATER NETWORK
The site has a ridge down the middle from west to east and the northern boundary has a formalised channel
just outside of the site boundary. The southern boundary has a channel “sloot” running down from the mountain
that discharges into a farm irrigation dam. The overflow of this dam ends up in the Berg River located
approximately 7km downstream.
The internal stormwater network will consist of side inlet catch pits, manholes and concrete pipes with sizes
varying from 375mm diameter to 600mm diameter. Where possible, the stormwater will be discharged directly
into swales situated along the side of the road from where it will flow into the channel on the southern boundary
of the site. The stormwater will, where possible, charge into the channels via a polishing facility. The polishing
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
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dams will be landscaped elements in the development. Drawings for municipal approval will be prepared in
conjunction with the landscape architect.
The landscaped areas proposed for the new residential development including the swale is 140636.45m2. The
area that will be used for the sizing of the retention pond comprises of 97544.03m2. The introduction of swale is
to provide stormwater retention before the entrance to the existing river.
The stormwater system will be designed to accommodate the post development 1:2-year recurrence interval
run-off from the properties. The retention pond will be designed to retain the stormwater for the 1:2-year period.
This objective is applicable to all hardened surfaces within the development: roof areas, road, and parking
areas.
The following attenuation measures are proposed:
Stormwater Retention Pond and swale:
A dry stormwater retention pond as well as drained swale will be designed to handle the quantity of additional
runoff generated by the development. The water depth of the pond will be 1000mm, with a 200mm layer of
38mm crushed stone base and drainage system. The pond will have 1600 agricultural drainage pipes to drain
the rock fill layer. The pond will have inlet and outlet structures to manage the critical storm event runoff. Public
safety signage and 1.8m high fencing around the retention pond for optimal safety of the residence will be
implemented.
Detention of the 1:2-year flood:
a) Duration (Tc) = 15 min
b) Point rainfall (Table 1) 1:2 year, 15min = 9.9 min
c) Run-off factor post development: 0.7
d) Run-off factor pre-development: 0.3
e) Area: 97544.03m2
f) Post development Volume (Tc=15min): Q = CIA
= 0.7 x 0.0099m x 97544.03m2
= 675.98m3
g) Pre-development Volume (Tc=15min): Q = CIA
= 0.3 x 0.0099m x 97544.03m2
= 289.70 m3
h) Retention required = 579.42 m3
A retention pond of 27m x 26m x 1m deep will be adequate to accommodate the stormwater retention
required.
WATER NETWORK, DEMAND AND CAPACITY
Potable water will be supplied from the existing municipal water network that feeds from the Voëlvlei Purification
Works via Kasteelberg Reservoirs. Riebeek West has two pressure zones. The 1.5 megalitre reservoir feeding the
low-pressure zone gets its water from the Kasteelberg reservoirs. Water is pumped from the reservoir to the two
high level reservoirs (0.75 mega litres) which feed the high-pressure zone. Phase 1 of the Allesverloren
development will connect to the low-pressure network in Church Street and the rest of the development will
connect to the high-pressure network in Malan Street. A bulk water meter will be installed at
both connection points. The internal water network will not be taken over by the Swartland Municipality but
administered by the body corporate.
The total development will have a water demand of 147.7kℓ/day (see calculation below). The water demand
for Phase 1 is calculated at 109.9kℓ/day (see calculation below). The peak demand is calculated at 11.45ℓ/s.
No external upgrades are required for this connection point. The rest of the development will connect to the
high-pressure zone in Malan Street with a water demand calculated at 37.8 ℓ/day. The peak demand is
estimated at 5.83 ℓ/s. The supply line in Malan Street will be upgraded from a 75mm Ø to a 160mm Ø pipe.
Total Development
General Residential Zone 1 (30units/ ha) = 88 units @ 600= 52.8 kℓ/day
General Residential Zone 2 (50 units/ha) = 100 units @500= 50.0 kℓ/day
General Residential Zone 3 (Flats - 50 units/ha) = 48 units @450= 21.6 kℓ/day
Business Zone 2 = 2 500m2 @ 500ℓ/100m2 = 12.5 kℓ/day
Business Zone 2 (Residential) = 12 units @ 450= 5.4 kℓ/day
Community Zone 3 (Institutional) = 36 beds @150= 5.4 kℓ/day
Total 147.79 kℓ/day
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
VERIFICATION REPORT (SSVR)
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Phase 1
General Residential Zone 1 (30units/ ha) = 88 units @ 600= 15.0 kℓ/day
General Residential Zone 2 (50 units/ha) = 100 units @500= 50.0 kℓ/day
General Residential Zone 3 (Flats - 50 units/ha) = 48 units @450= 21.6 kℓ/day
Business Zone 2 = 2 500m2 @ 500ℓ/100m2 = 12.5 kℓ/day
Business Zone 2 (Residential) = 12 units @ 450= 5.4 kℓ/day
Community Zone 3 (Institutional) = 36 beds @150= 5.4 kℓ/day
Total 109.9 kℓ/day
Internal Network
Phase 1 of the development will connect to the low-pressure network in Church Street. From the above table,
the water demand for Phase 1 is calculated 109.9 kℓ/day. The peak demand is: 109,9 kℓ/day x 9 (peak factor)
= 11,45 ℓ/s. No external network upgrades are required for this connection (GLS report – excerpt included
below).
The rest of the development will connect to the high-pressure zone in Malan Street. From the above table, the
water demand is calculated at 37.8 kℓ/day. The peak demand is: 37.8kℓ/day x 13 (peak factor) = 5.83 ℓ/s. The
supply line in Malan Street will be upgraded from a 75mm Ø to a 160mm Ø HDPE PE 100 PN12.5 pipe.
The internal network will consist of 110mm diameter to 160mm diameter HDPE 100PN12.5 pipes. Each individual
erf will have a 20mm metered water connection. Fire hydrants will be placed at a maximum of 90m intervals.
The network will conform to the standards of Swartland Municipality.
Storage Capacity
The accepted guideline is that a minimum capacity equal to 48 hours of water demand be supplied. Additional
storage capacity for Phase 1 of the development is 220kℓ. According to a recent GLS report, there is sufficient
storage capacity for Phase 1. The additional storage capacity required for the rest of the development in the
high-level reservoirs is 75kℓ with no spare capacity. The high-level reservoirs will therefore be able to provide 44
hours of storage capacity instead of 48 hours. It is proposed that the bulk capital contribution for water be set
aside for creating future storage capacity for this network.
GLS REPORT – EXCERPT
Resvoirstoorkapasiteit
Die bestaande hoerliggende reservoirs het tans 48h x daaglikse waterverbruik
(GDV) stoorkapasiteit. Die vereiste volgens die meesterbeplanning is 48h x GDV en
addisionele stoorkapasiteit word dus benodig om die hoerliggende dele van die
ontwikkeling akkommodeer (ek sien dit is nag nie op die meesterplan aangedui nie,
ons sal dit nag aanpas).
Die laerliggende reservoir het wel genoegsame kapasiteit om die laerliggende deel
van die ontwikkeling te akkommodeer.
Netwerk
Daar is (‘n paar 75 mm diameter pyplyne in die hoerliggende netwerk wat ons sal
voorstel vervang moet word met ten minste 110 mm diameter pype (dit word tans
nie in die meesterplan aangetoon nie, le fyn detail).
Vir die laerliggende deel van die ontwikkeling kan net opgekoppel word op die
netwerk.
Bulk toevoer
Die bestaande bulk toevoer vanaf die Kasteelberg reservoirs na Riebeek Wes het
voldoende kapasiteit om die ontwikkeling te akkommodeer. (Die 200 mm diameter
pyp tussen die Kasteelberg reservoirs en Riebeek-Wes moet wel in die toekoms
opgradeer word).
SEWER NETWORK
A flush sewer network will be installed. The network will consist of a 160mm diameter uPVC Class 34 sewerage
pipes. The network will gravitate via the existing network to the sewer main gravitating to the recently upgraded
Riebeek Kasteel Sewerage Treatment Works. The connection point to the sewer network will be ay he
Voortrekker/Waterkant Street intersection.
Sewer Network Demand
The average daily flow: 80% x water demand
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80% x 147.7 = 118.16 kℓ/day
Peak Flow using a peak factor of 2.25 and an infiltration rate of 15%
118.16 kℓ/day x 2.25 x 1.15 = 3.5 ℓ/s
GLS REPORT: Capacity Analysis: Sewer
Daar is voldoende spaarkapasiteit in die bestaande netwerk om die ontwikkeling te
akkommodeer. ‘n Nuwe rioolyn word net vanaf die ontwilkkeling tot by die
bestaande netwerk.
SOLID WASTE DISPOSAL
Swartland Municipality collects household waste on a weekly basis for the disposal at the Highlands Solid Waste
Disposal site, which is situated 10km south of Malmesbury. The waste will be collected by the Body Corporate
and taken to the refuse rooms provided adjacent the service entrance from Malan Street from where it will be
collected by the Municipality.
Restaurant and Medical waste will be disposed of by an appropriate contractor appointed by the Body
Corporate.
ELECTRICAL SUPPLY
The supply Authority for the area is ESKOM, who confirmed the availability of 500kVA on the existing network for
this development. Any additional load will require upgrading of their backbone-supply for approximately 2km.
The ring network proposed for the Allesverloren Village will cut into the existing overhead line crossing the
development and will feed in a ring the complete development. The existing overhead line will be
accommodated in the new development and re-routed underground. Cabling within the site will be 11kV
cable. In order to provide electricity to the whole development, a miniature substation needs to be installed as
a total of 972kVA is needed for the entire development. With limited capacity available (500kVA), the Electrical
Engineer proposes that the development be phased.
Each phase will be supplied with a low-voltage cable network and kiosks, housing metering and distributing
consumer cables to each dwelling and building. The business node and institutional node will be supplied with
a dedicated minisub, allowing for bulk metering.
Manholes and sleeves will be installed along all roads, to cater for fibre/Telkom communication services to each
stand, including the business facilities.
BULK EARTHWORKS AND SITE PREPARATION
The site has an average slope of 1:14 from west to east (Malan Street to the R311 (Road 227)).
Bulk earthworks will be required to create platforms for the residential units. The cut to fill operation will be done
to the engineer’s specifications. The slopes will be stabilized with a combination of low retaining walls and
vegetated earth slopes. All earthworks and site preparations to be undertaken in accordance with engineers’
specifications. Refer to technical reports in Appendix L of the BAR.
Recommended Geotechnical Specifications:
• The general soil profile comprises a thin sandy topsoil/colluvial layer over coarse transported soils over the
residual soils and completely to highly weathered bedrock of the Malmesbury Group. Alluvial wash soils
occur in and near the lower end of the drainage course on the eastern side of the site. Fill material covers
the entire width of the southern periphery of the site where a drainage trench was excavated.
• Site clearance and preparation will include but not necessarily be limited to remediating the trial pits,
removal of a 50mm organic rich topsoil and vine roots and bushes and small trees in the southern part of
the site, removal of the overhead power line and fences and the irrigation piping, and demolition of the
restaurant and its associated septic tank/soakaway and remediation of the associated septic
tank/soakaway.
• Substantial earthworks will be required to create platforms for the various structures and for roads and
parking areas.
• The surficial sandy soils, which will form the subgrade where fill is to be placed, are currently loose to medium
dense and deep ploughing in the vineyard will have loosened the soil. It is essential that these loose soils
are densified during the initial part of the earthworks contract.
• All the materials on the site are excavatable with a digger/loader or an excavator and it is recommended
that all excavation is incorporated into one excavation class for measurement and payment. However,
excavation in restricted excavation would, in places, require excavation by jackhammering or pecking
with a monteberre attachment and this could be paid as a separate item.
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• Although the coarse soils could be used for engineered fill, over-size cobbles and boulders will be
encountered, and these must be scalped. Crushing of the coarse soils for use as G5 or G6 material for
layerworks could be considered.
• The residual soils will not provide suitable soil for engineered fill and provision should be made to use them
in non-settlement sensitive filled areas. Use of a mixture of cohesive residual soils and sandy or coarse soils
for engineered fill will not be acceptable.
• The engineering properties of the soil profile will significantly affect founding conditions and therefore
foundation layout include the loose condition of the surficial soils, the dense and very dense condition of
the coarse soils, the occurrence of the potentially loose, deep ploughed soils in the vineyard, the
consistency and activity of the residual soils, the possible occurrence of groundwater, the settlement
characteristics of the in-situ ground and the engineered fill, loose backfill in service trenches excavated too
close to the buildings and poor compaction along the edges of embankments.
• Different foundation layouts are considered appropriate for the different ground conditions that will be
encountered or created after the earthworks have been completed. These layouts comprise reinforced
strip footings where in-situ ground is exposed or is generally at shallow depth below platforms and raft
foundations where structures are founded entirely on engineered fill or partly on engineered fill and partly
on in-situ ground.
• Various issues must be addressed, and measures adopted to supplement the general foundation layouts
and these issues and measures are described in the report.
• Engineered fill derived from the soils will generally provide poor subgrade for surface beds.
LANDSCAPING *Refer to landscaping plan in Appendix M6
Landscaping to be undertaken in accordance with the guidelines as well as in keeping with the visual aesthetic
of Riebeek Valley (refer to Heritage approval and recommendation – Appendix F). Landscaping specifications
are provided below and may include but are not limited to the provisions as set out:
Soft Landscape Specifications:
Growing Medium
Topsoil
▪ Existing topsoil. if any, to be stockpiled for later re-use.
▪ Imported planting medium (topsoil/compost mix) from an approved
▪ source is required for all planting areas.
Fertiliser
▪ Only organic fertilizers are to be used, to be mixed into the growing
▪ medium at implementation and at different stages of maintenance cycle.
Mulch
▪ All planting areas to receive 50mm of mulch directly after installation of
▪ the plants and again at the end of the 1 year maintenance period.
▪ Mulch to be wood chip to Landscape Architect's approval.
Planting
All plants as specified are to be true to type (species. genus and variety) and structurally sound, well-
branched, healthy, and vigorous and free of disease, insect infestations. rodent damage, sunscald, and
other abrasions or scars to the bark. They must be densely foliated when in leaf and have a healthy, well
developed root system.
All trees will be straight stemmed and of equal size/ height for each genus and species.
Trees and other plant materials to be faced to give the best appearance or relationship to adjacent
structures to the approval of the Landscape Architects.
All trees shall be braced upright in position by two stakes as per later details. Stakes shall be a minimum of
75mm diameter tanalith-treated timber posts. at least 2400mm in length or as otherwise detailed.
Trees shall be fastened to the stake with tree ties, in such a manner as not to injure the tree stems.
Irrigation
Common Areas: An automated irrigation system is to be installed.
The irrigation system will be connected to water tanks. The irrigation will be divided between drip irrigation
for selected prominent areas and sprayers for other areas. The water source will be from the existing
borehole or alternatively from a new borehole. NOTE: According to the DW781 Supplementary submitted for WULA application (Appendix G) - Abstraction will be applied
for separately in future - DWS agreed to the application for the use of borehole water in future, if needed.
Maintenance
The maintenance will be the responsibility of individual title holders & the body corporate (Common Areas).
Notes:
▪ Site Area: 15.5 Ha
▪ Existing vegetation: Site currently consists of approximately
70% Fallow Agriculture
20% Vineyard
10% Oak Avenue & Parking (Padstal)
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
VERIFICATION REPORT (SSVR)
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▪ Site boundary to be fenced with 1.8m high mesh fencing (charcoal) with square steel
posts (charcoal)
▪ Existing services: No known services. Eskom overhead line indicated (to be re located)
▪ Pedestrian Crossings: 1m wide dropped kerbs with tactile blocks at all crossings
▪ Wayfinding Signage: Purpose designed signage system (aluminium on timber posts)
▪ Lighting: All lighting to conform to the 'dark skies' policy. Pedestrian pole top lights 3.5m(h),
bollards 1m(h)
▪ Street Furniture: Benches, bins, bollards all to be purpose designed system
▪ Body Corporate Rules & Guidelines: estate management to be according to the design
control manual
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS VERIFICATION REPORT (SSVR)
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SITE DEVELOPMENT PLAN
A P P E N D I X Q
S I T E S E N S I T I V I T Y A N D S P E C I A L I S T A S S E S S M E N T S V E R I F I C A T I O N R E P O R T ( S S V R )
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L O C A L I T Y M A P
A P P E N D I X Q
S I T E S E N S I T I V I T Y A N D S P E C I A L I S T A S S E S S M E N T S V E R I F I C A T I O N R E P O R T ( S S V R )
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T a b l e 3 : EAP Findings that either Confirms or Disputes the Environmental Sensitivity as Identified by the Environmental Screening Tool. THEME EAP RECOMMENDED
LEVEL OF SENSITIVITY
EAP MOTIVATION EAP EVIDENCE
Agriculture High The agricultural sensitivity, as identified by the screening tool, is not disputed due to the past
and current land use of the property. As such an Agricultural Specialist has been appointed
to verify the site sensitivity and provide specialist input in accordance with the Protocols
applicable for the theme.
The Specialist Input will be provided with the Draft BAR.
Desktop investigation and
analysis using the following
spatial tools:
CapeFarmMapper – GIS
Mapping Tool.
Integrated Zoning Maps for the
Municipal Jurisdiction in which
the application is proposed.
Animal Species Low The Sensitivity level of the environmental theme is disputed.
Existing vegetation: Site currently consists of approximately
70% Fallow Agriculture
20% Vineyard
10% Oak Avenue & Parking (Padstal)
As such the vegetation constituting the development footprint within the development site
is not expected to be an area that would generally support an important breeding site or
habitat for any fauna or avifauna species of conservation concern.
Desktop investigation and
analysis using the following:
CapeFarmMapper– Spatial
Mapping Tool
Google Earth imagery
Information and or
photographs provided by the
project
team/applicant/project
consultants.
Integrated Zoning Maps for the
Municipal Jurisdiction in which
the application is proposed
Aquatic
Biodiversity
Low The Sensitivity level of the environmental theme is not disputed.
However due to the development located adjacent to an Ephemeral stream network and
Seep Wetland as well as the proposed upgrades and infrastructure proposed within the
watercourse and the regulated area of the watercourse a Freshwater Specialist was
appointed to undertake a Freshwater Impact Assessment and Risk Matrix to inform the
impact on the sensitive Aquatic features. The Specialist Input will be provided in the BAR.
GIS mapping of the aquatic
biodiversity features as well as
google earth satellite imagery
and site visit were used to verify
aquatic biodiversity sensitivity
mapping and analysis.
Archaeological,
Cultural and
Heritage
Low The Sensitivity level of the environmental theme is not disputed.
HWC Comment on HWC NID, dated 19 June 2019
You are hereby notified that, since there is reason to believe that the proposed rezoning,
subdivision and consolidation to re-develop the site will impact on heritage resources, HWC
requires that a Heritage Impact Assessment (HIA) that satisfies the provisions of section 38(3)
of the NHRA be submitted.
This HIA must have specific reference to the following:
• Visual study on a cultural landscape and town scope.
• The required HIA must have an integrated set of recommendations.
HWC FINAL COMMENT, date 11 June 2020
The Committee resolved to endorse and approve the updated landscape plans (drawing
number: 497-OvP-ANV-001 rev 05, dated June 2020) in conjunction of updated SDP via
round robin email.
Refer to HWC RoD in Appendix
F of the Application.
The HIA is included in the BAR.
A P P E N D I X Q
S I T E S E N S I T I V I T Y A N D S P E C I A L I S T A S S E S S M E N T S V E R I F I C A T I O N R E P O R T ( S S V R )
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Should you have any further queries, please contact the official above and quote the case
number. However, should any heritage resources, including evidence of graves and human
burials, archaeological material and paleontological material be discovered during the
execution of the activities above, all works must be stopped immediately, and Heritage
Western Cape must be notified without delay. This letter does not exonerate the applicant
from obtaining any necessary approval from any other applicable statutory authority.
REVISED FINAL COMMENT, date 22 July 2020
The Committee endorsed the SDP and Landscape plan as presented as meeting the
requirements.
Civil Aviation Low The civil aviation sensitivity, as identified by the screening tool, is disputed. The development
proposal entails the development of a mixed-use lifestyle village. The development site
does not occur on any property used for civil aviation or related activities. The proposed
land uses, and applicable internal zoning must comply with the applicable building heights
and restrictions as per the Municipal Integrated Zoning Scheme. Based on the proposed
activities and land uses, it is determined that the development components as proposed
will not pose any threat to civil aviation (specifically in terms of infringement of air space)
within the area.
Desktop investigation and
analysis using the following:
CapeFarmMapper– Spatial
Mapping Tool
Google Earth imagery
Information and or
photographs provided by the
project team/ applicant.
Municipal Zoning
Defence Low The defence sensitivity, as identified by the screening tool, is NOT disputed. There are no
defence related structures or zones on the site nor within relative proximity to the site.
Desktop investigation and
analysis using the following:
CapeFarmMapper– Spatial
Mapping Tool
Google Earth imagery
Information and or
photographs provided by the
project team/ applicant.
Municipal Zoning
Palaeontology Low The palaeontological sensitivity, as identified by the screening tool, is NOT disputed. Refer
to Archaeological, Cultural and Heritage theme motivation.
Refer to HWC RoD in Appendix
F of the Application.
Plant Species Low The Sensitivity level of the environmental theme is disputed.
The site is located in an area that historically would have Swartland Shale Renosterveld
which is currently categorised as Critically Endangered in terms of NEMBA. Ecosystem threat
status as per the National Environmental Management: Biodiversity Act, 2004 (Act No. 10 of
2004):
Swartland Shale Renosterveld
Status 2016: CR (A1 & D1)
Status 2014: Critically Endangered (CR)
Status 2011: CR
The vegetation on site is not consistent with the existing vegetation within the development
footprint.
The existing site vegetation consists of approximately:
70% Fallow Agriculture
20% Vineyard
Desktop investigation and
analysis using the following:
CapeFarmMapper– Spatial
Mapping Tool
Google Earth imagery
Information and or
photographs provided by the
project team/ applicant.
Negative impacts on the
remaining plant species is
informed by specialist input –
included in BAR.
A P P E N D I X Q
S I T E S E N S I T I V I T Y A N D S P E C I A L I S T A S S E S S M E N T S V E R I F I C A T I O N R E P O R T ( S S V R )
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10% Oak Avenue & Parking (Padstal)
The site has been transformed due to historical and current agricultural land uses and
related activities. As such the vegetation constituting the development footprint within the
development site is not expected to be an area that would generally support an important
breeding site or habitat for any fauna or avifauna species of conservation concern.
Plant species located in the adjacent ephemeral stream and seep wetland which may be
impacted as a result of the proposed development is not expected to be significant - the
impacts of which have been assessed by the Freshwater Specialist as part of the FIA.
Terrestrial
Biodiversity
Low The Sensitivity level of the environmental theme is disputed.
Refer to the site sensitivity overlay map above. The areas of the property on which the
WCBSP (2017) mapping shows intercepting with sensitive biodiversity features have been
assessed as part of the FIA and Risk Assessment Matrix undertaken by the appointed
specialist. The recommendations and mitigation measures provided in the reports as well
as recommendations and method statements form the Project Engineers (see Technical
Reports Included as Appendix L of BAR) has been included in the BAR, EMPr, and MMP to
mitigate potential negative impacts which cannot be avoided on sensitive biodiversity
areas and features.
Desktop investigation and
analysis using the following:
CapeFarmMapper– Spatial
Mapping Tool
Google Earth imagery
Information and or
photographs provided by the
project team/ applicant.
Negative impacts on sensitive
biodiversity features is informed
by specialist input – included in
BAR.
Refer to specialist input
provided in Freshwater Impact
Assessment Report and Risk
Assessment Matrix in Appendix
G of the BAR. As well as
Technical Specifications and
Method Statement in
Appendix L of the BAR.
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
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4. SPECIALIST ASSESSMENTS REQUIRED VERIFICATION FINDINGS Table 3: The table below indicates the specialist assessments identified by the screening report and reasons/motivation
for the specialist assessment to be conducted or not to be conducted.
SPECIALIST REPORT IDENTIFIED REASON/S FOR THE ASSESSMENT TO BE CONDUCTED OR NOT TO BE
CONDUCTED (AS PROVIDED BY THE EAP)
Agricultural Impact Assessment Input from the appointed specialist shall be provided in the BAR.
Specialist appointed: Johann Lanz – Agricultural Compliance Statement
Landscape/Visual Impact
Assessment The RoD issued by HWC indicated no further action required.
Input from the appointed specialist shall be provided in the BAR.
Specialist appointed: Jenna Levin, HIA (inclusive of VIA)
Archaeological and Cultural
Heritage Impact Assessment
Palaeontological Impact
Assessment
Terrestrial Biodiversity Impact
Assessment Input from the appointed specialist shall be provided in the Draft BAR.
Specialist appointed: Joshua Gericke, EnviroSwift, - Freshwater Impact
Assessment and Risk Assessment Matrix Aquatic Biodiversity Impact
Assessment
Hydrology Assessment Not Applicable – A Geotechnical Investigation has been undertaken
providing a description of the site geological and pedological attributes.
Engineering specifications and recommendations have been provided
based on the results of the geotechnical investigations. Note that the
geotechnical investigation reported no groundwater encountered during
the site investigations.
As such no further hydrological investigation would be required to inform the
application.
Socio-Economic Assessment Not Applicable – The Socio-Economic aspects were detailed in the
motivation provided as part of the planning application submissions. The
description of the socio-economic context of the proposed development
has been informed by the planner’s motivation report which have been
incorporated into the relevant sections and appendices of the BAR.
Plant Species Assessment The vegetation on site is not consistent with the existing vegetation within the
development footprint.
The existing site vegetation consists of approximately:
70% Fallow Agriculture
20% Vineyard
10% Oak Avenue & Parking (Padstal)
The site has been transformed due to historical and current agricultural land
uses and related activities. As such the vegetation constituting the
development footprint within the development site is not expected to be an
area that would generally support an important breeding site or habitat for
any fauna or avifauna species of conservation concern.
The fauna and flora located in the ephemeral stream network as well as the
seep wetland have been reported on by the Freshwater Specialist as part of
the FIA.
Input from the appointed specialist shall be provided in the BAR.
Specialist appointed: Joshua Gericke, EnviroSwift, - Freshwater Impact
Assessment and Risk Assessment Matrix
Animal Species Assessment
APPENDIX Q SITE SENSITIVITY AND SPECIALIST ASSESSMENTS
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5. DECLARATION OF THE ENVIRONMENTAL ASSESSMENT PRACTITIONER (“EAP”)
I Lauren Abrahams as the appointed EAP hereby declare/affirm the correctness of the information provided or to be
provided as part of the report, and that:
• In terms of the general requirement to be independent:
o other than fair remuneration for work performed in terms of this application, have no business, financial,
personal, or other interest in the development proposal or application and that there are no circumstances
that may compromise my objectivity; or
o am not independent, but another specialist (the “Review Specialist”) that meets the general requirements
set out in Regulation 13 of the NEMA EIA Regulations has been appointed to review my work (Note: a
declaration by the review specialist must be submitted).
• In terms of the remainder of the general requirements for an EAP, am fully aware of and meet all of the requirements
and that failure to comply with any the requirements may result in disqualification.
• I have disclosed, to the Applicant, the specialist (if any), the Competent Authority and registered interested and
affected parties, all material information that have or may have the potential to influence the decision of the
Competent Authority or the objectivity of any report, plan or document prepared or to be prepared as part of this
application.
• I am aware that a false declaration is an offence in terms of Regulation 48 of the EIA Regulations.
04 August 2021
Signature of the EAP: Date:
Enviro-EAP (Pty) Ltd
Name of company (if applicable):