1. Chris Hani District Municipality LUKHANJI LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation KOMANI PARK CRU feasibility and review of housing plan for KOMANI PARK CRU

3. Feasibility and Review of Housing Plan KOMANI PARK CRU March 2014 by prepared for CNdV africa (Pty) Ltd environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel: 021 424-5022 Fax: 021 424-6837 Kantey & Templer PO Box 15087, Beacon Bay, 5205 Tel: 041 373-0738 IQ Vision 110 Sarel Cillier Street Strand 7140 Tel: 021 853-3902 EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: (043) 711- 9735 LUKHANJI LOCAL MUNICIPALITY Private Bag X7111, Queenstown, 5320 Tel: (045) 807-2606 Fax: (045) 807-2637

5. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 5 CONTENTS 2.1INTRODUCTION 2.1.2Purpose of the Report 2.1.2Background of this Report 2.1.3Terms of Reference 2.1.4Background to Settlement 2.2Status of Housing Project and Waiting List 2.3Land Identification and Ownership 2.4Engineering 2.5Environment 2.6Geo-tech 2.7Distribution of Social Facilities 2.8Current Spatial Development Framework 2.9 Future plans of other Sector Departments 2.10Approval by Council 2.11Summary and Recommendations LIST OF FIGURES Figure 2.1.1Locality Plan Figure 2.1.2Aerial Photograph Figure 2.1.3Visual Survey Figure 2.2.1Statistical Background Figure 2.3.1Cadastral Layout Figure 2.4.1Engineering Figure 2.5.1Environment Figure 2.6.1Geo-tech Figure 2.7.1Distribution of Social Facilities Figure 2.8.1Current Spatial Development Framework LIST OF ANNEXURES Annexure 1Ownership Annexure 2Title Deed Annexure 3S.G. Diagram

6. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 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 BLMCBiodiversity Land Management Class CBACritical Biodiversity Area CRUCommunity Residential Unit ECBCPEastern Cape Biodiversity Conservation Plan ECDHSEastern Cape Department of Human Settlement EIAEnvironmental Impact Assessment GPGeneral Plan HSPHuman Settlement Plan LMLocal Municipality MHSPMunicipal Human Settlement Plan SA South Africa SANBISouth African National Biodiversity Institute SDFSpatial Development Framework

8. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 8 INTRODUCTION 2.1 2.1.1PURPOSE OF THE REPORT The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of Komani Park CRU as a Human Settlement Project and to recommend whether it should be approved or not. 2.1.2BACKGROUND 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. 2.1.3TERMS 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 ownership 3.Availability of bulk services and confirmation of capacity 4.Environmental conditions; 5.Geo-technical conditions 6.Alignment with Municipal Spatial Planning 7.Visual survey (area visits) 8.Future development plans of other sector departments 9.Provision of recommendation and proposals to ECDHS 2.1.4BACKGROUND TO SETTLEMENT Registered Owner:Lukhanji Municipality, see Annexure 1 Property Description: Erven 3664 and 3665, Queenstown Title Deed Restrictions:Title Deed to be requested: Deeds office King Williams Town (See Annexure 2) Servitudes: None (See Annexure 3) Site Size:Erf 3664 1.1ha Erf 3665 1.4ha Total: 2.5 ha The Komani Park CRU project is an urban project located in Queenstown within Lukhanji Municipality. 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 Fig. 2.1.1. Komani Park is a middle to high income suburb in Queenstown, situated south east of Queenstown CBD on Komani Street, south of the railway line, see Fig. 2.1.2. The Komani Park CRU Project is proposed to be on two public open space parks within Komani Park, see Fig 2.1.2. The first site, Komani Park CRU (a), is an estalished recreational park on Kowie Crescent, in the northern corner of Komani Park. The second site, Komani Park CRU (b), is a public open space south of Komani park, bound by Klaas Smit Rd to the north, Tarka Place to the east and Bashee Road to the south, see Fig. 2.1.2.

9. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 9 Locality Plan Figure 2.1.1

10. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 10 Aerial Photograph Figure 2.1.2

11. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 11 VISUAL SURVEY Figure 2.1.3 a. POS on Kowie Crescentb. POS on Kowie Cresent from the Southc. A view down Klaas Smit Road d. POS on Klaas Smit Road along western boundarye. POS on Klaas Smit Road along eastern boundary

12. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 12 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 The sites are located on Erven 3664 and 3665 Queenstown. They are both shown as public space on General Plan No. 8717, see Annexure 3. The Title Deed has been requested at the Deeds Office in King Williams Town. The land currently functions as public open space and as such is owned by Lukhanji Municipality. The number of beneficiaries have not yet been proposed for this project. Beneficiary waiting list have been requested from the municipality however they are still awaited for this project. KOMANI PARK CRU Population (SDF 2005)Not Specified Population (2011 Census)1883 (Komani Park) Ex. Units (SDF 2005)Not Specied No. Households (Census 2011)494 (Komani Park) Proposed Units (EC DHS)Awaited Waiting List (Lukhanji LM)Awaited Figure 2.2.1Statistical Background

13. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 13 Cadastral Layout Figure 2.3.1

14. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 14 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.

15. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 15 Engineering (Kantey and Templer) Figure 2.4.1

16. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 16 ENVIRONMENT 2.5 There appears to be no wetlands or significant Critical Biodiversity Areas on the proposed CRU sites. There are no water courses flowing through or near the sites. Housing development would need 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). There appears to be no environmental concerns that could impede the Human Settlement Project.

17. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 17 Environment Figure 2.5.1

18. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 18 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 )

19. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 19 Geo-tech (Kantey and Templer) Figure 2.6.1 Study Area

20. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 20 DISTRIBUTION OF SOCIAL FACILITIES 2.7 Using 1 km walking distance as a measure of efficiency when it comes to proximity to social facilities. The following can be found in Komani Park: There is only one school that is within 1 km walking distance from the sites. There are a number of primary schools and 2 high schools that are within 2 km from the site. There are 2 clinics and a hospital situated within 2 km walking distance. The police station is situated in Queenstown CBD. The sites are located relatively far from facilities and are more suitable for private car owners. Reliable public transport will be a requirement should the Human Settlement Project commence.

21. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 21 Distribution of Social Facilities Figure 2.7.1

22. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 22 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The Lukhanji SDF 2005 proposes the site be utilised for public open space. The proposed Human Settlements Project is not in line with the SDF. The municipality is currently reviewing its SDF and must seek to incorporate the project into its SDF should it be found suitable to do so. However, it is the recommendation of this report that the properties remain public open space. Erf 13120, Victoria Grounds, is located just east of The Mall, Queenstown, abutting the N6 main route on the east entrance of Queenstown. Victoria Grounds, owned by the Housing Development Agency, is more suitable for the purposes of the CRU project. Victoria Grounds: Alternative Site

23. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 23 Current Spatial Development Framework Figure 2.8.1 The Site

24. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 24 The proposed Human Settlement Project represents an undesirable pattern of densification and social integration, by attempting to develop onto an established, functional recreational parks and open space. This is known as “Town-Cramming”. It is important that densification happens according to an overall framework that seeks to optimize public transportation and access to business and community facilities and is not “willy-nilly” directed at any piece of open space wherever it may be located in an ad-hoc and opportunistic fashion, see Fig. 2.8.2. This kind of approach is likely to have an unnecessarily negative impact on people’s perceptions of property values and create needless resistance to densification. Therefore, it is important, that where possible, the public open space is retained in some form and new development faces onto it.  Figure 2.8.2Avoid "Town-Cramming" Figure 2.8.3Preserve well located open spaces

25. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 25 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 and bulk water infrastructure to the value of R26.7m, respectively, a portion of which will be attributed to the Komani Park CRU human settlement project.

26. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 26 APPROVAL BY COUNCIL 2.10 The Council Resolution is awaited for this project.

27. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 27 SUMMARY AND RECOMMENDATIONS 2.11 2.11.1SUMMARY The site was inspected on 25/10/2013 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. 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 project. The sites are not in close proximity to facilities. Reliable public transport is a requirement to support the Human Settlement Project. The Human Settlement Project is not line with the SDF. In general the project represents an undesirable pattern of densification and social integration. The Council Resolution is still awaited from the municipality. 2.11.2RECOMMENDATIONS This project is not feasible. In light of this assessment it is recommended that the award of subsidies cannot proceed in Komani Park and that an alternative site, that is in close proximity to public transport and work opportunities, be earmarked. Erf 13120, Victoria Grounds, is located just east of The Mall, Queenstown, abutting the N6 main route on the east entrance of Queenstown. The property is owned by the Housing Development Agency, see Annexure 1b, and is more suitable for the purposes of the CRU project. It is approximately 1.3km from the CBD. The site is better suited for this kind of project as it is also close to public transport and services.

28. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 28

29. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

31. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 31 ANNEXURE 2: TITLE DEED

33. KOMANI PARK CRU FEASIBILITY STUDY CNdV africa (Pty) Ltd26 October 2015 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM