PRELIMINARY DRAFT not for circulation feasibility and review of housing plan for TYLDEN 300

Feasibility and Review of Housing Plan TYLDEN 300 Feasibility and Review of Housing Plan prepared for EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: +27 (0) 43 711 9735 LUKHANJI LOCAL MUNICIPALITY Private Bag X7111, Queenstown, 5320 Tel: (045) 807-2606 Fax: (045) 807-2637 by 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 April 2014

CONTENTS LIST OF ANNEXURES LIST OF FIGURES 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 ANNEXURES Annexure 1 Ownership Annexure 2 Title Deed Annexure 3 Surveyor General diagram

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. 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 BLMC Biodiversity Land Management Class CBA Critical Biodiversity Area CRU Community Residential Unit ECBCP Eastern Cape Biodiversity Conservation Plan ECDHS Eastern Cape Department of Human Settlement EIA Environmental Impact Assessment GP General Plan HSP Human Settlement Plan LM Local Municipality MHSP Municipal Human Settlement Plan SA South Africa SANBI South African National Biodiversity Institute SDF Spatial Development Framework

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 Tylden 300 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 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. 2.1.3 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: 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 2.1.4 BACKGROUND TO SETTLEMENT Registered Owner: Unknown Property Description: Erf 1, Tylden Title Deed Number: Unknown Servitudes: N/A Site Size: 65.08 Ha The Tylden 300 project is a rural project within the jurisdiction of Lukhanji Municipality. Tylden has a population of approximately 572 people according to Census 2011 data. It is located approximately 37 km south of Queenstown and 30 km north of Cathcart. The site takes access off a gravel road from the N6 national road. It is located along the Swart-Kei River bend which has intensively cultivated land along the river banks as a significant feature in the area. Tylden was partially laid out in 1947 with commonage plots.

Locality Plan Figure 2.1.1

Aerial Photograph Figure 2.1.2

VISUAL SURVEY Figure 2.1.3 a. Sign post on N6 for Tylden police station b. Gravel access road recently graded c. Example of abandoned delapidated housing e. Sparsely populated settlement f. RDP housing dating back to the 1990’s

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 300 subsidies have been proposed for Tylden. These units will comprise individual subsidies onto and existing plots. There are significantly more subsidies than there are existing households. The waiting lists have been requested and are awaitied for this municipality. TYLDEN 300 Population (Lukhanji SDF 2005) Not Specified Population (2011 Census) 572 Ex. Units (Lukhanji SDF 2005) No. Households (2011 Census) 134 Proposed Units (EC DHS) 300 Waiting List (Lukhanji LM) Awaited Figure 2.2.1 Statistical Background

LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Tylden 300 is located is a portion of Erf 1, Tylden (S.G No. 10742/1947), see figure 2.3.1. The SG diagram was approved in 1947. There are 76 surveyed plots in the area, partially laid out in 1947. It appears however that the erven were never registered with the Deeds Office. The registered owner of the property is Div-Afd Stormberg, see Annexure 2. (Awaiting Title Deed from King William’s Town)

Cadastral Layout Figure 2.3.1

ENGINEERING (Kantey and Templer) 2.4 BULK SERVICES Existing Services .... INTERNAL 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.

Engineering (Kantey and Templer) Figure 2.4.1 Await K&T

ENVIRONMENT 2.5 The project is a partial in-situ upgrade with existing roads and buildings. The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversty 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. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project. BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas. Subject to a site inspection by a botanist however, no EIA will be necessary as a result of it being a CBA site. South facing slopes are also occurring on the site, which are not desirable for development. Cultivated land can be found on the south-western portion of the site. Land has been cultivated all along the Swart-Kei River, since the land around water bodies is arable. 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). Should the development require a buffer less than 32m, a basic assessment will be required for: The expansion of: jetties by more than 50 square metres; slipways by more than 50 square metres; or buildings by more than 50 square metres infrastructure by more than 50 square metres within a watercourse or within 32 metres of a watercourse, measured from the edge of a watercourse, but excluding where such expansion will occur behind the development setback line.

Environment Figure 2.5.1

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 unlikely to pose a significant threat to the 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.

Geo-tech (Kantey and Templer) Figure 2.6.1 Study Area

DISTRIBUTION OF SOCIAL FACILITIES 2.7 There is a combined school situated within the site. Therefore, additional education facilities will not be required for this project , see Figure 2.7.1. The clinic is also located within the site and no additional health facilities will be needed for the housing project, see Figure 2.7.1. The police station is located within the settlement towards the southern boundary of the site next to the clinic, see Figure 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.

Distribution of Social Facilities Figure 2.7.1

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 There are no specific proposals for Tylden in the 2005 Lukanji SDF, see Figure 2.8.1. The settlement is situated near the Swart-Kei River and cultivated lands are situated along the river banks. A district road appears to pass through Tylden on the SDF map. The Human Settlement Project does not oppose SDF proposals and is taken to be in line with the SDF.

Current Spatial Development Framework Figure 2.8.1 The Site

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. The IDP 2013-2014 proposed the upgrading of sanitation services to the value of R 12m for the 2013/2014 financial year and R 6,9m for the 2014/2015 financial year, respectively.

APPROVAL BY COUNCIL 2.10 The Council Resolution is awaited from the municipality

SUMMARY AND RECOMMENDATIONS 2.11 The site was inspected on 27/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 2, settlements are not recommended. It is recommended that the site be assessed by a 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. 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. 2.11.2 RECOMMENDATIONS The project is feasible, pending a technical assessment by a botanist to ground truth the extent of CBA on the site.

ANNEXURE 1: OWNERSHIP PRINTOUT

ANNEXURE 2: TITLE DEED

ANNEXURE 3: SURVEYOR GENERAL DIAGRAM