Draft MM rezoning Report 16 Feb 2010 - Durban · rezoning approved. However, the then Town and...

Mount Moreland

Motivation for Rezoning

11 August 2009

Mount Moreland

Motivation for Rezoning

August 2009

Motivation for Rezoning Mount Moreland

August 2009

i

Contents

1 INTRODUCTION AND SUMMARY ..................................................................................................... 1 1.1 The Applicant ............................................................................................................................ 1 1.2 The Application Site ................................................................................................................. 1 1.3 Current Zoning ........................................................................................................................... 1 1.4 The Proposal .............................................................................................................................. 2 1.5 Purpose of the Rezoning ......................................................................................................... 2

1.6 The Owners ................................................................................................................................ 2 1.7 Current Use ................................................................................................................................ 2 1.8 Purpose of this Motivation and outline of report ................................................................ 2 1.9 Consultation .............................................................................................................................. 3

2 HISTORY TO THE DEVELOPMENT OF MOUNT MORELAND AND BACKGROUND TO THIS

APPLICATION .............................................................................................................................................. 4

3 THE APPLICATION AREA ................................................................................................................... 6 3.1 Locality ....................................................................................................................................... 6 3.2 Access ........................................................................................................................................ 8 3.3 Ownership .................................................................................................................................. 9 3.4 Cadastral Description & Extent .............................................................................................. 9

3.5 Existing Zoning, Land Use and Population ........................................................................... 9 3.6 Infrastructure Servicing ............................................................................................................ 9 3.7 Future Development Considerations .................................................................................. 12

4 THE DEVELOPMENTAL PROPOSAL ................................................................................................ 17 4.1 Development Area under Consideration .......................................................................... 18 4.2 Proposed Zoning ..................................................................................................................... 18

4.3 Access and Traffic Proposals ................................................................................................ 37 4.4 Engineering Requirements .................................................................................................... 40 4.5 Environmental Proposals ....................................................................................................... 41

5 PLANNING MOTIVATION IN SUPPORT OF APPLICATION ........................................................... 42 5.1 Need for Rezoning .................................................................................................................. 42 5.2 Desirability of Rezoning Proposals ....................................................................................... 42

6 CONCLUSION ................................................................................................................................... 44 ANNEXURE A: RECORD OF COMMUNITY CONSULTATION ............................................................... 45 ANNEXURE B: PROPOSED ZONING OF EACH ERF ............................................................................. 46 ANNEXURE C: LIST OF TITLE DEEDS AND S.G. DIAGRAMS ................................................................ 54

LIST OF TABLES

Table 1: Areas under consideration for rezoning ............................................................................... 18

Table 2: Properties proposed to be subject to a Split Zoning of Conservation and Mixed Use,

Conservation and Undetermined and Conservation Only ..................................................... 20 Table 3: Properties proposed to be Zoned Conservation and acquired by the Municipality for

Conservation Purposes ................................................................................................................... 23 Table 4: Potential Development Yields ................................................................................................ 24 Table 5: Potential Land Use Split ............................................................................................................ 24

Table 6: Proposed Scheme Tables ........................................................................................................ 25


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LIST OF FIGURES

Figure 1: Area expunged and included into Umhlanga Town Planning Scheme No. 1 in

course of preparation and the subject of this Rezoning Application ..................................... 1 Figure 2: Location of Mount Moreland in relation to Durban CBD ................................................... 6

Figure 3: Location of Mount Moreland in relation to the new International Airport ..................... 7 Figure 4: Current Access to Mount Moreland ...................................................................................... 8 Figure 5: Existing Land Use ..................................................................................................................... 11 Figure 6: Development Considerations ............................................................................................... 14 Figure 7: Natural Environmental Considerations ................................................................................ 15 Figure 8: New International Airport Averaged Day- Night Noise Contours .................................. 16

Figure 9: Mount Moreland Proposed Zoning ...................................................................................... 19 Figure 10: Mount Moreland Proposed Heights ................................................................................... 34 Figure 11: Mount Moreland Proposed FAR .......................................................................................... 35 Figure 12: Mount Moreland Proposed Coverage .............................................................................. 36 Figure 13: Access Proposals ................................................................................................................... 38 Figure 14: 20m Road Cross Section ....................................................................................................... 39

Figure 15: 30m Road Cross Section ....................................................................................................... 39


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1 INTRODUCTION AND SUMMARY

1.1 The Applicant

The application is submitted by the eThekwini Municipality in terms of Section 47 of the Town

Planning Ordinance, Ordinance No. 27 of 1949, as amended.

1.2 The Application Site

The application site is the township, known as Mount Moreland comprising 157 residential

sites and 2 park sites, located north of Durban near the southern border of the new

International Airport (Figure 1).

Figure 1: Area expunged and included into Umhlanga Town Planning Scheme No. 1 in course

of preparation and the subject of this Rezoning Application

1.3 Current Zoning

The area is zoned “Agricultural” with a residential land use, as provided under Part 5 of the

Development Service Board Regulations. The area was administered by the erstwhile

Development and Services Board through Part 5 of the Development and Services Board


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Regulations and associated Scheme maps. At a meeting of the Economic Development and

Planning Committee of the eThekwini Municipality held on 17 July 2008 it was resolved that

the Mount Moreland area be expunged and included in the Umhlanga Town Planning

Scheme No. 1 in course of preparation. The Development and Services Board Regulations

are still applicable pending the successful rezoning of the area in terms of the above

mentioned scheme.

1.4 The Proposal

The proposal is to

• Rezone the area described as Mount Moreland from “Agriculture with a residential

use” to “Mixed Use: ezinkonjaneni (Place of the Swallows)”, Conservation and

Undetermined.

• To amend the Umhlanga Town Planning Scheme No.1 to include the following new

Zones to facilitate this rezoning:

- Mixed Use: ezinkonjaneni (Place of the Swallows) A, B, C, D and E

- Conservation

1.5 Purpose of the Rezoning

The purpose of the proposed rezoning is to permit the development of land uses that are

more compatible with the adjacent airport use to

• mitigate noise impacts from the new airport on an existing residential area

• create value for current residents by enhancing the development opportunities of

the existing sites

• provide opportunity for complimentary development opportunities on land adjacent

to the airport site to support the development of the airport and thereby contribute

to economic growth

1.6 The Owners

The area has multiple owners as listed in Annexure B and C.

1.7 Current Use

The predominant land use in the application site is residential with limited sugar cane farming

and market gardening.

1.8 Purpose of this Motivation and outline of report

The purpose of this report is to provide the motivation for the rezoning of the application site

to a use compatible with the new international airport located to the north of the settlement


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and an amendment to the Umhlanga Town Planning Scheme No. 1 to include the Mixed

Use: ezinkonjaneni (Place of the Swallows) A to E and Conservation zones.

The report is structured as follows:

• Section 1: Introduction and a summary of the application;

• Section 2: History of the development of Mount Moreland and background to this

application;

• Section 3: Information on the application area;

• Section 4: The proposal;

• Section 5: The motivation for the change of use – need and desirability

• Section 6: Conclusion

This motivation has been prepared in conjunction with a Precinct Plan for Mount Moreland

(TPI and R Hansmann, July 2009) which should be used to guide future development in the

area. The motivation is supported by a number of specialist studies which provide important

supporting information for this application:

• Mount Moreland Rezoning: Report on the Results of the Future Land Use Survey,

October 2008

• Traffic Impact Assessment for the Proposed Block Rezoning of Mount Moreland,

Aurecon July 2009

• Status Quo Report for Civil Engineering Services and Infrastructure at Mount Moreland

June 2008

• Report for Civil Engineering Services and Infrastructure at Mount Moreland, Virtual

Consulting Engineers, July 2009

• Environmental Assessment of the Proposed Rezoning of Mount Moreland, Institute of

Natural Resources, July 2009

1.9 Consultation

The TPI team was appointed to develop proposals and prepare the documentation for this

rezoning in July 2008. In the process of preparing the proposal the local community has been

consulted on a number of occasions as listed in Annexure A. This consultation included

regular meetings with the Residents and Ratepayers Association and the Lake Victoria

Conservancy and 4 meetings to which all community members were invited held on 2 April

2008, 29 July 2008, 4 February 2009 and ....August 2009. A survey of the community was also

undertaken in August 2008 to establish community views on alternative land uses for the

area.


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2 HISTORY TO THE DEVELOPMENT OF MOUNT MORELAND AND BACKGROUND

TO THIS APPLICATION

Mt. Moreland was established in 1850 by a group of Byrne settlers dissatisfied with land

officially allocated to them. After initial settlement of one house and a church, no significant

development occurred until 1978. Development in the area grew substantially after 1989. The

area was proclaimed a Development Area in 1977 via proclamation No. 183 of 1977 and

was administered by the Development Services Board until it was incorporated into the

Northern entity of the Durban Metropolitan area and ultimately the eThekwini Municipality.

According to the Surveyor General Diagram originally prepared in 1935, Mt. Moreland was

laid out with 137 lots and 22 larger lots probably set aside for market gardening, as well

as Lake Victoria and a Marsh area. Several subdivisions of the original properties have

subsequently taken place. An analysis of aerial photography illustrates that there were a few

houses in Mt Moreland in 1973 when the airport site was being levelled. By 1994 there were 48

houses in Mt Moreland and a count from recent aerial photographs indicates that there are

now 92 houses.

The new international airport was first mooted for development in the 1960’s and earthworks

for its development were undertaken in the 1970’s. Development was then put on hold until

the 1990’s. The site was now within the Northern Operational Entity of the eThekwini

Municipality and an application to rezone the site to “Special Zone 10 (Airport)” and

“Undetermined” to cater for future airport expansion was made in 1997/98. The Mount

Moreland residents appealed against the rezoning. The appeal was overturned and the

rezoning approved. However, the then Town and Regional Planning Commission (now

Provincial Planning and Development Commission) suggested that Mount Moreland may not

be suitable for residential purposes once the airport is operational and may need to be

rezoned. In terms of a Section 48 Order invoked through the Natal Town Planning Ordinance,

Ordinance No. 27 of 1949 as amended, in a letter to the Municipality dated 21 January 1998

the Town and Regional Planning Commission (now the Provincial Planning and Development

Commission) directed the Municipality to rezone the area to a suitable special zone that

would admit the use of airport warehousing, this zoning to become effective one year after

the awarding of the last contract that would permit the airport to become operational.. The

Municipality appealed against this order on the grounds that it is not the responsibility of the

Local Authority to rezone the area and that the residents have not been afforded an

adequate opportunity to express their views on what they would prefer the zoning of the

area to be. The Appeal has subsequently been withdrawn.


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The development of the airport gained impetus as the Dube TradePort project, initiated by

the Department of Economic Development (KwaZulu-Natal). The KwaZulu-Natal Cabinet

committed itself in 2001 to supporting the relocation of Durban International Airport to La

Mercy and to developing the Dube TradePort, which would incorporate the international

airport. South Africa’s National Cabinet decided in 2002 to proceed with the implementation

of the Dube TradePort and the relocated International Airport.

In 2005 an Environmental Impact Assessment (EIA) for the development of the airport and

supporting use, known as the Dube TradePort was initiated. Within this process the potential

impact of noise from the new airport on Mount Moreland was identified. The EIA process

concluded that “Whilst there are numerous examples of residential settlements in South

Africa and internationally as close to an airport if not closer (including settlements around the

current Durban International Airport) than Mt. Moreland to the proposed site, it has been

established that the settlement falls within the 55 LRdn where, according to the SANS

guidelines 10103 of 2004, no member of the community should be required to reside in areas

where the equivalent continuous day/night rating levels exceed 55 LRdn. Furthermore the

Valuation report ......has noted that this area is likely to experience a drop in residential value

if the airport is developed. It is therefore recommended that one of the primary mitigation

measures should be to allow the area to be rezoned to a more suitable use. This will not only

improve the land use compatibility of the area with the proposed development but should

allow current residents to sell their properties for an equivalent, if not higher, value should

they wish to move....... Discussions with the eThekwini Development Planning Department

have confirmed that they would be willing to consider a rezoning from residential to a more

compatible land use” (Specialist Planning Report of the EIA, INR 2007).

The Record of Decision giving authorisation to the development was issued on 23 August

2007 and a revised ROD was issued on 29 October 2008. On the basis of the

recommendations contained in the EIA it was agreed that the rezoning should be pursued.

The Dube TradePort Co., ACSA and Tongaat-Hulett Development agreed to jointly fund the

preparation of the application documents and the Municipality would submit the

application on the basis that it would be acting in the public good.


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3 THE APPLICATION AREA

3.1 Locality

Mount Moreland is located approximately 30 kilometres north of the Durban CBD (Figure 2),

just to the south of the new International Airport and approximately 4km inland from Umdloti

(Figure 3).

Figure 2: Location of Mount Moreland in relation to Durban CBD


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Figure 3: Location of Mount Moreland in relation to the new International Airport


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3.2 Access

The main access to the settlement is from the N2 Umdloti interchange via the M27 and then

the P99/D575 which is a gravel road that crosses a low lying single lane bridge over the

Umdloti River before climbing up to the settlement. Alternate access can also be gained

along the P99 from the R102 to the west. This is also a gravel road (Figure 4).

Figure 4: Current Access to Mount Moreland


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3.3 Ownership

There are multiple private owners in Mount Moreland as listed in Appendix C.

3.4 Cadastral Description & Extent

Mount Moreland covers 49.7 hectares, with a total of 180 erven subject to this rezoning

application. A map is provided and cadastral descriptions are listed in Appendix B and C.

3.5 Existing Zoning, Land Use and Population

Mount Moreland was zoned as Agricultural with a residential land use, as provided under

Part 5 of the Development Service Board Regulations. This zoning was carried forward into

the Umhlanga Town Planning Scheme No. 1 in course of preparation when the area was

expunged. The existing controls for the area relate to the sanitation services levels provided,

which consist of septic tanks. This service level permits a coverage of 25% and a FAR of 0.25.

Should service levels be upgraded to off-site sanitation then a higher coverage of 35% and

FAR of 0.35 would be permitted.

The predominant land use within Mount Moreland is residential, with some agriculture (sugar

cane farming) taking place in the surrounding areas. To the west of the settlement is Lake

Victoria, a wetland that functions as a Barn Swallow roosting site in summer and to the east is

a wetland known as Froggy Pond. Figure 5 illustrates existing land use.

Of the 156 residential sites in Mount Moreland, 92 have been developed. Assuming 3 persons

per dwelling unit the estimated population living in Mount Moreland is 276 people.

3.6 Infrastructure Servicing

Current servicing levels were assessed in a report compiled by Virtual Consulting “Status Quo

Report For: Civil Engineering Services and Infrastructure at Mount Moreland, June 2008. The

findings were as follows:

• The general condition of the roads within Mount Moreland is reasonable. All roads are

within 20 metre road reserves with a 4 metre paved surface. The visual assessment

indicated that roads serve the current needs of Mount Moreland, however certain

areas require maintenance. There is a single point of access to Mount Moreland via a

gravel road and low level bridge. The access road requires improvements. The DTP

support zone development allows for a future road link to Mount Moreland. While the

roads have been constructed to a standard lower than the current municipal

standards, the road reserve widths are sufficient to enable the roads to be upgraded

where necessary.


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• The existing stormwater arrangement works adequately. While there is no piped road

drainage network, the combination of narrow pavement widths and grassed verges

sufficiently manage current stormwater flows. Upgrading of the stormwater

management system would be required to facilitate further development.

• Potable water is obtained from the La Mercy reservoir. The water reticulation

infrastructure is aged and needs repair or replacement. A new bulk supply reservoir is

to be constructed by the eThekwini Municipality in conjunction with the new airport

development. This will have sufficient capacity to supply the airport and adjacent

areas and will be upgradeable once demand increases. Bulk mains from this reservoir

are under construction to the support zone adjacent to Mount Moreland. The design

includes for a 200mm diameter spur that will allow for a future link to Mount Moreland.

The eThekwini Municipality have an ongoing programme of water reticulation

upgrades and the Water Department have confirmed that Mount Moreland is

included in the scope of work, however, dates have not been set for the upgrade

programme in this area.

• Mount Moreland does not have a water-borne sewerage system. The residential plots

are served by private septic tank / soakaway systems. There is no bulk sewer

infrastructure at present, but a new STW is being planned by eThekwini Municipality

and a new trunk main is being planned by DTP that will accommodate the needs of

Mount Moreland.

• The current 11kV electricity supply is from the Umdloti large substation. Future supply

can be from either the new substation on the airport site or the existing Umdloti

substation.

• Telecommunications infrastructure for all major fixed and wireless providers is being

provided for the airport development. Coverage can readily be extended to Mount

Moreland.

• The eThekwini Municipality supplies a solid refuse removal service to the area.

• A postal service is supplied to the area.


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Figure 5: Existing Land Use


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3.7 Future Development Considerations

• Topography

The settlement sits on 2 hill tops almost surrounded by wetlands (Figure 6). This

provides a unique opportunity for organising future development around the hill tops,

views of the hinterland, river valleys and the wetlands. Access is however, constrained

to two points one from the north and one to the south which limits the development

potential of the area.

• Servicing levels

Current servicing levels are adequate for residential development, however,

redevelopment of the area will require the upgrading of services and improved

access.

• Green Environment

The green environment (wetlands, fauna and flora including the swallow roosting site,

river valleys, vegetated areas) provides a number of valuable assets which offer

significant opportunities that can enhance the character of the area. The area must

however, be appropriately planned and managed to minimise and mitigate impact

on the natural environment. An environmental assessment of the area was

undertaken by INR as part of the planning process to prepare the rezoning

documents. This assessment took into account floodlines, drainage lines, the

eThekwini Municipality Environmental Management System and an assessment of

rivers, wetlands, fauna and flora. Using a scientific method buffers to protect and

enhance the wetlands and habitat of important species were determined. This

analysis has been used in the preparation of the rezoning proposals. The areas

where development ought to be restricted or managed are illustrated in Figure 7.

• Noise

Mount Moreland West falls within the 50-55 LRdn and Mount Moreland east falls within

the direct flight path of runway 1 at the new international airport and within the 55- 60

LRdn noise contour (Figure 8) where according to the SANS guidelines 10103 as a general

guideline, no member of the community should be required to reside in areas where

the equivalent continuous day/night rating levels exceed 55 LRdn. Future

development will be required to take the potential impact of noise into account.

• Restrictive Conditions of Title

The properties within Mount Moreland are subject to a number of restrictive

Conditions of Title. Those which are of concern for rezoning the area i.e. limitation of

development for residential proposes, one dwelling per site and restrictions on


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building materials have however been deleted by the KwaZulu-Natal Planning and

Development Act, 2008 (Act No. 6 of 2009)Act with effect from 1 March 2009 [section

60(4) read with item 3 of Schedule 5].

“These conditions of title have been deleted because there are sufficient other legal

instruments which regulate the same subject matter, for example the National

Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977), schemes

and municipal by-laws. Conditions of title which are deleted by the Act must be in

favour of the Administrator, Premier, a MEC or the general public and must prohibit

the subdivision of land, restrict the use of a property to one dwelling house, restrict the

use of land to residential purposes, prohibit the use of certain building materials for

the erection of buildings or require the submission of building plans.” (Extract from

Guideline on the Alteration, Suspension and Deletion of Restrictive Conditions in Terms

of the Kwazulu-Natal Planning and Development Act, 2008 (Act No. 6 Of 2008)

prepared by G. Roos March 2009, Legal Services KZNLGTA)


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Figure 6: Development Considerations


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Figure 7: Natural Environmental Considerations


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Figure 8: New International Airport Averaged Day- Night Noise Contours


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4 THE DEVELOPMENTAL PROPOSAL

As indicated in the Precinct Plan prepared for the area it is proposed that the area be

rezoned to facilitate the redevelopment of the area as follows:

• An Urban Eco-village with a strong link to the green environment within which it is

located, maximising opportunities the opportunities that exist – views, swallows, biking,

etc.

• Supporting and linked to Support Precinct 1 on the airport site with strong public

transport links to the airport

• Mixed use including some hospitality, residential and office

• Organised around two hill tops

• Higher densities around hilltop public space

Due to the location of the new international airport, it is argued that the land use in Mount

Moreland needs to adapt to the potential impact of it both in terms of noise and an

increased demand for development around the airport that is likely to emerge. The airport

will create markets not necessarily catered for on site. It is envisaged that some form of short

and medium term hotel/ bed and breakfast accommodation will need to be provided both

for tourists/ business people coming into the area, as well as those actually involved in air

travel who would frequently come to the airport (such as pilots and air hostesses).

Furthermore, longer term residential amenity would need to be supplied to provide housing

for those working in and around the Dube TradePort. This would not be accommodated on

the airport site due to higher land values and noise impact. There is also likely to be a

demand for office space and conference/meeting and other business and travel support

facilities that does not need to be in close proximity to the airport i.e. within the Support

Precincts, but which will be benefit from good proximity to the airport. The survey of existing

residents indicated that 40% of those interviewed wished to remain in the area indicating an

ongoing need for residential options in the area. There was also support for a mixed use type

of redevelopment with 57% of those wishing to stay in the area wanting to use their

properties for both business and residential purposes (Mount Moreland Rezoning: Report on

the Results of the Future Land Use Survey, October 2008).

The proposed development concept as explained in the precinct plan can be described as

consisting of two related nodes, Mount Moreland West and Mount Moreland East. Mount

Moreland West, closest to the airport, would have the northern park as its focal point with a

higher order and intensity of uses around the focal point and would provide a mix of uses


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supporting the airport development e.g. shops, hotels, conference and meeting facilities and

restaurants to cater for people working at the airport and passengers. Mount Moreland East

would have the southern park as its focal point with a lower intensity of development,

offering amenity for medium and long term stay in Bed and Breakfasts, Boutique Hotels, and

maximising tourist and leisure activities relating to Barn Swallow watching. Accommodation,

offices and residential development would be accommodated in the rest of the settlement.

4.1 Development Area under Consideration

The portion of Mount Moreland suitable for development/redevelopment purposes is

contained within the existing cadastral layout of Mount Moreland. Development may be

extended in one area but is largely constrained to the existing layout by environmental

considerations. Additional development opportunities and those beyond the rezoning

boundary being considered in this application are discussed more fully in the Precinct Plan

for the Mount Moreland Area. The area under consideration for rezoning is as follows:

Table 1: Areas under consideration for rezoning

Use Area (m2) Area (Hectares) % of Total

Current residential sites

(vacant and developed)

417 810 m2 42 ha 26 %

Agricultural use 683 975 m2 68 ha 42 %

Open Space 524 819 m2 52 ha 32 %

Total 1 626 604 m2 162 ha 100 %

4.2 Proposed Zoning

In line with the necessity to rezone Mount Moreland due to the new airport it is proposed that

the zoning of the area be changed to a mixed use zone with differing built form controls for

specific areas, with a conservation zone applied to significant areas of environmental

sensitivity and an undetermined zone over existing agricultural use.

The mixed use zoning should accommodate various building typologies (relating to density,

height, building lines, side and rear spaces), and has thus been named Mixed Use:

ezinkonjaneni (Place of the Swallows) A - E (Figure 9 and Table 6).


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Figure 9: Mount Moreland Proposed Zoning


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The proposed zoning would take into account the environmental amenity and constraints of

the area. As such, the riverine habitats, as well as the wetlands and important habitat for

endangered species will be protected and emphasised as key aspects of the future

development of Mount Moreland. To achieve this it is proposed that the wetland areas are

zoned for “Conservation” purposes and that a split Conservation Zone along with the related

Mixed Use Zone be declared over portions of properties that already have development

rights but which need to be protected to maximise opportunities for environmental

sustainability of the wetlands and significant habitats. No development will be allowed within

the environmentally sensitive portion of the split zone, however, residents will be able to apply

for a rates rebate for these portions of their properties. The delineation of the Conservation

Zone has been based on the buffers determined in the environmental assessment and an

analysis of existing development rights and existing development. It is noted that the land

owners of the wetland areas (i.e. TH and ACSA) have consented to the areas being zoned

for Conservation purposes on the basis that these areas may be deemed as offsets for

development in other areas that may impact on wetlands in a ratio that is to be determined.

Thirty-nine sites that are currently used for residential purposes are proposed to be subject to

a split zone i.e. Mixed Use and Conservation Zone, which will cover an area of approximately

33 hectares. The affected properties are listed in Table 2.

Table 2: Properties proposed to be subject to a Split Zoning of Conservation and Mixed Use,

Conservation and Undetermined and Conservation Only

Erf

Por-

tion

Re

m

P

ar

Street

no.

Street

name Owner Area m2 Proposed Zone

27 2 48 Bond

Tongaat Hullett

Group Limited 4 046

Mixed Use E and

Conservation

27 1 19 High

Moreland

Development PTY

LTD 4 049

Mixed Use E and

Conservation

27 4 17 High

Gerhard

Kellerman 4 046

Mixed Use E and

Conservation

28 15 High Ian Jowett 4 046

Mixed Use E and

Conservation

29 11 High

David Charles

Barske 4 046

Mixed Use E and

Conservation

30 9 High

Jason Prior

Pratsch 4 083

Mixed Use E and

Conservation

45 31 Bond

Richard John

Gaylord 4 046

Mixed Use E and

Conservation

46 29 Bond

Robin Arthur

Johnson 4 047

Mixed Use E and

Conservation


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Erf

Por-

tion

Re

m

P

ar

Street

no.

Street


56 15 Agnes

Zululand Sugar

Miller Limited 4 047

Mixed Use E and

Conservation

57 17 Agnes

Zululand Sugar

Miller Limited 4 047

Mixed Use E and

Conservation

58 19 Agnes

The Tongaat-

Hulett Group

Limited 4 047

Mixed Use E and

Conservation

59 21 Agnes

The Tongaat-

Hulett Group

Limited 4 047

Mixed Use E and

Conservation

60 23 Agnes

Kenneth Brett

Matthew 4 050

Mixed Use E and

Conservation

69 14 Agnes Mark Milne Gilroy 4 094

Mixed Use E and

Conservation

70 16 Agnes

Kumlucky Farm

(Proprietary)

Limited 4 047

Mixed Use E and

Conservation

71 1 18 Agnes Prudence Barlase 4 392

Mixed Use E and

Conservation

71 2 20 Agnes

Brett Frederick

Wilkinson 5 066

Mixed Use E and

Conservation

71 R 22 Agnes Prudence Borlase 6 135

Mixed Use E and

Conservation

79 5 Alfred

Brett Frederick

Wilkinson 3 960

Mixed Use E and

Conservation

80 3 Alfred Warren Yunnie 4 122

Mixed Use E and

Conservation

82 4 Bond Ray van der Poll 4 293

Mixed Use E and

Conservation

84 8 Bond

Gerald Allan

Beales 4 047

Mixed Use B and

Conservation

85 10 Bond

Merlindren

Govender 4 047

Mixed Use B and

Conservation

86 12 Bond Colin Bentley 4 046

Mixed Use B and

Conservation

91 15 Bond

Russell McKenzi

Currie Brayshaw 4 047

Mixed Use B and

Conservation

92 11 Bond

Tongaat

Properties

(Pty)Limited 4 046

Mixed Use B and

Conservation

93 9 Bond

Bernhard Meil

Josef Manock 4 047

Mixed Use B and

Conservation

94 7 Bond

Kumlucky Farm

(Proprietary)

Limited 4 046

Mixed Use E and

Conservation

95 5 Bond

Masinga Family

Trust 4 046

Mixed Use E and

Conservation


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Erf

Por-

tion

Re

m

P

ar

Street

no.

Street


96 3 Bond

Masinga Family

Trust 4 047

Mixed Use E and

Conservation

134 15 Charles

Adrian Michael

Smith 1 684

Mixed Use B and

Conservation

135 11 Charles

Annamarie du

Plessis 1 684

Mixed Use B and

Conservation

136 9 Charles Neil John Rens 1 684

Mixed Use B and

Conservation

137 7 Charles

William John

Pillinger 1 684

Mixed Use E and

Conservation

138 5 Charles Wayne Pontus 1 684

Mixed Use E and

Conservation

139 3 Charles Warren Yunnie 1 684

Mixed Use E and

Conservation

140 1 Charles

Roy Anthony

Sember 1 701

Mixed Use E and

Conservation

144 40 Bond

Moreland

Gardens 16 222

Mixed Use E and

Conservation

144 40 Bond

Moreland

Gardens 16 222

Mixed Use E and

Conservation

Total 169 424

Erf Portion Owner Area m2 Proposed Zone

71 3 ACSA 7 458.70 Conservation

141 ACSA 173 316.00 Conservation

TOTAL

180 774.70

2 TH 151 568.48 Conservation and Undetermined









20 1 TH 154 291.78 Conservation and Undetermined

TOTAL

538 788.58

14 TH 27 076.00 Conservation

Wetland

surrounding 14 TH 401 780.94

Conservation

TOTAL

428 856.94


August 2009

23

To achieve the required environmental system it is also proposed that certain sites are

acquired by the eThekwini Municipality and zoned for “Conservation” purposes as listed in

Table 3.

Table 3: Properties proposed to be Zoned Conservation and acquired by the Municipality for

Conservation Purposes

Erf

Port

ion

Street

number

Street

name Owner

Site Area

m2

Existing

Building

Proposed

Municipal

Buy-out

1 71 3 Agnes ACSA 7 459 Vacant Yes

2 98 Church TH 4 051 Vacant Yes


4 87 3 2B Church

George Herbert

Rossiter 3 345

Vacant Yes

5 87 2 2A Church

George Herbert

Rossiter 2 820

Vacant Yes

6 52 1 Church Pierre Jevon 3 236 Vacant Yes

7 53 18 Church Eugene Maree 4 887 Vacant Yes


Total 34 401

The rezoning proposal will result in the overall intensity of use within the area increasing.

Proposed maximum heights (Figure 10) have been designed to promote a sense of place

around the urban parks and to create a street boulevard. Thus, the highest buildings are

proposed to occur along the main spine (generally 3 stories) and around the two public

parks (4 stories on the bigger park to the north-west and 3 stories on the smaller park to the

south-east). These heights drop as one moves away from these points to heights of 2 stories in

the rest of the area and the interfaces with the open space system.

The proposed Floor Area Ratio range is set out in Table 6: Proposed Scheme Tables and

limited to a maximum of 1 as illustrated in Figure 11. Proposed coverage is illustrated in Figure

12. The denser land uses are proposed to occur around the parks and along the spine. This

will help to create a sense of place within these areas.

The proposed Zonings have the potential to generate the following development yield:


August 2009

24

Table 4: Potential Development Yields

FAR

Coverage

% Height

Site Area

m2

Floor Area

m2

Undetermined 0.0 0 0 683 975 0

Mixed Use A - Sites fronting onto

urban place north 1.0 40 4 56 657 56 657

Mixed Use B - sites fronting onto

urban place south and parts of main

road 1.0 40 3 59 995 59 995

Mixed Use C - urban place north 0.8 20 4 16 192 12 954

Mixed Use D - urban place south 0.6 20 3 10817 6490.6

Mixed Use E - remainder of area 0.7 35 2 253 238 177 267

Proposed Mixed Use E 0.7 35 2 22 662 15 863

Conservation 0.0 0 0 545 730 0

Total 1 649 266 329 226

Table 5: Potential Land Use Split

Building floor area Office

Commercial / Retail Hotel Residential

m2 25% 5% 20% 50%

Current floor area estimate 90 000 0 0 0 90 000

Potential floor area under

current zoning 204 000 0 0 0 204 000

proposed by 2030 329 226 82 307 16 461

65 845 164 613


August 2009

25

The proposed zoning of the area is outlined in the following Scheme Tables.

Table 6: Proposed Scheme Tables

LAND USE ZONE: MIXED USE MOUNT MORELAND - EZINKONJANENI (Place of the swallows) – A TO F

INTENTION COLOUR PRIMARY USE LAND USE PERMITTED BY

SPECIAL CONSENT

PURPOSE FOR WHICH LAND MAY

NOT BE USED AND WHICH

BUILDINGS MAY NOT BE ERECTED

AND USED

• The Mount Moreland Mixed Use Zone is intended to

facilitate a vibrant mixed use area

- That allows for the development of a range of

complimentary land uses including residential,

business, offices, civic and social uses that have been

designed to take account of potential noise from the

nearby airport

- Fully linked to the support precinct 1 on the airport site

that

- Is focused around the urban spaces and the main

boulevard and

- Maximises the environmental opportunities associated

with the wetlands, fauna, flora and views

Blue • Art Gallery

• Arts And Craft

Workshop

• Bed & Breakfast

Establishment

• Boarding House

• Canteen

• Childminder Service

• Clinic

• Conference Facility

• Conservancy

• Convenience Shop

• Convention Centre

• Cottage Industry

• Crèche

• Dwelling House With

Ancillary Unit

• Educational Building

• Exhibition Centre

• Fast Food Outlet

• Flea Market

• Guest House

Establishment

• Health Club

• Agricultural Activity

• Agricultural Building

• Agricultural Land

• Base

Telecommunication

and Transmission

Station

• Bottle Store

• Builders Yard

• Business Park

• Car Wash

• Casino

• Cellular Mast

• Communication Tower

• Crèche

• Game Reserve

• Garage or Petrol

Filling Station

• Institution

• Nature Reserve

• Service Industry

• Sports Bar

• Tavern

• Totalizer

• Caravan Park

• Cemetery

• Children’s Home

• Commercial Workshop

• Container Depot

• Correctional Facility

• Crematorium

• Extractive Industry

• Frail Care Centre

• Funeral Parlour

• General Industry

• Hospital

• Industrial Hive

• Light Industry

• Mobile Home

• Mobile Home Park

• Mortuary

• Quarantine Area

• Restricted Building

• Retirement Centre

• Special Industry

• Undertaker


August 2009

26

LAND USE ZONE: MIXED USE MOUNT MORELAND - EZINKONJANENI (Place of the swallows) – A TO F


SPECIAL CONSENT

PURPOSE FOR WHICH LAND MAY

NOT BE USED AND WHICH

BUILDINGS MAY NOT BE ERECTED

AND USED

• Home Business

• Home Business

• Hotel

• Laundrette

• Medium Density

Housing

• Office Building –

General; Medical;

Professional

• Office Park

• Parking Garage

• Place Of

Entertainment

• Place Of Public

Amusement

• Place Of Public

Assembly (Including

Place Of Worship)

• Place Of Worship

• Private Open Space

• Professional Office

• Public Office

• Public Open Space

• Recreational Use

• Residential Building

• Restaurant

• Shop

• Tea Garden

• Warehouse

• Wholesale Shop


August 2009

27

DEVELOPMENT PARAMETERS: DENSITY

MIXED USE A- Sites fronting onto urban place north

BUILDING

LINES

BUILDING SPACES No. OF

UNITS/HA

MINIMUM

LOT SIZE

HEIGHT COVERAGE FAR PARKING PRIVATE

OPEN SPACE

ADDITIONAL CONTROLS

STREET SIDE REAR • All development shall be

substantially in

accordance with the

Precinct Plan prepared

for the Mount Moreland

area as amended from

time to time.

• A Site Development Plan

is required for

consideration of each

development. The SDP

will relate to the Precinct

Plan.

• A Landscaping Plan is

required and should be

prepared in accordance

with the Municipal

Landscaping Guidelines.

• A Lighting Plan is

required.

• A Parking Plan is

required.

• Each development shall

be treated acoustically to

the satisfaction of the

Council. An acoustics

report detailing how each

5m on Bond

Street with

20m reserve.

Nil once road

is upgraded

to 30m.

Rest 7,5m

N/A 4 40% 1 In terms of

Clause 6.5 of

the Scheme

No less than

25% of the

site shall

have a

permeable

surface and

include

landscaping.

MIXED USE B- sites fronting onto urban place south and parts of main road

BUILDING

LINES


UNITS/HA

MINIMUM

LOT SIZE


OPEN SPACE

STREET SIDE REAR

5m on

Charles Street

with 20m

reserve.

Nil once road

is upgraded

to 30m.

Rest 7,5m

N/A 3 40 % 1 In terms of

Clause 6.5 of

the Scheme

No less than

25% of the

site shall

have a

permeable

surface and

include

landscaping.

MIXED USE C- urban place north

BUILDING

LINES


UNITS/HA

MINIMUM

LOT SIZE


OPEN SPACE

STREET SIDE REAR

Nil

N/A 4 20% 0.8 In terms of

Clause 6.5 of

No less than

50% of the


August 2009

28

the Scheme site shall

have a

permeable

surface and

include

landscaping.

development type is to

be treated will be

submitted with each SDP.

• No building plan will be

considered without the

acoustics report being

approved.

• Upon completion of the

development, no

completion certificate

may be issued unless an

independent acoustics

officer and the EHD are

satisfied that the

recommendations as

contained in the

Acoustics report have

been complied with.

• All redevelopment

subject to the provision

of sewage disposal to the

satisfaction of the

Municipality.

• All redevelopment will

require a storm water

management plan.

• Coverage may be relaxed

by Consent of the

Municipality in certain

instances where this is

required to achieve an

enclosure of space along

the main roads and

around the parks and on

MIXED USE D- urban place south

BUILDING

LINES


UNITS/HA

MINIMUM

LOT SIZE


OPEN SPACE

STREET SIDE REAR

Nil


Clause 6.5 of

the Scheme

No less than

50% of the

site shall

have a

permeable

surface and

include

landscaping.

MIXED USE E- remainder of area

BUILDING

LINES


UNITS/HA

MINIMUM

LOT SIZE


OPEN SPACE

STREET SIDE REAR

7,5m


Clause 6.5 of

the Scheme

No less than

25% of the

site shall

have a

permeable

surface.


August 2009

29

corner sites in particular

• Redevelopment may

trigger an EIA in terms of

the relevant

environmental legislation.

The Municipality may also

call for an Environmental

Assessment where an EIA

is not triggered.

• All redevelopment will be

subject to an

environmental

management plan

approved by the

Municipality.


August 2009

30

LAND USE ZONE: UNDETERMINED

INTENTION COLOUR PRIMARY

USE

LAND USE PERMITTED BY SPECIAL CONSENT PURPOSE FOR WHICH LAND

MAY NOT BE USED AND

WHICH BUILDINGS MAY NOT

BE ERECTED AND USED

Provides for land where is in not

possible or undesirable to zone

land for any particular use at the

time of scheme preparation.

Green

Hatch

Agricultural

Land

Agricultural

building

Development may be considered in this zone subject to the Special

Consent of the Municipality being granted and subject to the proposed

development being in accordance with any future use that may be

contemplated by the Municipality in accordance with any spatial plans

that may have been prepared.


UNDETERMINED Additional Controls

BUILDING

LINES


UNITS / HA

MINIMUM

LOT SIZE

HEIGHT COVERAGE FAR PARKING PRIVATE OPEN SPACE

STREET SIDE REAR

2000m2 2 15% 0.15 In terms of

Clause 6.5 of

the Scheme


August 2009

31

LAND USE ZONE: CONSERVATION


SPECIAL CONSENT

PURPOSE FOR WHICH

LAND MAY NOT BE USED

AND WHICH BUILDINGS

MAY NOT BE ERECTED

AND USED

Privately owned land dedicated to the conservation and management of natural areas of land and/or water for the ecosystem goods and services that the areas provide and the biodiversity which they support and/or areas with scenic beauty, indigenous flora & fauna, water courses, topographical features and places of historic or scientific interest. Normally occurs as a split zone shared with another zone or reservation on a particular site and enabling the minimal exercise of such other zoned rights. The final extent of the Conservation Zone shall take into consideration the 1:50 year flood levels, the D'MOSS policy of the eThekwini Municipality as amended from time to time and the clearance of physical features.

Green Hatch

(to be

determined)

Conservation Area

Conservation Area (ancillary land uses complimentary to the aim of the conservation of the natural environment)

All other land uses


CONSERVATION Additional Controls

BUILDING

LINES

BUILDING

SPACES

No. OF

UNITS

/ HA

MINIMUM

LOT SIZE


OPEN

SPACE

1. Within a Conservation zone without the prior written authorisation from the municipality's Environmental Management Department: - (i) No earthworks, development or the erection of any structure, including but not restricted to buildings, fencing, swimming pools, wastewater and stormwater infrastructure (including evapotranspiration areas for on-site sanitation), roads, tracks, driveways, walking or cycling trails or dams shall be permitted. Any permanent structure permitted on application to the Environmental Management Department shall be done

STREET SIDE REAR

N/A N/A N/A N/A N/A N/A N/A N/A In terms of

Clause 6.5

of the

Scheme


August 2009

32

in accordance with a layout plan which shall be a duly adopted provision of the scheme. (ii) No landscaping or planting of any vegetation, unless it is a requirement for the rehabilitation of the environment in terms of a management plan agreed with the municipality, shall be permitted. (iii) No harvesting, collecting, cutting, hunting or otherwise damaging of flora or fauna and soil and water resources, shall be permitted.. (iv) No vehicles, motorised or unmotorised, shall be permitted. (v) No pets or other domestic animals shall be permitted. 2. Prior to rezoning to another zone, environmental authorisation is required from the provincial environmental authority in terms of the Geographic Area Regulations (or bylaws) prepared in terms of Section 24 of National Environmental Management Act. 3. Where a site has a split zoning between a conservation land use and another use, the FAR and coverage that applies to the other land use will be calculated on the basis of the entire site however no development will be allowed within the portion of the site zoned for Conservation purposes. 4. Properties owned by ACSA and the Tongaat Hulett Group that are subject to the Conservation Zone i.e.:

• ACSA: Potion 3 of erf 71and erf 141

• TH: erfs 2, 4, 5, 6, 7, 15, 17, 18, 20

• TH: erf14 and wetland surrounding erf 14


August 2009

33

• TH: erfs 58, 59, 92

• TH: portions 1 and 2 of erf 27

Being approximately 18 hectares owned by ACSA and 98 hectares owned by the Tongaat Hulett Group shall be acknowledged as areas that may be used as off-sets for the loss of wetlands in other development areas at ratios to be determined.


August 2009

34

Figure 10: Mount Moreland Proposed Heights


August 2009

35

Figure 11: Mount Moreland Proposed FAR


August 2009

36

Figure 12: Mount Moreland Proposed Coverage


August 2009

37

4.3 Access and Traffic Proposals

Currently there is only one access into Mount Moreland. This is a single lane, two way gravel

road which narrows into a single lane bridge that runs over the wetland. This road will not be

able to cope with any increase of traffic into the area.

A traffic impact assessment of the proposed development has been undertaken (Traffic

Impact Assessment for the Proposed Block Rezoning of Mount Moreland, Aurecon July 2009).

Improved access will need to phased in to cater for growth in the area that may result from

the rezoning proposals as illustrated in


August 2009

38

Figure 13.

• Phase 1: Mount Moreland is within 3 kilometres of the Airport Terminal. The ROD for the

airport site requires that ACSA/DTP build a road from Support Precinct 1 to the

boundary of their site. This road will need to be extended, with the permission of

Tongaat-Hulett Development over whose land it passes, to link into the existing road in

Mount Moreland.

• Phase 2: A new link by-passing Mount Moreland should be developed to take airport

traffic around the development rather than through it which would increase traffic

through the area considerably and result in unacceptable service levels. This should

link to the M27 in the first instance and ultimately to a new link from the R102 through

to Cornubia.


August 2009

39

Figure 13: Access Proposals

The traffic impact assessment has indicated that a two way, two lane access to the north

and to the south will be sufficient to cater for ultimate development. Internal to the

settlement the main roads in Mount Moreland (Charles and Bond Streets) will become the

central boulevard of the development. In the shorter term the 20m road reserves can

accommodate 1 or 2 lanes in each direction with a small median and parking along sections

as well as pavements on both sides. As densification of the area occurs this may need to be

widened to 30m to form a High Street. It is therefore proposed that along the High Street

building lines are set at 5m which will then allow a nil building line once the road is widened

creating a pleasing urban framework. Possible cross sections are illustrated in


August 2009

40

Figure 14 and Figure 15.


August 2009

41

Figure 14: 20m Road Cross Section

Figure 15: 30m Road Cross Section


August 2009

42

4.4 Engineering Requirements

See Report for Civil Engineering Services and Infrastructure at Mount Moreland, Virtual

Consulting Engineers, July 2009

• Stormwater

Interventions will need to be taken to ensure that there is no net impact on the

surrounding environment, in particular the adjacent wetlands. It is envisaged that

stormwater management will be undertaken on a development-by-development (if

not site-by-site) basis rather than by provision of major precinct wide infrastructure

(e.g. a stormwater pipe network and single large attenuation pond.) Additional

controls have been included in the zoning tables.

• Water

The eThekwini Municipality’s planning for the Mt Moreland area indicates that in

future the bulk water supply will be from the new Inyaninga reservoir located west of

KSIA. This is initially a 6Ml reservoir, upgradeable in a modular form to 18Ml. This

reservoir will link to Mt Moreland via a new 500mm diameter bulk supply to KSIA.

Included in the reticulation for SP1 north of Mt Moreland is a capped 200mm

diameter Tee which is reserved for a future link to Mt Moreland. As part of the airport

environmental ROD requirements, DTP have committed to extending this 200mm

diameter water main to the edge of their boundary adjacent to Mt Moreland. This

capacity will be sufficient for the ultimate planned development, although the

requirement for a secondary reservoir to cater for peak flows will need to be

assessed. The current reticulation infrastructure will need to be completely replaced

as the new bulk supply will have higher pressures for which it is unlikely that the original

network was designed for. This replacement exercise should take into account the

new town planning scheme to ensure the reticulation network can deliver the

necessary capacity. eThekwini Municipality have an ongoing water network

maintenance programme in which Mt Moreland is included. It is strongly

recommended that instead of simply upgrading the existing infrastructure, the

network should be reconfigured as described above in order to maximise the benefit

of this work.

• Waste Water Drainage

A new bulk sewer pipeline is to be provided by DTP to link a temporary treatment

works on the airport site to the proposed new Umdloti Regional Wastewater

Treatment Works (WWTW). This line will be routed past the eastern edge of Mt

Moreland and will be sized to accommodate future wastewater flows arising from Mt

Moreland. Preliminary design has commenced on this work and the EIA for this is


August 2009

43

scheduled to commence in July 2009. This line will however only be operational once

eThekwini Municipality have completed the new Umdloti WWTW which is expected to

be operational by 2012-2015. Mt Moreland currently has no wastewater reticulation

network. In order to obtain use of the bulk infrastructure, a new sewer network will

have to be constructed. Due to the reasonably low levels of development at present,

retrofitting a network should be reasonably straightforward. As for the water

reticulation, planning of this network should taken into account the future town

planning scheme.

• Electricity

A new 132 kV overhead power line and substation is being constructed on the

northern part of the ACSA site adjacent to the R102. This will feed the airport

development including the support zone. The eThekwini Electricity Department has

confirmed that there is sufficient capacity for either a feed off a substation in the

support zone or a dedicated link from the new large substation. It is also possible (and

may be preferable) to maintain the feed from the Umdloti substation, which

eThekwini Electricity Department have confirmed has sufficient spare capacity at

present.

4.5 Environmental Proposals

See Environmental Assessment of the Proposed Rezoning of Mount Moreland, Institute of

Natural Resources, July 2009

The natural environmental assets that exist in Mount Moreland offer a unique opportunity to

enhance the quality of the built environment and thus form a central component of the

rezoning proposal. An assessment of the environmental assets was undertaken and buffers

identified for wetland, riverine and important habitats. These areas have either been

excluded from development through zoning for Conservation purposes. The environmental

assessment of the zoning proposals has concluded that the zoning proposals are likely to

have a positive impact on the receiving environment as they manage and potentially

impacts that are currently negative (e.g. high e-coli counts in the wetlands due to inefficient

septic tanks) and entrench a management mechanisms within the scheme proposals

(zoning of environmental significant areas to secure non-development into the future).


August 2009

44

5 PLANNING MOTIVATION IN SUPPORT OF APPLICATION

The purpose of rezoning the Mount Moreland area is to facilitate a use that is more

compatible with the adjacent airport use and thereby

• Mitigate noise impacts from new airport

• Create value for current residents for redevelopment or resale

• Support development on airport site

• Contribute to economic growth

Mount Moreland possesses a number of qualities that make the place special. These relate,

to the scale and density of the residential settlement, the orientation of the settlement with

views across the Mdloti River floodplain and the natural environment within which it is

located. However, Mount Moreland is adjacent and within the direct flight path of the new

International Airport. The residential settlement falls within 50-60 dBA LRdn contours. The

Mount Moreland settlement will therefore be significantly affected by the operation of the

airport over time, not only by to noise but also by land use changes in surrounding areas

responding to airport opportunities.

5.1 Need for Rezoning

The primary need for the rezoning of the Mount Moreland area is to accommodate uses that

are more compatible with the adjacent airport use given that part of the settlement falls

within the direct flight path of the new airport and the 55 LRdn noise contour where according

to the SANS guidelines 10103 as a general guideline, no member of the community should be

required to reside in areas where the equivalent continuous day/night rating levels exceed

55 LRdn.

5.2 Desirability of Rezoning Proposals

It is argued that the rezoning of the area is desirable and in the public interest for the

following reasons:

• The valuation study undertake as part of the EIA for the development of the new

airport also suggested that the residences in Mount Moreland will experience a drop

in residential value due to the proximity of the airport and noise from the aircraft (INR

2007). Rezoning to a mix of uses allows the potential for current residents to sell or

redevelop their properties to recoup some or all of this value.


August 2009

45

• The rezoning proposals have taken full account of the environmentally sensitive

nature of the development and the environmental assessment has concluded that

the rezoning of the area and the upgrading of infrastructure that would be required

to service the area will have an overall positive impact on the receiving environment.

• Whilst upgrading and additional services will be required to facilitate development in

terms of the proposed zoning, the infrastructure assessment has concluded that all

services are potentially available to the area.

• The traffic impact assessment concluded that the road network to access Mount

Moreland will be sufficient to accommodate redevelopment in terms of the

proposed zone however, this will require connection to the new road network that is

being proposed for the northern area at a regional scale to accommodate the

development expected in response to the location of the new airport.

• A survey undertaken in 2008 of the Mount Moreland residents as well as interactions in

public meetings indicates that the majority of the residents are in favour of mixed use

development taking place in Mount Moreland. Many of the residents understand the

impact of the airport on their living environment and thus feel that a land use more

compatible with the airport is required.

• There is a likely to be demand for short and medium term accommodation and

hospitality facilities in support of the new international airport. Accommodation both

for passengers (business and leisure) and for those working at the airport (as well as

the pilots and air hostesses who will frequently visit the area) will be required.

• 40 % of residents who responded to the survey have indicated that they wish to stay

in Mount Moreland once the airport is open and have indicated that future

residential development should be allowed in the area. Given that the area will be

impacted on by noise future residential development should only be allowed if sound

mitigation is adequately addressed and clauses have been included in the

additional controls proposed for the Mixed Use Zone to account for this.


August 2009

46

6 CONCLUSION

The proposed rezoning of Mount Moreland to facilitate a mixed use development offers

much opportunity not only for the residents of Mount Moreland, capitalising on the

opportunities offered by the new international airport. Furthermore, whilst infrastructural

upgrades will be needed to facilitate development according to the proposed zoning, the

proposed development will offer increased rates to eThekwini Municipality and value to the

current residents and owners.

It respectfully submitted that it is both needed and desirable in the public interest for teh

Council to approve the following:

1. Rezoning of Mount Moreland to

• Mixed Use Mount Moreland - ezinkonjaneni (Place of the swallows) – A TO E,

• Conservation and

• Undetermined

as per Figure 9: Mount Moreland Proposed Zoning and Table 6 contained in this

report;

2. The amendment of Umhlanga Town Planning Scheme No. 1 in course of preparation

to include the following new Zones to facilitate this rezoning:

• Mixed Use Mount Moreland: ezinkonjaneni (Place of the Swallows) A, B, C, D and

E

• Conservation

3. The Amendment of the Umhlanga Town Planning Scheme No. 1 in course of

preparation to include new land use definitions according to the dictionary of

definitions approved by Council and dated April 2005

4. For the properties listed in Table 3 of this report be to acquired by the Municipality for

Conservation purposes


August 2009

47

ANNEXURE A: RECORD OF COMMUNITY CONSULTATION

REPRESENTATIVE BODY VENUE DATE /TIME

Community Meetings

Mount Moreland Gazebo 2 April 2008

Mount Moreland Gazebo 29 July 2008

Mount Moreland Gazebo 4 February 2009

....August 2009

Residents and Ratepayers

Association and Victoria Lake

Conservancy

Representatives

Mount Moreland Gazebo 18 March 2008

Mount Moreland Gazebo 27 May 2008



Mount Moreland Gazebo 19 August 2008

Mount Moreland Gazebo 16 September 2008

Mount Moreland Gazebo 14 October 2008

Mount Moreland Gazebo 12 November; 2008

Mount Moreland Gazebo 20 January 2009

Mount Moreland Gazebo 17 February 2009

Mount Moreland Gazebo 17 March 2009

Mount Moreland Gazebo 27 May 2009

Mount Moreland Gazebo 24 June 2009

Mount Moreland Gazebo 28 July 2008 Meetings With Municipality

All service providers invited 3 September 2008

Waste Water and

Environment

5 November 2008

All Service Providers invited 21 January 2009

Framework Planning 18 March 2009

Environment Department 25 May 2009


August 2009

48

ANNEXURE B: PROPOSED ZONING OF EACH ERF


August 2009

49


August 2009

50

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

2

Undetermined/

Conservation 0 151568 0 0 0 Tongaat Hulett

3 1 Undetermined 0 3210 0 0 0 Not registered




4

Undetermined/

Conservation 0 54616 0 0 0 Julia Ann Kenah

5

Undetermined/

Conservation 0 27653 0 0 0 Not registered

6

Undetermined/


7

Undetermined/


8 Undetermined 0 14152 0 0 0 Herman Bauer

9 Undetermined 0 13393 0 0 0 Tongaat Hulett

10 Undetermined 0 37142 0 0 0 Multiple Owners


14 Conservation 0 27076 0 0 0 Tongaat Hulett

15

Undetermined/

Conservation 0 24185 0 0 0 Not registered

16

Undetermined/

Conservation 0 19695 0 0 0 Multiple Owners

17

Undetermined/


18

Undetermined/


20

Undetermined/



22 Mixed Use B 3 2533 40 2533 1 David Barlow

22 1 Mixed Use B 3 1522 40 1522 1 Not registered

23 Mixed Use B 3 1637 40 1637 1 Eugene Eman

24 1 Mixed Use E 2 1331 35 932 0.7 Antonio Reginfo



25 Mixed Use E 2 4029 35 2820 0.7 Renade Suzanne Bartlett

27 1

Mixed Use E/

Conservation 2 4046 35 2832 0.7 Moreland Development

27 2

Mixed Use E/

Conservation 2 4049 35 2834 0.7 Tongaat Hulett

27 4

Mixed Use E/

Conservation 2 4046 35 2832 0.7 Gerhard Kellerman

28

Mixed Use E/

Conservation 2 4046 35 2832 0.7 Ian Jowett

29 Mixed Use E/ 2 4046 35 2832 0.7 David Charles Barske


August 2009

51

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

Conservation

30

Mixed Use E/

Conservation 2 4083 35 2858 0.7 Jason Prior Pratsch

31 Mixed Use E 2 1330 35 931 0.7 Deborah Ann

31 2 Mixed Use E 2 1303 35 912 0.7 Not registered


32

Mixed Use E

2 4004 35 2803 0.7

Ann Bernce Clarabel

Bolleurs

33 Mixed Use B 3 2120 40 2120 1 Joy Therese Spencer

33 Mixed Use A 4 967 40 967 1 Joy Therese Spencer

33 1 Mixed Use A 4 962 40 962 1 Joy Therese Spencer

34 Mixed Use B 3 1934 40 1934 1 Susanna Christina Gabe

34 1 Mixed Use A 4 2113 40 2113 1 Andre Deon Buys

36

Mixed Use E

2 4047 35 2833 0.7

Charlene Vivienne

Baxendale

37 Mixed Use E 2 4048 35 2834 0.7 Bruce Alfred Jones

38 1 Mixed Use E 2 3237 35 2266 0.7 Bruce Alfred Jones

38 2 Mixed Use E 2 679 35 475 0.7 Kim Giraudeaux

38 Mixed Use E 2 1125 35 788 0.7 David Clifford Blakemore

38 7

Mixed Use E

2 1119 35 783 0.7

Casparus Johannes

Reynhardt Nel

38 4

Mixed Use E

2 1101 35 771 0.7

Theminkosi Peter

Nxumalo

38 5 Mixed Use E 2 904 35 633 0.7 Tervor Milton haigh

38 6 Mixed Use E 2 900 35 630 0.7 Christopher William Kew

38 3 Mixed Use E 2 902 35 631 0.7 Hayley Esteves

38 2 Mixed Use E 2 552 35 386 0.7 Kim Giraudeaux

39 Mixed Use E 2 4043 35 2830 0.7 Richard Joe Venning

40 1 Mixed Use A 4 2030 40 2030 1 Annamarie Du Plessis

40 2 Mixed Use A 4 934 40 934 1 Jason Prior Pratsch

40 Mixed Use A 4 1088 40 1088 1 Chris Robert Hattingh

43 1 Mixed Use E 2 4053 35 2837 0.7 Richard John Gaylord

43 2 Mixed Use E 2 4047 35 2833 0.7 Richard John Gaylord

44 Mixed Use E 2 4046 35 2832 0.7 Richard John Gaylord

45

Mixed Use E/

Conservation 2 4046 35 2832 0.7 Richard John Gaylord

46

Mixed Use B/

Conservation 3 4047 40 4047 1 Robin Arthur Johnson

47 Mixed Use A 4 4047 40 4047 1 Dawn Linda Bauer

48 Mixed Use A 4 4047 40 4047 1 Jolene Breytenbach

49 Mixed Use A 4 4048 40 4048 1 Frances Denise Hall

50 Mixed Use A 4 2200 40 2200 1 Darren Bowler

50 1 Mixed Use A 4 1847 40 1847 1 Darren Bowler

51 Mixed Use E 2 4046 35 2832 0.7 Anthony Abel Gounden

52 Conservation 2 3236 35 2265 0.7 Pierre Jevon


August 2009

52

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

53 Conservation 0 4887 0 0 0.7 Eugene Maree

54 Conservation 0 6413 0 0 0.7 Tongaat Hulett

55 Mixed Use E 2 4046 35 2832 0.7 Sarah Ann Everitt

56

Mixed Use E/

Conservation 2 2064 35 1445 0.7

Zululand Sugar Miller

Limited

56

Mixed Use E/

Conservation 2 1983 35 1388 0.7

Zululand Suger Miller

Limited

57

Mixed Use E/

Conservation 2 4047 35 2833 0.7 Sandra Beverley le Roux

58

Mixed Use E/


59

Mixed Use E/


60

Mixed Use E/

Conservation 2 4050 35 2835 0.7 Kenneth Brett Matthew

65 Mixed Use A 4 4031 40 4031 1 Glenn William Evans

66 Mixed Use A 4 4047 40 4047 1

Antonio Julio da Silva

Mendonca

67 Mixed Use A 4 4062 40 4062 1

Elizabeth Suzanna

Mostert

68 Mixed Use E 2 4047 35 2833 0.7 Dirk Jacobus Mostert

69

Mixed Use E/

Conservation 2 4094 35 2866 0.7 Mark Milne Gilroy

70

Mixed Use E/

Conservation 2 4047 35 2833 0.7 Kumlucky Farm

71 3 Conservation 2 7459 35 5221 0.7 ACSA

71 2

Mixed Use E/

Conservation 2 4392 35 3074 0.7 Brett Frederick Wilkinson

71

Mixed Use E/

Conservation 2 5066 35 3546 0.7 Prudence Borlase

71 1

Mixed Use E/

Conservation 2 6135 35 4294 0.7 Prudence Barlase

77 Mixed Use E 2 4041 35 2829 0.7 Willem Francois Marais

78 Mixed Use E 2 4048 35 2834 0.7 Sandra Ann Hammond

79

Mixed Use E/

Conservation 2 3960 35 2772 0.7 Brett Frederick Wilkinson

80

Mixed Use E/

Conservation 2 4122 35 2885 0.7 Warren Yunnie

81 1 Mixed Use E 2 1562 35 1093 0.7 Kirsten Carol Cunningham

81 2 Mixed Use E 2 1289 35 902 0.7 Raymond John Bray Lyle

81 Mixed Use E 2 1414 35 990 0.7 Ray van der Poll

82

Mixed Use E/

Conservation 2 4293 35 3005 0.7 Ray van der Poll

83

Mixed Use E

2 4046 35 2832 0.7

Delive Kristina Eleonora

Baker-Duly

84

Mixed Use B/

Conservation 3 4047 40 4047 1 Gerald Allan Beales

85

Mixed Use B/

Conservation 3 4047 40 4047 1 Merlindren Govender


August 2009

53

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

86

Mixed Use B/

Conservation 3 4046 40 4046 1 Colin Bentleey

87 3 Conservation 2 3345 35 2342 0.7 George Herbert Rossiter

87 2 Conservation 2 2820 35 1974 0.7 George Herbert Rossiter

87 1 Mixed Use E 2 915 35 640 0.7 George Herbert Rossiter

88

Mixed Use E

2 2018 35 1413 0.7

Martha Magdalena van

Wyk

88 1 Mixed Use E 2 2024 35 1417 0.7 George herbert Rossiter

89 Mixed Use A 4 4046 40 4046 1 Neville Filton-Taylor

90 Mixed Use A 4 4047 40 4046 1

Louis Marie Ignace Marc

Koenig

91

Mixed Use B/

Conservation 3 2188 40 2188 1

Rusell McKenzi Currie

Brayshaw

91

Mixed Use B/

Conservation 3 1858 40 1858 1 Russell Brayshaw

92

Mixed Use B/


92

Mixed Use B/


93

Mixed Use B/


Bernhard Meil Josef

Manock

94

Mixed Use E/


94

Mixed Use E/


95

Mixed Use E/

Conservation 2 4046 35 2832 0.7 Masinga Family Trust

96

Mixed Use E/

Conservation 2 4047 35 2833 0.7 Masinga Family Trust

97 Conservation 0 2190 0 0 0 Tongaat Hulett

98 Conservation 2 4051 35 2836 0.7 Tongaat Hulett

100 Mixed Use E 2 2855 35 1998 0.7 Angela Wilkin

101 Mixed Use E 2 3111 35 2178 0.7 Sarah June Amozig

105

Mixed Use E

2 2030 35 1421 0.7

Mount Moreland

Proprietary Limited

106 Mixed Use E 2 2037 35 1426 0.7 Aniello Di Matteo

107 Mixed Use E 2 2038 35 1427 0.7 Craig David Boulle

108 Mixed Use E 2 2037 35 1426 0.7 Pierre Mathe Jevon

109 Mixed Use E 2 1105 35 774 0.7 Tongaat Hulett

109 Mixed Use E 2 959 35 671 0.7 Tongaat Hulett

110 3 Mixed Use E 2 1597 35 1118 0.7 Gordon Killin Johnston

110 2 Mixed Use E 2 1035 35 724 0.7 Gordon Killin Johnston

110 Mixed Use E 2 2016 35 1411 0.7 Douglas Keith Diesel

111 2 Mixed Use E 2 1308 35 916 0.7 Neville Anthony Zammit

111 3 Mixed Use E 2 1004 35 703 0.7 Edwin Lawrence Forbes

111 1 Mixed Use E 2 2026 35 1418 0.7 Arnold Stanley Bosman



August 2009

54

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

112 Mixed Use E 2 2024 35 1417 0.7 Sandra Beverley Le Roux

113 Mixed Use B 3 1741 40 1741 1 Tongaat Hulett



116 Mixed Use B 3 1000 40 1000 1

Daniel Coenraad

Rademeyer

117 Mixed Use B 3 1439 40 1439 1 Runtham Govender

118 Mixed Use E 2 1701 35 1191 0.7 Lesley Ray Raubenheimer

119 Mixed Use E 2 1701 35 1191 0.7 Norman Harold Symonds

120

Mixed Use E

2 1701 35 1191 0.7

Donovan Stephen

Mcloughlin

122 Mixed Use B 3 1701 40 1701 1 Manuel Franco

123 Mixed Use B 3 1701 40 1701 1 Jakob van Kiftrik


125 Mixed Use B 3 1778 40 1778 1 Richard John Gaylord

125 Mixed Use B 3 1625 40 1625 1 Edward John Vickers

126 Mixed Use E 2 1702 35 1191 0.7 Edward john Vickers

127 1

Mixed Use E

2 1382 35 967 0.7

Allistair Patrick Dendy

Starke

127

Mixed Use E

2 1951 35 1366 0.7

Preben Hegelund

Kristensen

128 Mixed Use E 2 1669 35 1168 0.7 Sherleen Claire Llewellin

129 Mixed Use E 2 1701 35 1191 0.7 Kunlucky Farm

130

Mixed Use E

2 1065 35 746 0.7

Ruthman Rangasamy

Govender

130 Mixed Use E 2 958 35 671 0.7 Keith Doyle

131 Mixed Use D 3 1690 20 1014 0.6 Tongaat Hulett

132 Mixed Use D 0 1690 0 0 0 Tongaat Hulett

133 Mixed Use D 0 1666 0 0 0 Kumlucky Farm

134

Mixed Use B/

Conservation 3 1684 40 1684 1 Adrian Michael Smith

135

Mixed Use B/

Conservation 3 893 40 893 1 Annamarie du plessis

135

Mixed Use B/

Conservation 3 791 40 791 1 Annamarie du Plessis

136

Mixed Use B/

Conservation 3 1684 40 1684 1 Neil John Rens

137

Mixed Use E/

Conservation 2 1684 35 1179 0.7 William John Pottinger

138

Mixed Use E/

Conservation 2 1684 35 1179 0.7 Wayne Pontus

139

Mixed Use E/

Conservation 2 1684 35 1179 0.7 Warren Yunie

140

Mixed Use E/

Conservation 2 1701 35 1191 0.7 Roy Anthony Sember

141 Conservation 0 173316 0 0 0 Not Registered

143 Mixed Use E 2 3622 35 2535 0.7 Hendrick Marthinus


August 2009

55

Erf

Por-

tion Proposed Zone

Heigh

t Site Area

Cover

age

Floor

area FAR Owner

Wilken

144

Mixed Use E/

Conservation 2 4088 35 2862 0.7 Moreland Gardens

144

Mixed Use E/


144

Mixed Use E/


144

Mixed Use E/


145 Mixed Use A 4 2332 40 2332 1 Uvongo Prop Limited







Undetermined 0 6493 0 0 0

Mixed Use D 3 5771 20 3463 0.6

Mixed Use C 4 16192 20 12954 0.8


August 2009

56

ANNEXURE C: LIST OF TITLE DEEDS AND S.G. DIAGRAMS

ERF/LOT Building on site SV/SG Number Title Owner

2 SG 280/851 T1331/90 Tongaat-Hulett Group Limited

4 T25679 Julia Ann Kenah

5 Does not exist Not Registered

6

T3832/199

0 Tongaat-Hullett Group Limited

7 T3826/90 Tongaat-Hullett Group Limited

8

T1983/198

4 Herman Bauer

9

T1332/199

0 Tongaat-Hullett Group Limited

10 T162/876 Multiple Owners- See title deeds

12 T4833/90 Tongaat-Hullett Group Limited

13 T600/851 Multiple Owners- See title deeds

14 T3829/90 Tongaat- Hullett Group Limited

15 Not Registered

16 SG 12459/935 Multiple Owners- See title deeds



19 SV25/107 T4836/90

The Tongaat-Hulett Group

Limited

20 SV25F106 T3833/90 Tongaat -Hulett Group Limited

20 SV25F106 T3829/90 Tongaat -Hulett Group Limited

22 Yes SV11/72 T0417179 David Barlow

23 Yes SV38F17 T40558/95 Eugene Eman

25 SV11/60A T0517935 Renade Suzanne Bartlett

26 Yes- see subs T11396/96 Gerhard Kellerman

28 Yes SV11/65 T7276790 Ian Jowett

29 Yes SV11/66 T26061/90 David Charles Barske

30 SV11/67

T001581/0

7 Jason Prior Pratsch

31 Yes SV11/69 T0448185 Deborah Ann

32 SV11/71 T 31184/93 Ann Bernice Clarabel Bolleurs

33 Yes SV11F73 T15871/92 Joy Therese Spencer

34 Yes SV11/74 T0616308 Susanna Christina Grabe

36 Yes SV 11/ 76 T 31904/94 Charlene Vivienne Baxendale

37 Yes SR 1605/1974 T04092/03 Bruce Alfred Jones

38 Yes SG1605/1974 T0437066 David Clifford Blakemore

39 SV11/77

T00002255

6/2001 Richard Joe Venning

40 Yes SV11/81

T00000543

7/2002 Chris Robert Hattingh


August 2009

57


43 SV11/82 T26060/90 Richard John Gaylord

43 Richard John Gaylord




46 Yes SV11/85 T2658/94 Robin Arthur Johnson

47 SV11/86 T4708786 Dawn Linda Bauer

48 SV11/87 T65222/03 Jolene Breytenbach

49 Yes SV11/88 T0431379 Frances Denise Hill

50 Yes SV11/89 TO6 18539 Darren Bowler

51 Yes SV11F90

T00000521

2/2002 Anthony Abel Gounden

52 Yes SV38f19

T00003087

4/2002 Pierre Jevon

53 SV 38F20 T7597/90 Eugene Maree

54 SV38F21 T18924/90


Limited

55 SV 38F22

T10265/19

78 Sarah Ann Averitt

56 SV 11F91 T19262/90 Zululand Sugar Miller Limited

57 Yes SV 11F92 T 06 43914 Sandra Beverley Le Roux

58 SG481/1978 T28538/89


Limited

59 SG482/1978 T28530/89


Limited

60 Yes SV38F23 T0501961 Kenneth Brett Matthew

65 Yes SV11F98 T32655790 Glenn William Evans

66 SV11F97 T4397/90

Antonio Julio da Silva Mendonca

Da Cruz

67 SV11F96 T7307/89 Elizabeth Suzanna Mostert

68 SV11F93 T28517/92 Dirk Jacobus Mostert

69 SV11F94 T6837/94 Mark Milne Gilroy

70 SV11F95 T20680/90

Kumlucky Farm (Proprietary)

Limited

71 Yes SV55F41 T1605/95 Prudence Borlase

71 SG4793/1975 T14274/98

Airports Company South Africa

Limited

77 Yes SV11F108 T4296/95 Willem Francois Marais

78 Yes SV11F107

T032742/0

7 Sandra Ann Hammond

79 SV11F106 T0443790 Brett Frederick Wilkinson

80 SV11F105 T 0515366 Warren Yunnie

81 Yes- see subs SV11F104

T003214/0

8 Ray van der Poll

82 Yes SV11F103 T29722/94 Ray van der Poll


August 2009

58


83 Yes SV 11f102

T00002547

2/2000

Delive Kristina Eleonora Baker-

Duly

84 Yes SV11F101 T13152791 Gerald Allan Beales

85 SV11F100 T 34567/95 Merlindren Govender

86 SV11F99 T06 46822 Colin Bentley

87

T003548/0

7 Amarnath Misra

88 Yes SV11F119 T22746/86 Martha Magdalena van Wyk

89 SV11F111

T11172/19

84 Neville Filton-Taylor

90 SV11F112

T31259/19

83 Loius Marie Ignace Marc Koenig

91 Yes SV11F113

T24411/19

81 Russell McKenzi Currie Brayshaw

92 SV11F114 T18498/90 Tongaat Properties (Pty)Limited

93 SV11F113

T2340/198

0 Bernhard Meil Josef Manock

94 SV11F116 T18706/90


Limited

95 SV11F117

T00000898

9/2002 Masinga Family Trust

96 Yes Masinga Family Trust

97 SV38F32 T18497/90 Tongaat-Hulett Sugar Limited

98 SV38F33 T19261/90 Tongaat-Hulett Sugar Limited

100 Yes SV38F37 T28518/92 Angela Wilkin

101 Yes SV 38F36 T31460/90 Sarah June Amozig

105 SV11F121

T18336/19

73

Mount Moreland (Proprietary)

Limited

106 Yes SV17F239 T3524/91 Aniello Di Matteo

107 Yes SV38F43 T4841/92 Craig David Boulle

108 Yes SV38F42 T1123/89 Pierre Matthe Jevon


110 Yes SV38F41 T05 02978 Douglas Keith Deisel

112 Yes SV38F39 T04 62679 Sandra Beverley Le Roux

113 SG485/1978 T28533/89


Limited



116 Yes SV38F44 T0558861 Daniel Coenraad Rademeyer

117 Yes Tt36360/03 Runtham Rangasamy Govender

118 Yes SV38F51 T0451488 Lesley Ray Raubenheimer

118 4459/1935 Chetty Family

119 Yes SV38F50

T10568/19

24 Norman Harold Symomds

120 SV38F49 T04 43383 Donovan Stephen McLoughlin


August 2009

59


122 Yes SV17F222

T045715/2

003 Manuel Franco

123 Yes SV38F48 T3511/95 Jakob van Niftrik


125 SV38F47 T35626/03 Edward John Vickers

126 Yes SV 38F46 T32310/89 Edward John Vickers

127 Yes SV38F45 T6944/92 Preben Hegelund Kristensen

128 Yes SV17F237 T27526/89 Sherleen Claire Llewellin

129 SV38F52 T23127/90


Limited

130 yes SV 11F122 T5152/94 Keith Doyle

130 Yes SV11F122 T36360/03 Ruthnam Rangasamy Govender


132 SG489/1978 T28535/89


Limited

133 SV17F238 T18707/90


Limited

134 Yes SV38F53 T59440/06 Adrian Michael Smith

135 Yes SV30F145 T0608600 Annamarie du Plessis

136 Yes SV25F212 T18105/91 Neil John Rens

137 SV17F231 T26616/95 William John Pillinger

138 Yes SV 38F54 T13773/96 Wayne Pontus

139 Yes SV38F55 T0507199 Warren Yunnie

140 Yes SV38F56 T31609/93 Roy Anthony Sember

141 Not Registered

143 Yes SG3932/1995 T0417082 Hendrik Marthinus Wilken

144 Yes T11396/96 Moreland Gardens

145 Yes SG 1731/1996 T22524/96 Uvongo (Proprietary) Limited

210 Sub G 8652/1964 Multiple Owners- See title deeds



144B SERVITUDE T19497/93 Canelands Trust

4 of 111

Pipeline

Servitude SG 649/1956 16436/69

PORTION 1

OF 87 Yes SG1654/1997 T8235/92 George Herbert Rossiter

PORTION 2

OF 87 SG1655/1997 George Herbert Rossiter

PORTION 3

OF 87 SG1656/1997 George Herbert Rossiter

Servitude SG 709/1958

T2510/193

4

sub 1 of

127 SG232/1993

T011867/0

8 Allister Patrick Dendy Starke


August 2009

60


SUB 1 OF

111 Yes SV74F5

T9699/198

3 Arnold Stanley Bosman

Sub 1 OF 22 Not Registered

SUB 1 OF

24 Yes SG68/1996 T11783/96 Antonio Reginfo

Sub 1 of 27 T480/884 Moreland Development PTY LTD

Sub 1 of 31 Not registered

SUB 1 OF

34 Yes SG1425/1995 T19177/97 Andre Deon Buys

SUB 1 OF

34 Yes SG 1425/1995 T19177/97 Andre Deon Buys

SUB 1 OF

38 Yes SV212/30 T06424/03 Bruce Alfred Jones

Sub 1 of 40 Yes SV11/123

T020129/0

7 Annamarie du Plessis

SUB 1 OF

50 SG 4099/1995 T8390/96

Baptist Bible Fellowship

International of South Africa

Sub 1 of 81 Yes SG2842/1992 T0447763 Kirsten Carol Cunningham

SUB 1 OF

88 SV581/79 T22747/86 George Herbert Rossiter

SUB 1 OF

LOT 24 Yes SG 68/1996 T11783/96 Antonio Reginfo

SUB 1 of lot

27

Consolidate

d with 144

SUB 2 OF

110 SG137/1996 T66561/02 Gordon Killin Johnston

Sub 2 of

111 Yes SV674F58 T5903/88 Neville Anthony Zammit

SUB 2 OF

24 SG 69/199 T1790/91 Parlay Project CC

Sub 2 of 27 T18496/90 Tongaat Hullett Group Limited

Sub 2 of 31 Not Registered

SUB 2 OF

38 Yes SV212/31 T05 04262 Kim Giraudeaux

Sub 2 of 40 Yes SG2448/1993

T001581/0

7 Jason Prior Pratsch

SUB 2 OF

71 SV55F42 T25341/88 Brett Frederick Wilkinson

SUB 2 OF

81 Yes SG2843/1992 T36286/95 Raymond John Bray Lyle

SUB 3 OF

110 SG138/1996 T66561/02 Gordon Killin Johnston

sub 3 of

111 Yes SV674F58 T30959791 Edwin Lawrence Forbes

SUB 3 OF Yes SG 3645/1993 T0460006 Hayley Esteves


August 2009

61


38

SUB 321 of

1000 SV38F108 T28539/89 Tongaat-Hulett Group Limited

Sub 4 of 27 T35/888 Gerhard Kellerman

SUB 4 of 38 Yes SG 3646/1993 T6525/97 Theminkosi Peter Nxumalo

Sub 5 of38 SG 3647/1993 T 0611602 John Trevor Milton Haigh

Sub 6 of 38 SG3648/1993 T0611601 Christopher William Kew

Sub 7 of 38 SG 3649/1993 T06 11600 Casparus Johannes Reynhardt Nel

ERF not

given

T1983/198

4 Herman Bauer

ERF not

given

T25679/19

92 Julia Ann Kenah

Subs of 26 Consolidated with

144

Draft MM rezoning Report 16 Feb 2010 - Durban · rezoning approved. However, the then Town and...

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Transcript of Draft MM rezoning Report 16 Feb 2010 - Durban · rezoning approved. However, the then Town and...