PORTION 108 OF THE FARM UITZICHT NO 216 APPLICATION …18. NO NEGATIVE ENVIRONMENTAL IMPACT..... 17....
Transcript of PORTION 108 OF THE FARM UITZICHT NO 216 APPLICATION …18. NO NEGATIVE ENVIRONMENTAL IMPACT..... 17....
PORTION 108 OF THE FARM UITZICHT NO 216
APPLICATION FOR
TEMPORARY LAND USE DEPARTURE
CLIENT: BRACKEN GARDENS SHOPPING CENTRE cc
PREPARED BY: MARIKE VREKEN URBAN AND ENVIRONMENTAL PLANNERS
SEPTEMBER 2014
CONTENTS
(I) TABLE OF CONTENTS
SECTION A : BACKGROUND ................................................................................... 3
1. BACKROUND ....................................................................................... 3
2. THE APPLICATION ................................................................................ 3
3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP ....................................... 3
SECTION B : DEVELOPMENT PROPOSAL ................................................................ 4
4. DEVELOPMENT SPECIFICATIONS ............................................................. 4
4.1. Alzheimer’s & Dementia Residential Care Centre ...................... 5
5. CIVIL SERVICES .................................................................................. 5
6. ELECTRICAL SERVICES .......................................................................... 6
7. TRAFFIC & PARKING ....................................................................... 6
7.1. Access ....................................................................................... 6
7.2. Parking ..................................................................................... 6
SECTION C : CONTEXTUAL INFORMANTS .............................................................. 7
8. LOCALITY ........................................................................................... 7
9. CURRENT LAND USE AND ZONING ........................................................... 7
9.1. Land Use ................................................................................... 7
9.2. Zoning ....................................................................................... 8
10. CHARACTER OF SURROUNDING AREA....................................................... 8
11. EXISTING POLICY FRAMEWORKS .......................................................... 10
11.1. Western Cape Provincial SDF (2013) ...................................... 10
11.2. Knysna SDF (2008) ................................................................. 11
SECTION D : MOTIVATION ................................................................................... 12
12. WESTERN CAPE LAND USE PLANNING ORDINANCE, 1985 (ORDINANCE 15 OF
1985) 12
13. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF
2013) 12
14. CONSISTENCY WITH SPATIAL POLICY DIRECTIVES ................................... 14
15. LOCATIONAL REQUIREMENT OF ALZHEIMER’S CARING FACILITY 14
16. SOCIO-ECONOMIC IMPACT .................................................................. 15
17. PROVISION OF A MUCH NEEDED SERVICE TO THE AREA ............................. 16
18. NO NEGATIVE ENVIRONMENTAL IMPACT ................................................ 17
19. AGRICULTURAL POTENTIAL ................................................................. 17
20. VISUAL IMPACT................................................................................. 17
21. NO IMPACT ON EXISTING RIGHTS ........................................................ 18
22. CONSISTENCY WITH SPLUMA PRINCIPLES ............................................ 18
23. CONCLUSION .................................................................................... 19
(II) ANNEXURES
ANNEXURE A. Power of Attorney and Company Resolution
ANNEXURE B. Application Form
ANNEXURE C. Title Deed
ANNEXURE D. SG Diagrams
(III) PLANS
PLAN 1. Locality Plan
PLAN 2. Land Use Plan
PLAN 3. Zoning Plan
PLAN 4. Site Development Plan
(IV) TABLE OF FIGURES
FIGURE 1. Proposed Site Development Plan ................................................................ 4
FIGURE 2. Example of guest rooms to be converted to accommodate Alzheimer’s or
Dementia Residents .................................................................................. 5
FIGURE 3. Locality ................................................................................................... 7
FIGURE 4. Existing Guest House ................................................................................ 8
FIGURE 5. Addition Dwelling Unit .............................................................................. 8
FIGURE 6. Bay View Apartments on Ptn 110of the farm Uitzicht No 216 ........................ 9
FIGURE 7. Villa Castollini on Ptn 105 of the Farm Uitzicht No 216 ................................. 9
FIGURE 8. Ocean View Lodge near the application area ............................................... 9
FIGURE 9. Extract from the Knysna SDF ................................................................... 12
FIGURE 10. Location Of Critical Biodiversity Areas In Relation To The Application Area ... 17
SECTION A : BACKGROUND
1. BACKROUND
Portion 108 of the Farm Uitzicht No 216 is an agriculturally zoned property on the western
heads in Knysna. Given the slope of the land and the vegetative cover on the land, the
property is not suitable for agricultural purposes; hence the owners have to find other means
to generate an income from the land.
During 2013 the Knysna Municipality approved the consent use to allow a guest house to be
operated on the property.
The owners envisage transforming the guest house into an Alzheimer’s and dementia care
centre. The care centre will provide residence with relationship-centred care where residents
can live as independable and comfortable as possible in a safe and beautiful environment.
The owners of the application area resides in the existing dwelling on the property and
simultaneously the dwelling will be used to accommodate, 7 bedrooms for demented and
Alzheimer’s patients. Depending on the demand of Alzheimer’s and dementia residents an
exception will be made to accommodate 3 bedrooms for assisted living purposes.
The owner of the property has thoroughly conducted research on the demand and care
requirements for dementia and Alzheimer’s patients. The owner will employ staff that
possess the necessary skills and first-hand experience of what is required to formally attend
and care for the resident’s specific needs.
2. THE APPLICATION
Marike Vreken Urban and Environmental Planners has been appointed by Bracken Gardens
Shopping Centre CC to prepare and submit the required application documentation (refer
ANNEXURE A: Power of Attorney and Company Resolution and ANNEXURE B: Application
Form) for:
Temporary land use departure, in terms of Section 15a(ii) of the Land Use Planning
Ordinance, 1985 (15 of 1985) on the Agricultural Zone I property to allow for “a
residential facility for older persons with Alzheimer’s and Dementia”;
3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP
A copy of the Title Deed which include all the information outlined below are contained in
ANNEXURE C. The Surveyor General Diagram for the subject property is contained in
ANNEXURE D.
Title Deed Number T40197/2001
Title Deed Description: Portion 108 (a portion of portion 54) of the farm Uitzicht No.
216, in the Municipality of Knysna, Western Cape
Property Owner Bracken Gardens Shopping Centre cc
Title Deed Restrictions: There are no title deed restrictions that prevent the
application
Bonds: No bonds are registered on the property
Property Size: 21,1765Ha (twenty one comma one seven six five hectares)
Servitudes: There is a 5m wide aqueduct and access servitude registered
over the Eastern boundary of the property. There is a
second servitude 753m2 in extent shown on the South
Eastern corner of the property.
SECTION B : DEVELOPMENT PROPOSAL
4. DEVELOPMENT SPECIFICATIONS
(Refer to Plan 4: Site Development Plan)
No structural amendments will transpire to the increase of the building footprint. The current
guest rooms will be converted to comfortably accommodate dementia and Alzheimer’s
residents.
FIGURE 1: PROPOSED SITE DEVELOPMENT PLAN
4.1. Alzheimer’s & Dementia Residential Care Centre
The existing residential property, currently used as a guest house, will be transformed to
accommodate an Alzheimer’s and Dementia Residential care centre. There will be no
structural amendment to the building that will increase the building footprint. The only
amendments applicable to the application will be interior amendments to ensure that the
care centre meets the health and safety requirements applicable to an Alzheimer’s and
Dementia care centre.
The proposed care centre will accommodate 7 Bedrooms and will have the capacity to
accommodate 14 residents. The care centre will also provide the option to accommodate 3
bedrooms to be used for assisted living depending on the demand of the Alzheimer’s or
demented residents. The 3 assisted living rooms will be a separate living space from the
Alzheimer and dementia residents with assisted living residents located in the western
quarter of the home and the Alzheimer’s and Dementia patients located on the eastern
quarter of the House. However, it must be made clear that the main focus will be to
accommodate Alzheimer’s and Demented patients.
FIGURE 2: EXAMPLE OF GUEST ROOMS TO BE CONVERTED TO
ACCOMMODATE ALZHEIMER’S OR DEMENTIA RESIDENTS
The recreation room will be located in the centre of the care centre and will be used by the
residents for daily activities such as workshops, games etc.
The self-catering unit located adjacent to the recreation room will be transformed into a fully
functional kitchen where daily meals will be prepared for the residents. The remaining room
will be altered to accommodate a dining hall where residents can enjoy prepared meals.
5. CIVIL SERVICES
The application area is currently serviced with municipal water and no additional capacity is
required. Rain water is also harvested for irrigation purposes. The guest house currently has
a French drain to accommodate on site generated sewage.
6. ELECTRICAL SERVICES
Electricity is currently provided by Knysna Municipality. The application currently has 3-
phase electrical supply, and no additional electrical capacity is required to accommodate the
proposed care centre.
7. TRAFFIC & PARKING
7.1. Access
There is an existing road network servicing this area. Access to the proposed care centre will
be off Brenton Road (DR 1600). The proposed development will not pose any problems in
terms of site as the property is located on a lower height than the existing road. The
proposed development will have no negative impact on traffic volumes as residence who
suffer from Alzheimer’s or dementia are not eligible to drive. Owners of the property will be
responsible for driving the residence into Town on a notable basis.
It is therefore clear that the proposed land use will not generate any additional traffic, in fact
the conversion of the land use from a guest house to a Alzheimer’s & Dementia Care Centre
will reduce the traffic impact on the area.
7.2. Parking
Given the nature of intended land se there are no specific prescribed development
parameters for this Specified specialised institutional use. Therefore, no parameters are
applicable to parking bays and the number of parking bays provided shall be determined by
the local council.
The site development plan (Plan 4) shows that it is possible to provide 15 parking bays on
the site. These bays will be used by the relevant staff, owners and visitors to residents on
the property.
SECTION C : CONTEXTUAL INFORMANTS
8. LOCALITY
(Plan 1: Locality Plan)
FIGURE 3: LOCALITY
The application area is located on the Knysna Western Heads, overlooking Knysna and
approximately 500m west of the Lake Brenton Township and approximately 800m west of
the Brenton on Sea Township.
The northern boundary of the property is bordered by Portion 3 of the Farm Uitzicht no. 216,
which is a railway siding between the application area and the Knysna Lagoon. The property
is located in a rural area that is predominantly characterised by low density rural residential,
and tourism related uses.
Access and egress to the application area is obtained via the Brenton Road (DR1600).
9. CURRENT LAND USE AND ZONING
9.1. Land Use
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The application area is currently used for tourist accommodation purposes. The owners of
the property reside in the same dwelling unit that is being used as for the guest house. The
The Site DR 16000
DR 1772
additional dwelling unit is currently being used as a storage room and the owners envisage
renovating the additional dwelling unit into a staff room (manager’s house).
FIGURE 4: EXISTING GUEST HOUSE
FIGURE 5: ADDITION DWELLING UNIT
9.2. Zoning
(Plan 3: Zoning Plan)
Portion 108 of the Farm Uitzicht No 216 Knysna is deemed to be zoned ‘Agriculture Zone I’ in
terms of the Section 8 Zoning Scheme Regulations as promulgated by the Land Use Planning
Ordinance, 1985 (15 of 1985). The property also has a consent use approval to use a
portion of the property for a radio mast.
10. CHARACTER OF SURROUNDING AREA
The application area is located in an area that is characterised by rural residential and
tourism related uses.
FIGURE 6: BAY VIEW APARTMENTS ON PTN 110OF THE FARM
UITZICHT NO 216
FIGURE 7: VILLA CASTOLLINI ON PTN 105 OF THE FARM
UITZICHT NO 216
FIGURE 8: OCEAN VIEW LODGE NEAR THE APPLICATION AREA
The application area is located between three urban settlements, namely Belvidere; Lake
Brenton; and Brenton on Sea. Access to the application area is obtained from the Brenton
Road (DR1600).
Tourism related land uses in the area include guest houses on Portions 77; 105& 106 of the
Farm Uitzicht No 216. It should be noted that even though most of the properties on the
Western Heads are zoned for agricultural purposes, the Western Heads is not an agricultural
area. Some pine plantations are located along the ridge of the Western Heads. The
properties on the Western Heads are mostly used for rural residential and tourist
accommodation purposes.
The proposed land use will not have any impact whatsoever on the character of the area.
The application is therefore in keeping with the character of the area, and would set a
desirable precedent for other private properties in the area.
11. EXISTING POLICY FRAMEWORKS
11.1. Western Cape Provincial SDF (2013)
The Western Cape Provincial SDF was approved in 2014 by the Western Cape parliament and
serves as strategic spatial planning tool that “communicates the provinces spatial planning
agenda”.
The recent shift in legislative and policy frameworks have clearly outlined the roles and
responsibility of provincial and municipal spatial planning and should be integrated towards
the overall spatial structuring plan for the province. This shift in spatial planning meant that
provincial inputs are in general limited to provincial scale planning. However it is important to
note some of the key policies laid down by the draft PSDF have a bearing on the application.
The following policy supports the development outside the urban edge:
Policy R5: Protect & Manage All Provincial Landscape & Scenic Assets
1. Scenic & Landscape character considerations must have explicit input on Land Use
Management and infrastructure -development in the Western Cape.
2. The protection and enhancement of regional landscapes and scenic assets rely on
appropriate responses to the heritage, biodiversity, agricultural and scenic assets of the
province. It is essential to the future sustainability of the Western Cape that agricultural
resource areas, ecosystem services, heritage and scenic assets are not undermined through
inappropriate development and land use change.
5. Priority focus areas proposed for conservation or protection include:
i. Rural landscapes of scenic and cultural significance situated on major urban edges
and underincreasing development pressure;
ii. Undeveloped coastal landscapes under major development pressure;
iii. Landscapes under pressure for large scale infrastructural developments
Policy E2: Diversify & Strengthen the Rural Economy
4. Compatible and sustainable rural activities (i.e. activities that are appropriate in a rural
context, generate positive socio-economic returns, and do not compromise the environment
or ability of the municipality to deliver on its mandate) and of an appropriate scale and form
can be accommodated outside the urban edge.
The 2009 PSDF draft Rural Land Use Planning & Management Guidelines should be reviewed
and updated to serve as basis for clarifying the interpretation of this policy. The following
criteria should be applied in assessing consistency with this policy:
i. Environmental authorisation;
ii. Compatibility with land use activities suitable in the CBA it is situated in, and
subject to an EIA
iii. Does not alienate unique or high value agricultural land, or compromise existing
farming activities.
iv. Does not compromise the current or future possible use of mineral resources
v. Is consistent with the cultural and scenic landscapes within which it is situated.
vi. Does not involve extensions to the municipality’s reticulation networks (i.e. served
by off-grid technologies)
vii. Does not impose real costs or risks to the municipality delivering on their mandate.
viii. Does not infringe on the authenticity of rural landscapes.
Policy E3: Revitalise and Strengthen Urban Space-Economies As The Engine Of Growth
1. Priority should be given to building the national competitive advantages and innovation
of the Western Cape established and emerging regional economic centres through
appropriate health care to support the knowledge economy.
Policy S3: Ensure Compact, Balanced & Strategically Aligned Activities & Land Uses
5. Prioritise rural development investment based on the economic role and function of
settlements in rural areas
11.2. Knysna SDF (2008)
The During November 2008 the draft Knysna SDF was adopted for planning purposes as a
statutory planning document although it has not been formally endorsed by the Provincial
Government.
The SDF includes the application area within its ‘core conservation area’ in line with the
categories put forward by the provincial spatial development framework. It states specifically
of the ‘Western Head’ core conservation area:
“The coastal dune and the sensitive indigenous vegetation on it must be conserved in
perpetuity. Areas that are low yield forestry areas should be rehabilitated as part of the
coastal green belt stretching from the Western Head into Goukamma Nature reserve
Conservancies should be encouraged by the Municipality and facilitated by the conservation
authorities (SANParks, Cape Nature Conservation) where private land ownership exists on
the Western Head”
With regard to the management and development within core conservation areas the SDF
mentions that “Structures must be designed to reduce physical and visual impact below the
skyline to be appropriate to their setting. “The SDF also states that Low impact eco-tourism
facilities and education related uses could be considered in areas of low sensitivity.
The property is currently being used as guest house facility approved by the Knysna local
Municipality in 2013. Although the property is situated in a core conservation area it is the
intention to maintain the building in its current state and be used as Alzheimer’s and
dementia centre. The proposed development will therefore not trigger any environmental
authorisation nor will the existing development have a negative physical or visual impact on
the surrounding areas.
The Proposal is therefore consistent with the Western Cape Provincial Spatial Development
Framework and the Knysna Spatial Development Framework.
FIGURE 9: EXTRACT FROM THE KNYSNA SDF
SECTION D : MOTIVATION
12. WESTERN CAPE LAND USE PLANNING ORDINANCE, 1985 (ORDINANCE 15 OF
1985)
The Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985) states in Section 36 that the
reasons for refusing an application may only be considered on the basis of the “lack of
desirability” of the proposed land use. The following points must be taken into account when
evaluating the desirability of this application:
Consistency with spatial planning policies
Character of the area
Locality and accessibility
Impact on Existing Rights
13. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF 2013)
The National Department of Rural Development and Land Reform is in the process of
drafting the regulations that will serve as the regulatory platform for The Spatial Planning
and Land Use Management Act (SPLUMA). Currently, there is no verified date from the
National Department when SPLUMA will be in effect. One of the main objectives of this act
is to provide a framework for spatial planning and land use management to address past
spatial and regulatory imbalances.
The Site
Section 42 of SPLUMA prescribe certain aspects that have to be taken into consideration
when deciding on an application. These are:
development principles set out in Chapter 2 of SPLUMA
protect and promote the sustainable use of agricultural land
national and provincial government policies
the municipal spatial development framework; and
take into account—
(i) the public interest;
(ii) the constitutional transformation imperatives and the related duties of the
State;
(iii) the facts and circumstances relevant to the application;
(iv) the respective rights and obligations of all those affected;
(v) the state and impact of engineering services, social infrastructure and
open space requirements; and
(vi) any factors that may be prescribed, including timeframes for making
decisions.
SPLUMA sets out the following 5 main development principles applicable to spatial
planning, land use management and land development:
1. Spatial sustainability:
past spatial and other development imbalances must be redressed through
improved access to and use of land;
spatial development frameworks and policies at all spheres of government
must address the inclusion of persons and areas that were previously
excluded;
spatial planning mechanisms, including land use schemes, must incorporate
provisions that enable redress in access to land;
2. Spatial justice:
promote land development that is within the fiscal, institutional and
administrative means of the Republic
ensure that special consideration is given to the protection of prime and
unique agricultural land
uphold consistency of land use measures in accordance with environmental
management instruments
promote and stimulate the effective and equitable functioning of land
markets
consider all current and future costs to all parties for the provision of
infrastructure and social services in land developments
promote land development in locations that are sustainable and limit urban
sprawl; and
result in communities that are viable
3. Efficiency (optimising the use of existing resources and infrastructure)
land development optimises the use of existing resources and infrastructure
decision-making procedures are designed to minimise negative financial,
social, economic or environmental impacts; and
development application procedures are efficient and streamlined and
timeframes are adhered to by all parties.
4. Spatial resilience (allow for flexibility in spatial plans)
flexibility in spatial plans, policies and land use management systems are
accommodated to ensure sustainable livelihoods in communities most likely
to suffer the impacts of economic and environmental shocks.
5. Good administration:
all spheres of government ensure an integrated approach to land use and
land development that is guided by the spatial planning and land use
management systems as embodied in this Act
all government departments must provide their sector inputs and comply with
any other prescribed requirements during the preparation or amendment of
spatial development frameworks
the requirements of any law relating to land development and land use are
met timeously
the preparation and amendment of spatial plans, policies, land use schemes
as well as procedures for development applications, include transparent
processes of public participation that afford all parties the opportunity to
provide inputs on matters affecting them
policies, legislation and procedures must be clearly set in order to inform and
empower members of the public
The motivation in this Section will also indicate how the proposed development will be
consistent with the SPLUMA principles.
14. CONSISTENCY WITH SPATIAL POLICY DIRECTIVES
This development proposal is consistent with all of the approved spatial policy frameworks
that apply to the area. In line with the spatial planning policies in evidence in the area, the
development will:
Protect the highly sensitive endangered ecosystems and natural environment in the
area that is recognised as a Core 1 protected area
Be a proactive rather than a reactive step towards nature conservation
Act as a model for further initiatives of its type ;
Create jobs and work opportunities close to the local population;
Facilitate skills development in the medical care industry;
Development will have no negative impact on the natural surrounding environment
15. LOCATIONAL REQUIREMENT OF ALZHEIMER’S CARING FACILITY
Alzheimer’s patients’ needs are peculiar and very specific. Dementia can cause behavioural
changes that can be confusing, irritating or difficult for others to deal with, leaving carers,
partners and family members feeling stressed, irritable or helpless. Some of these changes
include:
Some people with dementia suffer from general restlessness. This can be a sign of
hunger, thirst, constipation or pain, or the person may be ill or suffering from the
side-effects of medication. Other possibilities are boredom, anger, distress or
anxiety, stress due to noisy or busy surroundings, or lack of exercise. It may also be
due to changes that have taken place in the brain;
The person may continually call out for someone, shout the same word, or scream or
wail over and over again. A person with dementia may feel lonely or distressed,
anxious about their failing memory, bored, or stressed by too much noise and bustle
Many people with dementia are restless at night and find it difficult to sleep. Older
people often need less sleep than younger people in any case. Dementia can affect
people's body clocks so that they may get up in the night, get dressed or even go
outside. It is therefore important to allow for a safe and quiet environment
surrounding a care facility.
People with dementia sometimes hide things and then forget where they are − or
forget that they have hidden them at all. The wish to hide things may be due to
feelings of insecurity and a desire to hold on to what little the person still has.
Some of the specific needs of Alzheimer patients is a need for a private place to withdraw to;
a place where the patient has protection from excessive noise levels and activity (such as the
normal hustle and bustle of urban areas) as well as full time care (24 hours a day, 7 days a
week).
Alzheimer’s patients cannot be accommodated in normal frail care homes. They need a
facility which is specially designed to meet their needs. The rooms should be as comfortable
as possible, without them having a hospital atmosphere. A comfortable lounge and dining
room and a peaceful garden are necessary.
Alzheimer patients are known to suffer panic attacks when experiencing excessive noise and
movement hence, the need for a separate guest facility to accommodate visiting family or
friends.
The proposed location for the Alzheimer’s and dementia centre will provide residents the
ideal surrounding ensuring a peaceful a tranquil environment. The rooms will provide
residents with exceptional quality and the special required facilities to meet their specific
needs accompanied with around the clock care to ensure that every resident’s demands are
professionally attended for. The care centre will also stimulate brain activity through
workshops and games in the lounge area creating a dynamic interactive environment
amongst residents. Residents will also receive daily quality meals that are specially prepared
by a cook to ensure that residents receive the required healthy nutrition. Overall the current
location, specialised facilities and professional staff will ensure that the Alzheimer’s and
dementia centre will meet the specialised criteria from associated health and safety
department.
16. SOCIO-ECONOMIC IMPACT
The transformation of the guest house into an Alzheimer’s and dementia care center will
contribute towards employment growth, skills development and strengthen local economy
within the greater area of Knysna. Currently the guest house is operated as a self-catering
unit only employing cleaning and maintenance staff. The care center will create additional
jobs to ensure that residents receive around the clock care.
Once operational, the proposed care center will generate the following employment
opportunities:
2x Sister Nurses that will act as the Staff Manager (1 During the Daytime shift and 1
during the night time shift)
2x day care sisters and 2x night care sisters (based on six Alzheimer’s and six
assisted living patients. If more Alzheimer’s patients are admitted it will require
additional day care sisters)
1x fulltime person responsible for cleaning laundry
1x full time person responsible for cleaning
1x full time cook (Responsible for cooking breakfast and supper)
The care centre will also have positive downstream economic impacts on the Knysna local
economy. Some of these impact are:
. A local catering business will be responsible for cooking daily lunches for residents
in the centre.
A local medical emergency business will be contracted to deal with emergency
callouts to the property.
A local doctor will be contracted for routine medical check-ups for admitted residents
and overall medical health care provided by the sister nurses.
It can therefore be recommended that the application for a Alzheimer’s and dementia care
centre will have positive impact on local economic development.
17. PROVISION OF A MUCH NEEDED SERVICE TO THE AREA
There is a serious lack of dedicated Alzheimer’s and Dementia Care facilities in the area.
People with Alzheimer’s and Dementia require very specific care, separate from that afforded
by general old age homes.
The applicant envisage registering the care facility with Alzheimer’s South Africa, the leader
in the field of Alzheimer’s and Dementia in South Africa, which provides support, education,
training and information to sufferers and carers of people with Alzheimer’s and Dementia in
Southern Africa. Alzheimer’s South Africa estimates that there are 750,000 people in South
Africa suffering from Alzheimer’s and Dementia.
There are currently no dedicated Alzheimer’s and Dementia Care Facilities between George
and Plettenberg Bay, therefore the proposed centre close to Knysna would fill a need for
Alzheimer’s care and support within the entire Southern Cape.
18. NO NEGATIVE ENVIRONMENTAL IMPACT
The subject property is located within a critical biodiversity area and the existing guest house
is within the transformed area. The current structure on the property will be altered to
accommodate a Alzheimer’s and dementia care centre. There will be no structural amended
done to the existing building resulting in the current footprint to be unchanged. The current
development is an existing guest house with cleared vegetation south of the property and
undisturbed vegetation towards the north of the property. The proposed development does
not trigger any listed activities in terms of the National Environmental Management Act
(1998) as amended.
FIGURE 10: LOCATION OF CRITICAL BIODIVERSITY AREAS IN RELATION TO THE APPLICATION AREA
19. AGRICULTURAL POTENTIAL
Given the natural vegetation present on the site; the limited size of the property and the
slopes, the property has no agricultural potential whatsoever. The natural vegetation
surrounding the existing guest house, are mainly disturbed.
20. VISUAL IMPACT
It should be noted the application area is located on a ridgeline. However Brenton Hill Guest
House is an existing structure and has been operating for some time. Given the fact that no
additional structures will be built, the proposal will not result in any additional visual impact.
21. NO IMPACT ON EXISTING RIGHTS
The proposed development will not impact negatively on the rights of the surrounding
property owners. The will be no physical amendments to the current structure of the
property resulting in no negative impact whatsoever on the natural environment.
The development will have minimal impact on traffic in the area. Alzheimer’s and Dementia
patients are not considered fit to drive any type motor vehicle. The only increase traffic will
be from the staff members and the occasional visitors for the residents. The scale of the
development is such that there will be only a very slight increase in the number of vehicle
trips in the area, further this will be mitigated by the use of a shuttle to take drive residents
into town on a notified basis
Due to the large extent of the property, there will be no increase in noise or pollution
whatsoever within the area as a result of the care centre. The character of the proposed
development means that residents are likely to prize the tranquil environmentally significant
character of the surrounding area and thus respect and maintain this character.
22. CONSISTENCY WITH SPLUMA PRINCIPLES
The development is consistent with the SPLUMA Principles for the following reasons:
Principle Motivation
Spatial Sustainability:
Development complies with Knysna Spatial development
framework (2008) as a spatial tool to guide future
development on a Local Municipal Level.
Development complies with Knysna Zoning Scheme
regulations that serves as a spatial land use management tool
to guide land use developments within the Knysna Local
Municipality
Spatial Justice: The proposed development does not trigger any
environmental listed activities according to the National
Environmental Management Act (1998).
The proposed development is within a established rural area
within the Knysna Municipality.
The proposed development will not contain any expantion of
the urban area therfore Urban sprawl is irrelivant to the
application
The proposed development will contribute to the caracter of
the surrounding maintaining a peace and tranquil
environment
Spatial Efficiency: Development will make use of existing local resources and
labour to transform the guest house into care centre
providing economic opportunities to the local area.
The proposed care centre will contribute towards job creation
in the greater area of Knysna stimulating local economic
Principle Motivation
development in the area.
The proposed care centre will have a knock off effect on
other surrounding businesses within Knysna.
The proposed development will not only retain the agriculture
land use on the property.
Spatial Resilience: The development complies with the following spatial development
frameworks.
Western Cape Provincial Development Framework (2013)
Knysna Spatial Development Framework (2008)
Good Administration:
This principle has no direct bearing on the application,
however, the Knysna Local Municipality is obligated to
consider the application fairly and within the prescribed
timeframes.
23. CONCLUSION
In light of this motivation, and the information contained within the foregoing report, it is
clear that the application for a Temporary land use departure, in terms of Section 15a(ii) of
the Land Use Planning Ordinance, 1985 (15 of 1985) on the Agricultural Zone I property to
allow for “a residential facility for older persons with Alzheimer’s or Dementia”; is desirable
and it is therefore recommended that the application for the proposal be supported by the
relevant authorities and approved by Council.
Marike Vreken Urban and Environmental Planners
September 2014