PRELIMINARY DRAFT not for circulation

Amathole District MunicipalityNGQUSHWA LOCAL MUNICIPALITY

March 2014

PRELIMINARY DRAFTnot for circulation

feasibility and review of housing plan for GERMAN VILLAGE GERMAN VILLAGE 360360

Feasibility and Review of Housing Plan

GERMAN VILLAGE 360GERMAN VILLAGE 360

March 2014

by

prepared for

CNdV africa (Pty) Ltdenvironmental planning, urban design, landscape architecture

17 New Church Street Cape Town 8000Tel; 021 424-5022 Fax: 021 424-6837

Kantey & TemplerPO Box 15087Beacon Bay, 5205Tel; 041 373-0738

IQ Vision110 Sarel Cillier Street Strand 7140Tel; 021 853-3902

EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road ChiselhurstTel: +27 (0) 43 711 9735

NGQUSHWA LOCAL MUNICIPALITYPO Box 539, Peddie, 5640

Tel: (040) 673-3095

Fax: (040) 673-3771

GERMAN VILLAGE 360 FEASIBILITY STUDYCNdV africa (Pty) Ltd 20 April 2023

page 5

CONTENTS

2.1 INTRODUCTION

2.1.2 Purpose of the Report

2.1.2 Background of this Report

2.1.3 Terms of Reference

2.1.4 Background to Settlement

2.2 Status of Housing Project and Waiting List

2.3 Land Identification and Ownership

2.4 Engineering

2.5 Environment

2.6 Geo-tech

2.7 Distribution of Social Facilities

2.8 Current Spatial Development Framework

2.9 Approval by Council

2.10 Summary and Recommendations

LIST OF FIGURES

Figure 2.1 .1 Locality Plan

Figure 2.1.2 Aerial Photograph

Figure 2.1.3 Visual Survey

Figure 2.2.1 Statistical Background

Figure 2.3.1 Cadastral Layout

Figure 2.4.1 Engineering

Figure 2.5 .1 Environment

Figure 2.6.1 Geo-tech

Figure 2.7.1 Distribution of Social Facilities

Figure 2.8.1 Current Spatial Development Framework

LIST OF ANNEXURESAnnexure 1 OwnershipAnnexure 2 Title DeedAnnexure 3 Surveyor General diagram


page 6

CONTENTS

GLOSSARY

Informal Site: A Site occupied by a household or to which a household has customary rights, e.g. Permission to occupy (PTO, no longer formally in use) or community agreement via a meeting of elders including headman or chief.

Formal Site: A site occupied by a household or to which a household is entitled to have a registered right recorded at the Deeds Registry with a title deed and surveyors diagram and/or registered General Plan. However, in many instances title deeds have not been issued nor ownership registered.

In-Situ upgrade project: Formalising of tenure and installation of services and possibly also construction of a subsidised dwelling on land on which people are already living. Generally refers to a project larger than one unit.

Greenfields project: New project site which there has been no formal or informal settlement, industry, infrastructure to date. Project sites are often outside of existing urban development.

Infill Project: New project site within existing urban development usually on under utilised or vacant land and which often can help to promote physical integration between spatially isolated parts of the settlement.

Rectification projects: Repair or rebuilding of defective existing houses built through one or other government housing program.

Erven: The plural of ‘erf’ meaning plots of land each registered as an ‘erf’ in a deeds registry and forming part of a registered General Plan.

Plots: The plural of ‘plot’ meaning unregistered pieces of land informally laid out.

Portion: A plot of land forming part of a proposed or approved (by LM Council) subdivision layout but which has not yet been registered by the Surveyor General as a general plan and for which erf numbers have not yet been registered.

ACRONYMS

ECDHS Eastern Cape Department of Human SettlementEIA Environmental Impact AssessmentGP General PlanHSP Human Settlement PlanLM Local Municipality MHSP Municipal Human Settlement PlanSA South AfricaSANBI South African National Biodiversity InstituteSDF Spatial Development Framework


page 8

INTRODUCTION 2.1

2.1.1 PURPOSE OF THE REPORT

The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of German Village 360 as a Human Settlement Project and to recommend whether it should be approved or not.

2.1.2 BACKGROUND TO THIS REPORT

This report is one of six Human Settlement Project feasibility reports for Ngqushwa Municipality. It is designed so that it can be part of a single document that includes the other five projects.

2.1.3 TERMS OF REFERENCE (Part C.3 Scope of work Tender No. SCMU11-12/13-A0240)

The project terms of reference for the feasibility report are summarised as follows:

Ascertain the feasibility of the project within each MHSP. The study shall reveal the developmental opportunities and constraints in relation to:

1. Determination of housing demand and potential beneficiary status

2. Land identification and ownership3. Availability of bulk services and confirmation of capacity4. Environmental conditions;5. Geo-technical conditions6. Alignment with Municipal Spatial Planning7. Visual survey (area visits)8. Future development plans of other sector departments 9. Provision of recommendation and proposals to ECDHS

2.1.4 BACKGROUND TO SETTLEMENT

•Registered Owner: Unknown

•Property Description: Erf 1854 Peddie

•Title Deed Restrictions: N/A (See Annexure 2)

•Servitudes: N/A (See Annexure 3)

•Current Zoning: Unknown

•Site Size: 21.75 Ha

•German Village 360 is located in Peddie within Ngqushwa Municipality.

•Peddie is the main town in Ngqushwa Municipality. It is located 67 km east of Grahamstown and 55km west of King William’s Town along the N2, see fig. 2.1.1.

•German Village is approximately 1 km south of Peddie and takes access directly from the N2, see 2.1.2.

•The settlement has been formerly laid out with approximately 320 residential plots and portions for supporting facilities and is currently vacant.

•Only the primary school has been developed.


page 9

Locality Plan Figure 2.1.1


page 10

Aerial Photograph Figure 2.1.2


page 11

VISUAL SURVEY Figure 2.1.3

a. German Village Primary School entrance b. A view looking north toward the abutting property c. Existing gravel road passing through the site

d. Manhole situated nearby the site e. Existing road leading to the German Village Primary School f. A view of Peddie town from the site


page 12

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2

• 360 subsidies have been proposed for German Village. This will be a project linked subsidy into a greenfields site.

• Housing waiting lists have been requested from the municipality and are still awaited for this project.

• The municipality does not have a copy of the waiting lists for the project as they have submitted originals to the Department of Human Settlements.

GERMAN VILLAGE 360

Population ( Ngqushwa SDF 2010) N/A

Population (2010 Census) N/A

Ex. Units (Ngqushwa SDF 2010) N/A

No. Households (at 4/hh) N/A

Proposed Subsidies (EC DHS) 360

Waiting List (Ngqushwa LM) Awaited

Figure 2.2.1 Statistical Background


page 13


page 14

LAND IDENTIFICATION AND OWNERSHIP 2.3

• The land on which German Village is located is Erf 1854, Peddie.

• Enquiries with the Deeds Office in King Williams Town shows the property as unregistered, see …….. (still to be confirmed)

• The area has been subdivided and appears on General Plan No. 7877/1998, see Annexure 3. It was registered at the Surveyor - General in 01/06/1999.

• It appears however that the erven have erf numbers assigned but they have not been registered with the Deeds Office.


page 15

Cadastral Layout Figure 2.3.1


page 16

ENGINEERING (Kantey and Templer) 2.4

BULK SERVICES Existing Services

....

INTERNAL SERVICES Existing Services

....

GEOTECHNICAL CONDITIONS....

EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING

Await K&T

TOP STRUCTURE....

TRAFFIC IMPACT ASSESSMENT...

ROADS AND ACCESSIBILITY...

THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.


page 17

Engineering (Kantey and Templer) Figure 2.4.1


page 18

ENVIRONMENT 2.5

• German Village is located on relatively flat land just 1 km south of Peddie along the N2.

• There are no wetlands or Critical Biodiversity areas noted on the relevant SANBI mapping for the area, see Fig. 2.5.1.

• Paradise River flows approximately 200m north-west of German Village, see Fig. 2.5.1

• Housing development needs to ensure that it remains 32m from the River or watercourse so as to avoid triggering NEMA EIA Regulations, namely Listing No. 40 as identified in the Government Notice R. 344 (Listing Notice 1).

• However, the subdivision layout has been approved and erf numbers assigned although the General Plan does not appear to have been registered.

• The school site has been developed so the project can be considered as existing urban development and construction of houses and further services should not trigger an EIA.


page 19

Environment Figure 2.5.1


page 20

GEO-TECH 2.6

• In terms of the geotechnical information available the following is extracted from a report by Outeniqua Geotechnical Services cc, 2013 .

• Some potential geotechnical constraints have been identified for further investigation which may have an impact on the extent of the developable land and/or the development costs.

• The recommended typical foundations for subsidy housing are conventional strip foundations or light rafts to cater for variations in soil profile and minor soil movements.

• On sloping terrain, some earthworks and retaining walls may be required to create level platforms for houses and this can have significant cost implications.

• Foundations should be placed on well compacted natural soil, engineered fill or rock. Founding conditions will have to be inspected by the engineer to confirm suitable soil conditions with adequate bearing capacity and to check for any seepage or groundwater problems.

• Preliminary and Phase 1 geotechnical site investigations are required to obtain a more accurate evaluation of the development potential of each site, but the initial indications are that the geology is unlikely to pose a significant threat to the further development of these areas.


page 21

Geo-tech Figure 2.6.1

The Site


page 22

DISTRIBUTION OF SOCIAL FACILITIES 2.7

• German Village Primary School is the only facility located within a walking distance of the proposed site, see Fig. 2.7.1. There is a primary school and 2 secondary schools within Peddie town located within 2km of the site.

• The closest hospital is situated east just over 1 km from the site across the N2 road, see Fig 2.7.1.

• The police station servicing German Village is located in Peddie and located just over 2km, see Fig 2.7.1.

• All facilities are within a 1 to 2 km from where people reside.

• This proposed Human Settlement Project will not require provision of additional facilities.


page 23

Distribution of Social Facilities Figure 2.7.1


page 24

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8

• German Village is situated within Ward 10 on the SDF map, see Fig 2.8.1.

• The Ngqushwa SDF (2010), does not have detailed proposals for Peddie.

• The Ngqushwa SDF (2010) makes the following proposals for Peddie, which may have an impact on the German Village site :

– A land use audit– Land use management guidelines– Development of a master plan to guide development– Formalisation of informal settlements– Investigation and elimination of infrastructure backlogs.– Identification of business sites for informal trading – Education and skills development for the local community – The development of adult education centres– SMME development

• The proposed Human Settlement Project does not contravene SDF proposals for The area.


page 25

Current Spatial Development Framework Figure 2.8.1

The Site


page 26

FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9

• The following table indicates future plans of sector departments proposed in the various settlements as contained in the IDP 2013-2014.


page 27

APPROVAL BY COUNCIL 2.9

Awaiting Council Resolution


page 28

SUMMARY AND RECOMMENDATIONS 2.10

2.10.1 SUMMARY

•The site was inspected on 10/01/2014 and the conclusions below ground-truthed.

•There are adequate engineering services. (K&T to confirm)

•There are no environmental concerns affecting the proposed Human Settlement Project. It should not trigger an EIA.

•A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.

•The project comprises 360 subsidy units onto an existing approved township but not yet registered General Plan.

•Awaiting beneficiary list from the municipality for this project.

•There are no new social facilities required to support the proposed human settlements project.

•The Human Settlement Project is in line with the SDF.

•Awaiting Council Resolution from the municipality.

2.10.2 RECOMMENDATIONS

•The project is feasible.

•In light of this assessment it is recommended that the award of subsidies can proceed in German Village.


page 29


page 30

ANNEXURE 1: OWNERSHIP PRINTOUT


page 31


page 32

ANNEXURE 2: TITLE DEED


page 33


page 34

ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

PRELIMINARY DRAFT not for circulation

Documents

Transcript of PRELIMINARY DRAFT not for circulation