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feasibility and review of housing plan for RABE 260

feasibility and review of housing plan for RABE 260. RABE 260. Feasibility and Review of Housing Plan. prepared for. AMAHLATHI LOCAL MUNICIPALITY 12 McClean Street, Stutterheim, 4930 Tel: (043) 683-5000 Fax: (043) 683-1127. EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS

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feasibility and review of housing plan for RABE 260

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  1. feasibility and review of housing plan for RABE 260

  2. RABE 260 Feasibility and Review of Housing Plan prepared for AMAHLATHI LOCAL MUNICIPALITY 12 McClean Street, Stutterheim, 4930 Tel: (043) 683-5000 Fax: (043) 683-1127 EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: +27 (0) 43 711 9735 by Kantey & Templer PO Box 15087 Beacon Bay, 5205 Tel; 041 373-0738 CNdV africa (Pty) Ltd environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel: 021 424-5022 Fax: 021 424-6837 IQ Vision 110 Sarel Cillier Street, Strand, 7140 Tel: 021 853-3902 March 2014

  3. 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 ANNEXURES Annexure 1Ownership Annexure 2 Title Deed Annexure 3 Surveyor General diagram

  4. 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 Settlement EIA Environmental Impact Assessment GP General Plan HSP Human Settlement Plan LM Local Municipality MHSP Municipal Human Settlement Plan SA South Africa SANBI South African National Biodiversity Institute SDF Spatial Development Framework ECBCP Eastern Cape Biodiversity Conservation Plan BLMC Basic Land Management Class

  5. INTRODUCTION 2.1 2.1.1 PURPOSE OF THE REPORT The purpose of this report is to describethe key elements to be taken into account when assessing the feasibility of Rabe 260 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 five Human Settlement Project feasibility reports for Amahlathi 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: • Determination of housing demand and potential beneficiary status • Land identification and ownership • Availability of bulk services and confirmation of capacity • Environmental conditions; • Geo-technical conditions • Alignment with Municipal Spatial Planning • Visual survey (area visits) • Future development plans of other sector departments • Provision of recommendation and proposals to ECDHS 2.1.4 BACKGROUND TO SETTLEMENT Registered Owner: To Follow Property Description: To Follow (See Annexure 2 and 3) Title Deed Restrictions: To Follow (See Annexure 2) Servitudes: To Follow (See Annexure 3) Current Zoning: Unknown Site Size: 94.97 Ha The Rabe 260 Human Settlement Project is a rural project within Amahlathi Municipality. The Rabe 260 project site is located on the south western boundary of the municipality along the R63 route approximately 33.4km west of King Williams Town and 30.1km east of Alice, see Fig, 2.1.1. The settlement has a population of 979 people (Census 2011) and comprises 292 households (Census 2011), on what appears to be sparsely populated 2000m² - 2500m² betterment scheme plots . There are two rivers flowing on either side of the settlement draining into Debe Dam to the south west, see Fig 2.1.2.

  6. Locality Plan Figure 2.1.1

  7. Aerial Photograph Figure 2.1.2

  8. VISUAL SURVEY Figure 2.1.3 a. Sign board at the Rabe entrance. b. Main road into Rabe c. Example of typical mud house d. Resident upgrading their home e. The early Childhood Centre f. Existing Debe Primary school g. The area is serviced with 200m stand pipes h. Condition of the roads i. The local clinic

  9. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 Rabe 260 is a project that was submitted to Eastern Cape Department of Human Settlements by the community of Rabe. The number of proposed units were unclear however the project will comprise an In-Situ upgrade onto existing plots. It can thus be determined that the number of subsidies will not exceed the number of households in the village. According to 2011 Census, Rabe village comprises 292 households. It is assumed that 258 households will qualify for a full human settlement subsidy based on income levels of the community as recorded in the 2011 Census. Housing waiting lists have been requested from the municipality and are still awaited for this project. Figure 2.2.1 Statistical Background

  10. LAND IDENTIFICATION AND OWNERSHIP 2.3 The Rabe parent erf does not appear in our data. SD will go and search at the Surveyor General Office.

  11. Cadastral Layout Figure 2.3.1

  12. ENGINEERING 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.

  13. Engineering Figure 2.4.1

  14. ENVIRONMENT 2.5 The site is situated on gradual slopes with the majority being south facing. The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversty Land Management Classes (BLMCs) according to the terrestrial Critical Biodiversity Areas (CBAs). Each BLMC sets out the desired ecological state that the area should be kept in to ensure biodiversity persistence. The site falls within CBA 1 as per SANBI data (2007) and therefore is subject to BLMC 1 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project. BLMC 1 permits the land to be used exclusively for Conservation purposes. Settlements are not recommended for these areas, see Fig. 2.5.1. A water course flows to the east of Rabe while the Fort White River flows to the west, draining into the Debe Dam (off the map), south west across the R63 road, see Fig. 2.5.1. The settlement is surrounded by former arable lands abutting the rivers, see Fig. 2.1.2 on page 10. 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).

  15. Environment Figure 2.5.1

  16. 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.

  17. Geo-tech Figure 2.6.1 RABE The Site The Site

  18. DISTRIBUTION OF SOCIAL FACILITIES 2.7 There is one existing primary school in Rabe village, namely Debe Primary School, see Figure 2.7.1. An existing clinic is situate approximately 1.8km east of Rabe on the gravel road, see Fig. 2.7.1 Security facilities are located in the nearby towns of Middledrift and Dimbaza, see Fig. 2.1.1 on page 9. Existing retail activity in the area caters for basic grocery needs. Monthly shopping occurs mainly in King Williams Town, see Fig. 2.1.1 on page 9. The Human Settlement project will benefit people that are already living in the area and does not require the provision of additional social facilities. This proposed Human Settlement Project will not require provision of additional facilities.

  19. Distribution of Social Facilities Figure 2.7.1

  20. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The SDF does not make specific proposals for Rabe, however Rabe is located on a tourism linkage. Which opens up possibilities for Rabe to benefit from tourism opportunities in the future. The Human Settlement project does not contradict the Spatial Development Proposals for Amahlathi.

  21. Current Spatial Development Framework Figure 2.8.1 RABE The Site

  22. APPROVAL BY COUNCIL 2.9 Awaiting Council Resolution

  23. SUMMARY AND RECOMMENDATIONS 2.10 2.10.1 SUMMARY The site was inspected on 03/12/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 1, settlements are not recommended. It is recommended that the site be assessed by a Botanist to verify and ground-truth the CBA nature of the site prior to the Human Settlement Project implementation. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises 260 subsidy units onto existing plots. Awaiting beneficiary list from the municipality. There are no new social facilities required to support the proposed human settlements project. The Human Settlement Project is in line with the SDF. Awaiting Council Resolution from the municipality. 2.10.2 RECOMMENDATIONS The project is feasible, pending a technical assessment by a Botanist to verify the CBA nature of the site. In light of this assessment it is recommended that the award of subsidies can proceed in Rabe.

  24. ANNEXURE 1: OWNERSHIP PRINTOUT

  25. ANNEXURE 2: TITLE DEED

  26. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

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