PRELIMINARY DRAFT not for circulation

1. PRELIMINARY DRAFT not for circulation feasibility and review of housing plan for MAHLUBINI 348

3. MAHLUBINI 348 Feasibility and Review of Housing Plan prepared for INTSIKA YETHU LOCAL MUNICIPALITY Private Bag X1251, Cofimvaba, 5380 Tel: (047) 874-8700 Fax: (047) 874-010 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 April 2014

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 Future plans of other Sector Departments 2.10 Approval by Council 2.11 Summary and Recommendations LIST OF FIGURES Figure 2.1 .1 Locality Plan Figure 2.1.2 Aerial Photograph Figure 2.1.3 Visual Survey Figure 2.2.1 Statistical Background Figure 2.3.1 Cadastral Layout Figure 2.4.1 Engineering Figure 2.5 .1 Environment Figure 2.6.1 Geo-tech Figure 2.7.1 Distribution of Social Facilities Figure 2.8.1 Current Spatial Development Framework LIST OF ANNEXURES Annexure 1 Ownership Annexure 2 Title Deed Annexure 3 S.G. Diagram

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

8. 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 Mahlubini 348 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 Intsika Yethu 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: Intsika Yethu Municipality (see Annexure1) • Property Description: RE/1, Cofimvaba • Title Deed Number: T149/2003 • Servitudes: Powerline across site • Site Size: 33.29 Ha • The Mahlubini 348 project is an urban project located near Cofimvaba within Intsika Yethu Municipality. • Mahlubini is a vacant site along the R61, 2km south-east of Cofimvaba centre. • The site, being located next to the R61, makes the site easily accessible. • Taking into account the size of the site at 33 hectares; if 60% (19.97 Ha) is used for residential purposes, with an average plot size of 250 m², a total of approximately 800 units can be provided on the site. However, only 348 subsidies are proposed requiring a gross area of approximately 14.5ha. • An Archaeological Impact Assessment was completed in November 2013 for Mahlubini Residential Area Development, (Portion of) Erf 1, Cofimvaba. The first phase of the project was assessed (19 Ha site) and a bridge that runs across the Cofimvaba River, built in 1954, was indicated as a contemporary period cultural heritage resource, see Fig 2.7.1. The recommendation made in this report is that caution should be taken when construction is in progress to ensure the conservation of the bridge, named Site MRD-1. No site specific conservation measures on behalf of the developer, Intsika Yethu Municipality, were recommended.

9. Locality Plan Figure 2.1.1 Mahlubini 348

10. Aerial Photograph Figure 2.1.2

11. VISUAL SURVEY Figure 2.1.3 a. The R61 intersection down the road from Mahlunbini b. Central view of the site c. A view north-west of the site d. Engineering services installed on site e. Brick making plant west of the site f. A view north-east of the site

12. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 • A total of 348 subsidies have been proposed for this project onto a greenfield vacant site. • To date, the site has not been surveyed. Therefore, no existing cadastral is in place. • The proposed project’s delivery strategy and housing instrument is project linked housing subsidy onto existing an greenfield site. • The waiting list has been requested and is awaited for this project. Figure 2.2.1 Statistical Background

14. LAND IDENTIFICATION AND OWNERSHIP 2.3 • The land on which Mahlubini 348 is located is a portion of Remainder Erf 1, Cofimvaba (Diagram No. 1913/1935), see figure 2.3.1. • The General Plan was approved on 8 May 1935. • Erf 1 of Cofimvaba was previously known as the Cofimvaba Commonage, and the entire settlement has been established on this property. • The registered owners of Remainder Erf 1 is Intsika Yethu Municipality in Title Deed T149/2003. (Awai Title Deed from King William’s Town)

15. Cadastral Layout Figure 2.3.1

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.

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

18. ENVIRONMENT 2.5 • The site is situated on a relatively flat land. • Subsistence farming can be found on the central part of the site and should be taken into consideration when planning development. • The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversity 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 3 as per SANBI data (2007) and therefore is subject to BLMC 3 guidelines according to the ECBCP. This must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project. • BLMC 3 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are permitted with conditions of approval upon environmental authorisation. • However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Cofimvaba. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended. • The heritage and environmental assessment that was completed for this site in November 2013 indicates that caution needs to be taken when developing in close proximity to the Cofimvaba Bridge, indicated as a contemporary period cultural heritage resource, see Figure 2.7.1. • This study has also mentioned that no further on-site conservation measures are recommended. • A tributary of the Cofimvaba River flows through the centre of the site and a 32m setback from the watercourse need to be put in place when developing, see Figure 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). Should the development require a buffer less than 32m, a basic assessment will be required for: The expansion of: • jetties by more than 50 square metres; • slipways by more than 50 square metres; or • buildings by more than 50 square metres • infrastructure by more than 50 square metreswithin a watercourse orwithin 32 metres of a watercourse, measured fromthe edge of a watercourse, but excluding where such expansion will occur behind thedevelopment setback line.

19. Environment Figure 2.5.1

20. GEO-TECH (Kantey and Templer) 2.6 • Preliminary and Phase 1 geotechnical site investigations are required to obtain a moreaccurate evaluation of the development potential of each site, but the initial indications arethat the geology is unlikely to pose a significant threat to the further development of theseareas. • Some potential geotechnical constraints have been identified for further investigationwhich may have an impact on the extent of the developable land and/or the developmentcosts. • The recommended typical foundations for subsidy housing are conventional stripfoundations or light rafts to cater for variations in soil profile and minor soil movements. • Onsloping terrain, some earthworks and retaining walls may be required to create levelplatforms for houses and this can have significant cost implications. Foundations should beplaced on well compacted natural soil, engineered fill or rock. Founding conditions will haveto be inspected by the engineer to confirm suitable soil conditions with adequate bearingcapacity and to check for any seepage or groundwater problems. • In terms of the geotechnical information available, the proposed housing projects appear tobe feasible and planning should proceed with further investigations on individual sites. • 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.

21. Geo-tech (Kantey and Templer) Figure 2.6.1 The Site

22. DISTRIBUTION OF SOCIAL FACILITIES 2.7 • No facilities are located on site. However, all facilities are within a 2-3 km buffer distance from the site, which is a comfortable walking distance , see Figure 2.7.1. • A secondary and a combined school is located within walking distance of the site. However, the secondary school is located on the opposite side of the Cofimvaba River. Therefore, safety measures need to be put in place for scholars who will have to cross the river over the bridge to access the school, see Figure 2.7.1. • The Cofimvaba hospital is located along the R61, approximately 1.3km from the site, see Figure 2.7.1. • The police station servicing the area is situated in Cofimvaba CBD, approximately 1.5 km away. • This proposed Human Settlement Project will not require the provision of additional facilities.

23. Distribution of Social Facilities Figure 2.7.1

24. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 • In 2013, a Local Spatial Development Framework was developed for Cofimvaba. • Mahlubini falls within the Cofimvaba commonage. • The site is vacant and proposals for the site area include residential (approximately 11ha), commercial and open space uses. The project proposed subsidies requiring a gross area of approximately 14.5ha. • The site is within the proposed urban edge. • It is proposed that the SDF be amended to increase the land identified for residential purposes from 11ha to approximately 14.5ha. Development is restricted to land beyond the 50m buffer line from the Cofimvaba River.

25. Current Spatial Development Framework Figure 2.8.1 The Site

26. FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9 • The following table indicates the future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014. • The IDP indicates the intention of a Municipal Infrastructure Grant (MIG) Project for the upgrading of the entire Cofimvaba sewer bulk line and treatment works with a total budget of R12 million over three years. • A total of R3 million is to be spent on upgrading of roads in Cofimvaba. • The Bulk Sewer project and the upgrading of roads are envisaged to occur in Ward 14, which comprises the entire Cofimvaba town. These projects will impact all urban Human Settlement Projects in Cofimvaba.

27. APPROVAL BY COUNCIL 2.9 • Await Council Resolution

28. SUMMARY AND RECOMMENDATIONS 2.10 2.11.1 SUMMARY • The ownership of the land on which Mahlubini 348 and its environs are located is registered to Intsika Yethu Municipality. • There are adequate engineering services. (K&T to confirm) • In Terms of ECBCP BLMCs that apply to CBA 3 that covers the site, settlements are permitted with conditions. It is recommended that the site be assessed by a botanist to verify and ground-truth the extent CBA 3 on the site prior to the Human Settlement Project implementation. • The location of any buildings that may be constructed on plots near the watercourse will need to ensure they keep 32m from the banks of the watercourse if they are to avoid triggering an EIA. • A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. • No waiting lists are available from the municipality. • No new facilities is required to support the proposed human settlements project. • The project is in line with the SDF with respect to the portion of the site proposed for residential purposes. • Awaiting Council Resolution from the municipality. 2.11.2 RECOMMENDATIONS • The project is feasible, pending a technical assessment by a botanist to ground truth the extent of CBA 3 on the site. • It is proposed that the SDF be amended to increase the land identified for residential purposes from 11ha to approximately 14.5ha.

29. ANNEXURE 1: OWNERSHIP PRINTOUT

31. ANNEXURE 2: TITLE DEED

33. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

34. The Site