NATIONAL CAPITALDISTRICT COMMISSION

EAST MORATA DISTRICT MASTER PLAN

1.0

September 2014

S t r a t e g i c P l a n n i n g

R E G U L A T O R Y S E R V I C E S D E P A R T M E N T

Phone: 325 4711 NCDC Lagatoi Haus

325 0280 P O Box 7270

Boroko, NCD.

Acknowledgements

This document has been prepared by the Strategic Planning Section of the NCDC Regulatory

Services.

The Strategic Planning Team comprises:

Kemo Pepena

Amanda binoka

Jacklyne Taranu

Gertrude Miria

Willie Kilamanu

A special word of appreciation to Ms Taranu for her tireless efforts in the formulation of the Plan

and Samuel for driving (staff to site) as well as all others involved directly or indirectly with the

project.

TABLE OF CONTENTS

1.0 INTRODUCTION………………………………………………………………….1

2.0 PURPOSE ........................................................................................................ 2

3.0 BACKGROUND STUDY .................................................................................. 5

4.0 PHYSICAL AND NATURAL ENVIRONMENT ................................................. 7

5.0 CONSTRAINTS AND OPPORTUNITIES ........................................................ 11

6.0 PROPOSED ZONING ................................................................................... 12

7.0 DEVELOPMENTCONTROL…………………………………………………………………………..…14

.

1.0 INTRODUCTION

The East Morata District Master Plan (EMDMP) is part of eight (8) districts or planning

precincts identified in the 8/9 Mile Interim Local Development Plan undertaken by

the Strategic Planning Section of the NCDC Regulatory Services in 2010.

Development strategies and controls for the East Morata District (EMD) were not

formulated due to lack of cohesion and setbacks in manpower and resources

available at that time.

Since 2010, the 8/9 Mile area has experienced a dramatic increase in both formal

and informal development with residential use comprising the highest land use

type. In the same token, informal housing has also increased rapidly with more

people resorting to informal estates and self-help housing driven by the increasing

un-regulated housing rentals.

Current development trend is seen to be moving along a north-easterly corridor

toward the 8/9 Mile area which is likely to result in an increase in density. This may

also be attributed to the ease with which land is accessed as traditional owners

transact directly with developers often times ignoring and neglecting planning

principles and requirements.

The EMDMP was prepared mostly from background information extracted from

the 8/9 Mile Interim Local Development Plan which was further verified with a land

use and physical environment study of the plan area.

The plan area also includes the Flight path comprising the Obstacle Limitation

Surfaces (OLS)– approach and take-off. Of concern are the approach and the

inner horizontal surfaces which take up two thirds of the study area. The National

Airports Corporation (NAC) which is responsible for all aerodrome land (including

lands within the OLS) have recommended for all area s directly affected by the

Flight Path be development-free due to noise pollution. This is further discussed

under Section 4.

It is also important to note from the outset that the greatest challenge within the

plan area has been the setup of the informal settlements and its associated social

problems. It (settlements) forms the backdrop of this plan to create a sustainable

community at an acceptable standard with clean and safe environment.

2.0 PURPOSE

The purpose of the EMDMP is to provide land use development guidance through

the application of the controls and strategies identified in this Plan.

2.1 PLAN BOUNDARY

The project area is indicated in the 8/9 Mile Interim Local Development Plan as

district 8 or East Morata. It is situated in the south western part of the 8/9 Mile Local

Planning Area and is bounded by 8 Mile settlement to the East, Portion 528 in the

north, Morata suburb in the West and Hubert Murray Highway in the South.

Figure 1: Boundary Map of study area highlighted in red.

2.2 RATIONALE OF THE PLAN

The plan is being prepared in accordance with Section 49 of the Physical Planning

Act 1989 which states that:

A subject development plan is a physical plan prepared where a particular

subject requires detailed attention, and may be prepared within the

framework provided by;

(a) A provincial development plan; or

(b) An urban development plan; or

(c) A local development plan; or

(d) Any combination of Paragraphs ((a) , (b) and (c)

2.3 DESIRED OUTCOME OF THE PLAN

The aim of the plan is in two folds;

1. To provide physical development guidance in the plan area by identifying

the appropriate land uses and controls that are compatible with the overall

character of the area; and

2. To improve the environment and the general aesthetics of the plan area

2.4 METHODOLOGY

The study was conducted through the following approach and was tailored to

meet the specific requirements of the study area.

i. A land use exercise was carried out and the following were established:

a) current uses of land which is indicated in Map 1

b) current zoning which is indicated in Map 2

c) constraints and opportunities which is indicated in Map 3

ii. A title search was carried out through a written memo requesting

Urbanization Section to undertake the exercise at Department of Lands

and Physical Planning to identify current leases and lease holders

iii. Background information was collected from various sources including the

National Capital District Urban Development Plan and the recently

approved 8/9 Mile Local Development Plan.

iv. The Proposed Zoning was developed from the background information

and the land use survey.

v. Development controls were formulated to ensure the plan functions to

achieve the desired outcomes

3.0 BACKGROUND STUDY

3.1 EXISTING LAND USE

The existing land use map is attached as Map 1 in the Appendix. The study area

contains approximately 527.3 hectares of land. This is converted into various land

use percentages which is indicated in the pie chart below.

About 79% of the land within the study area is vacant, either undeveloped or not

developable and comprises of grazing land, food gardens and flood plains. Of

the parcels of land under some utilization, informal residential uses make up the

majority of the land use followed by formal residential use. Public utility makes up

about 4.46% whilst public Institutional which is the only formal use apart from the

formal residential uses comprising of institutions such as New Erima Primary School

and the Department of Agriculture and Livestock make up about 0.70%. Other

uses such as commercial and industrial are totally neglected due to its informal set

up. The pie chart below shows various land use composition.

Figure 2: Land use Calculations for East Morata District

The plan area as part of the bigger area of the 8/9 Mile Local Planning Area has

historically been considered as a semi-rural area, because of its seclusion from the

main built up areas such as Boroko, Waigani and Town. Research into the case

history reveals that in the last couple of years there were only three applications

Residential (Formal)

2%

Residential (Informal)

13%

Public Institutional0.7%

Commercial0.06%

Light Industrial0.06%

Public Utilities4.46%Open Space

79%

for declaration of subdivision zones for the plan area of which two received

approval whilst the third one was refused. This indicated a very minimal level of

development which has left much of the land vacant and undeveloped and

currently used for food gardens by the local residents.

3.2 LAND TENURE

A land title search was carried out to establish the current leaseholders which are

indicated in the table below. Figure 3 shows the locality of the land descriptions.

Table 1: Land Tenure within the study area:

Land Description Status

Portion 172 Not Registered, (believed to be owned by New

Erima Primary School)

Portion 1468 Not registered

Portion 2125 Bant Development Pty Ltd

Portion 2221 Has been further subdivided with changes in the

land description and ownership. Attempts to verify

that were unsuccessful

Portion 2268 Not registered

Portion 1452 PNG Electricity Commission

Portion 528 Vacant sate land

Sections 12, 13, 14,

15,16,17,18,19 & 20

Public Service Home Ownership Scheme

Section 297/L1 Not registered

Section 584,428 National Capital District Commission

Figure 3: Tenure-ship of Lands within East Morata District

4.0 PHYSICAL AND NATURAL ENVIRONMENT

4.1 SETTLEMENTS

Settlements (Informal Residential) are dominating features within the plan area.

They make up about 11.65 hectares or 13% of the total land area. Located on the

western side of the plan area is the Wild Life and Morata settlement whilst on the

eastern side is the part of the 8 Mile settlement extending from the tip of Hubert

Murray Highway right into heart of the main 8 mile settlement. They are seen to be

steadily growing as a result of lack of affordable housing and failure to identify and

release land for housing developments within NCD. They are characterized mostly

by shanty and self-help housing types without any consideration to spatial

planning in terms of the overall layout. This poses the greatest challenge in

planning out the area to create a sustainable and livable community.

4.2 FLIGHT PATH

A stretch of land on the western path of the area containing approximately 413.7

hectares of land is regarded as the flight path. Consultations with the National

Airports Corporation revealed that such areas are considered as Obstacle

Limitation Surfaces which is indicated in Figure 4 below

Figure 4: Obstacle Limitation Surfaces. (Source: National Airports Corporation, 2013)

To gain a better understanding of the compatible land uses with the restrictions,

the Obstacle Limitation Surfaces are discussed in 3 components which are also

indicated in Figure 4above.

i. TAKE OFF AND APPROACH SURFACES

The areas of land under these surfaces may be developed for agricultural

purposes; however, crops that produces seeds and which attract birds are

strictly discouraged. Recreational (outdoor facilities) may be allowed as

well, however, at a distance of at least 3km minimum from the runway end

and any such proposals must be assessed by NAC authorities at the first

instance.

ii. TRANSITIONAL SURFACE

This surface is located immediately within the airport operational areas and

only structures associated with airport operations are permitted

iii. INNER HORIZONTAL AND CONICAL SURFACES

Compatible land uses for this surface includes commercial, residential, and

institutional be allowed with restrictions such as height limits and type of

materials for construction, however developments taking place on this site

is subject to noise pollution, hence NAC should be consulted for verification

purposes.

Although various uses stated above are compatible the most preferred use

would be residential taking into consideration the current setup of the area.

FLIGHT PATH ISSUES

In 2008, Nett Holdings lodged an application for declaration of subdivision zone

over portion 2221, the Board at that time granted approval with condition that the

flight path is left undeveloped. However, recently, during research and data

collection and analysis phase, it was brought to light that part of the approved

subdivision has encroached onto the flight path. This became a concern to the

current NCD Physical Planning Board as protecting public and national interest is

one of their many priorities, hence they requested that further consultation be

made with the National Airports Corporation (NAC) regarding this concern.

Consultation with NAC through a correspondence dated 29th October 2014

strongly object occurrences of development on entire portion 2221 due to safety

infringement issues because of its close proximity to the end of the run way on the

northern end. The issues highlighted specially includes Noise and air pollution, risks

of Incidents and Incidents in the event of a possible aborted landing, aircraft

overshooting the runway and premature landing.

NAC further advised of the Airport Expansion Plan and mentioned that the area

be declared as No Development Zone and be incorporated into the Aerodrome

Reserve (portion 2965) which will assist them to have total control over future

developments.

NAC also raised concern that it was unfortunate that part of the existing Morata

residential developments protrudes into the NAC proposed ‘No Development

Zone Area’ and that there should not be any further developments on this site.

4.3 NATURAL ENVIRONMENT

It is also important to understand the existing environment of the plan area in

order to draw up the appropriate zoning.

The common and extensive type of vegetation found around East Morata area

are deciduous forest (rain trees and pandanus) which are found near low-lying

and flood-plain areas, dense forest comprising of tall trees and varieties of

eucalyptus species and savannah grassland which constitute of shrubs, fruit trees

and kunai grass that are commonly found in and around Port Moresby area.

Figure 5: View of commonly found vegetation within the study area

The study area is located close to the Eda Ranu sewerage treatment plant

connected to a major wetland area, Waigani Swamp. The study has indicated

that there are patches of waterlogged and a creek stretching north-west through

the Net Holdings Subdivision Zones on Part Portion 2221 Granville all the way to the

Hubert Murray Highway through to Erima and interconnected with the Boroko

creek in the south-east. These standing waters are connected to the major creek

that runs north-west through the study area joining Boroko creek in the south-east.

The creek runs through the water-logged areas exposing it to inundation during

the wet season and base flow contributes to the total run-off only during the wet

season when the water table is high. Such situation may contribute to flash

flooding which away people, livestock, gardens and poorly built infrastructure in

short period on time.

Given the number of activities that occur daily, the quality of Boroko Creek in most

circumstances is in an undesirable state which is unsuitable or risky for human

consumption and maintenance of aquatic life and ecosystem that it supports,

posing hygiene risks to human.

4.4 TRANSPORT AND INFRASTRUCTURE SERVICES

Water supply, sewerage and electricity are limited whilst sealed roads and proper

drainage systems are non-existence in the plan area. Although the plan area is

connected through the Hubert Murray Highway, most local access consists of

gravel and dirt road with very poor standard.

At the time of this study, portion 2221 was undergoing its initial phases of road

construction.

Figure 6: View of patches of water-logged areas

5.0 CONSTRAINTS AND OPPORTUNITIES

The constraints and opportunities identified within the study area are shown in Map

3.

5.1 OPPORTUNITIES

There are significant parcels of land that are currently vacant and undeveloped

which creates opportunities for prospective investors to develop.

There is a proposed future arterial road which will run through the plan area

connecting from a section between Morata and Wild Life areas and runs up north

to the power station that will improve accessibility and connectivity.

5.2 CONSTRAINTS

A vast tract of land on the southern side of the plan area has been identified as a

flight path into the Jacksons Airport and is considered as a constraint to

development in the interest of safety.

There are patches of wetland areas at the northern part of the study area which

is prone to inundation during wet season and is considered as constraint to

development. There is also a small creek situated at the south eastern part of the

plan area which needed to be protected from developments

The south western part of the study area, which is a component of a bigger area

of 8 Mile is mostly characterized by settlements and its associated problems. This

settlement is growing constantly as a resort to housing problems experienced in

the city. These settlements are seen as a constraint to potential development as

they provide setback to create a sustainable and acceptable standard with

clean and safe environment.

There is a minimum basic infrastructure services such as water, and electricity

together with proper road facilities within the plan area.

6.0 PROPOSED ZONING

6.1 ZONING

The proposed zoning (see Map 5) was derived from an analysis of the background

information consisting of existing natural and physical environment which

provided inter relationship between various factors from which the best

appropriate land use was identified. The Obstacle Limitation Surfaces (flight

approach) has had a major influence on the assignment of land uses as did

informal residential which is evident in the land use calculations revealed in Figure

2.

6.2 STRATEGIES

The following strategies were adopted from the approved 8/9 Mile Interim Local

Development Plan and reviewed to be used as a guide to achieve the desired

outcome of the plan.

The flight path of aircraft is to be kept free of all new developments and

land uses which attract birds or generate smoke, in the interest of safety

Promotion of compatible land uses within the flight path that meet the

minimum required standards of the National Airport Corporation

Promotion building designs to be climate conscious and energy efficient

where different means of obtaining natural ventilation, natural lighting and

natural energy are exploited

Promoting the creation of attractive buildings in the built environment that

are socially and culturally responsive to express a proud sense of locality

Convenient allocation of PMV bus- stops at Wild Life junction to serve the

District

Promotion of the recently approved Fencing policy. All construction of

fences within the District to comply with this Policy

Identification of Junction at Wild Life as a planning node

Development of an efficient road network system throughout the district

Nodes defined as high density multifunctional developments featuring a

pedestrian – conducive environment and good public transit accessibility.

6.3 DEVELOPMENT CONTROLS

Permitted Use Maximum

H eight

Maximum

No of

storeys

Car Parking Minimum

Site Area

Minimum

Site

coverage

Minimum Setback

Residential Detached

Dwelling

4.8 meters

from

natural

ground

level

2 storeys 2 spaces on site 300m2 70% 4.5m from primary

road frontage

From side

boundary;

(a) 1.2m

(b) 3m from the

secondary

frontage if

abuts more

than one

street. Public

Institutional

Learning

Establishments

Primary &

secondary

education (day

schooling)

Less than 3

meters

2 storeys Minimum of 1

car space per 2

classrooms plus

a minimum of 3

spaces for

visitors plus a

pick up point

for school

children

Minimum

of 2

hectares for

primary

schools

High

schools

minimum of

8 hectares

60% 10m from primary

frontage

Commercial Petrol filling

stations and shops

incidental to it

Maximum

of 3

meters

single 6 car spaces

plus space for 1

commercial

vehicle to

unload and

manoeuvre

300m2 70% N/A

7.0 BIBLIOGRAPHY

Strategic Planning.8/9 Mile Interim Local Development Plan. Tech. Port Moresby:

(random), 2010. Print

National Airport Corporation. "Obstacle Limitation Surfaces."Letter to National

Capital District Commission. 25 Nov. 1989. MS. N.p.

LIST OF MAPS

Map 1: Existing Land Use

Map 2: Existing Zoning

Map 3: Constraints & Opportunities

Map 4: Natural Environment

Map 5: Proposed Zoning