feasibility and review of housing plan for RABE 260

Amathole District MunicipalityAMAHLATHI LOCAL MUNICIPALITY

March 2014

feasibility and review of housing plan for RABE 260RABE 260

Feasibility and Review of Housing Plan

RABE 260RABE 260

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

AMAHLATHI LOCAL MUNICIPALITY12 McClean Street, Stutterheim, 4930

Tel: (043) 683-5000

Fax: (043) 683-1127

RABE 260 FEASIBILITY STUDYCNdV africa (Pty) Ltd 21 April 2023

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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


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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 FrameworkECBCP Eastern Cape Biodiversity Conservation PlanBLMC Basic Land Management Class


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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 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:

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: 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.


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Locality Plan Figure 2.1.1


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Aerial PhotographFigure 2.1.2


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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


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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.

RABE 260

Population (Amahlathi SDF 2012) Not Specified

Population (2011 Census) 979

Ex. Units (Amahlathi SDF 2012) Not Specified

No. Households (Census 2011) 292

Proposed Units (EC DHS) 260

Waiting List (Amahlathi LM) Awaited

Figure 2.2.1 Statistical Background


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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.


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Cadastral Layout Figure 2.3.1


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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.


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Engineering Figure 2.4.1


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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).


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Environment Figure 2.5.1


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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.


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Geo-tech Figure 2.6.1

RABE

The Site


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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.


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Distribution of Social Facilities Figure 2.7.1


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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.


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Current Spatial Development Framework Figure 2.8.1

RABE

The Site


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APPROVAL BY COUNCIL 2.9

Awaiting Council Resolution


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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.


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ANNEXURE 1: OWNERSHIP PRINTOUT


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ANNEXURE 2: TITLE DEED


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ANNEXURE 3: SURVEYOR GENERAL DIAGRAM


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