KNYSNA ERF 6162 APPLICATION FOR REZONING · knysna erf 6162 application for rezoning client: t & a...

KNYSNA ERF 6162

APPLICATION FOR

REZONING

CLIENT: T & A TRUST

PREPARED BY: MARIKE VREKEN URBAN AND ENVIRONMENTAL PLANNERS

AUGUST 2015

REZONING FOR GUEST HOUSE: KNYSNA ERF 6162

AUGUST 2015 PAGE 1 OF 23

CONTENTS

(I) TABLE OF CONTENTS

SECTION A : BACKGROUND ................................................................................... 3

1. BACKROUND ....................................................................................... 3

2. THE APLICATION ................................................................................. 3

3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP ........................................ 3

SECTION B : DEVELOPMENT PROPOSAL................................................................. 4

4. DEVELOPMENT SPECIFICATIONS ............................................................. 4

4.1. Development Specifications ...................................................... 4

4.2. Rezoning ................................................................................... 6

4.3. Knysna Zoning Scheme regulations, 1992 ................................. 7

5. SERVICES INFRASTRUCTURE .................................................................. 7

SECTION C : CONTEXTUAL INFORMANTS ............................................................... 8

6. LOCALITY ........................................................................................... 8

7. CURRENT LAND USE AND ZONING ........................................................... 8

7.1. Land Use ................................................................................... 8

7.2. Zoning ....................................................................................... 9

8. CHARACTER OF THE AREA .................................................................... 10

9. EXISTING POLICY FRAMEWORKS ........................................................... 13

9.1. Western Cape Provincial SDF (2013) ....................................... 13

9.2. Knysna SDF (2008) ................................................................. 14

SECTION D : MOTIVATION ................................................................................... 15

10. CONSISTENCY WITH SPATIAL PLANNING POLICIES ................................... 16

11. CONSISTENCY WITH THE SURROUNDING AREA ........................................ 16

12. ACCESSIBILITY OF THE AREA ................................................................ 17

13. URBAN INTEGRATION ......................................................................... 17

14. TOURISM ......................................................................................... 18

15. NO IMPACT ON EXISTING RIGHTS .......................................................... 19

16. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF

2013) 19

17. CONCLUSION .................................................................................... 23



(II) ANNEXURES

ANNEXURE A. Power of Attorney & Company Resolution

ANNEXURE B. Application Form

ANNEXURE C. Title Deed

ANNEXURE D. SG Diagrams

ANNEXURE E. Architectural Designs

(III) PLANS

PLAN 1. Locality Plan

PLAN 2. Land UsePlan

PLAN 3. Zoning Plan

PLAN 4. Site Development Plan

(IV) TABLE OF FIGURES

FIGURE 1. Site Development Plan .............................................................................. 4

FIGURE 2. Ground Floor of Proposed Guest House ....................................................... 5

FIGURE 3. First Floor of Proposed Guest House ........................................................... 5

FIGURE 4. Site Development Plan .............................................................................. 6

FIGURE 5. Locality .................................................................................................... 8

FIGURE 6. Existing Residential Dwelling On Knysna Erf 6162 ........................................ 9

FIGURE 7. Extract From the Knysna Zonings Map 2008 ................................................ 9

FIGURE 8. Accommodation Within A 200m Buffer ...................................................... 10

FIGURE 9. Guest Houses in the Surrounding Area ...................................................... 11

FIGURE 10. Lodging and Self Catering Accommodation in the Surrounding Area ............ 12

FIGURE 11. Places of interest in the surrounding Area ................................................. 12

FIGURE 12. Extract from the Knysna SDF ................................................................... 15

FIGURE 13. Accommodation Facilities within a 200m Buffer .......................................... 16

FIGURE 14. Access To Subject Property ...................................................................... 17

FIGURE 15. Extract from PSDF Showing Importance of Urban Integration ...................... 18



SECTION A : BACKGROUND

1. BACKROUND

Erf 6162 Knysna, is located in a cull de sac, known as Commonage Close, Rexford, Knysna and is approximately 845m² in extent. The property is currently zoned as “Single Residential” in terms of the Knysna Zoning Scheme Regulations (1992).

The owners envision to operate a guesthouse from their existing dwelling on the property which will provide visiting tourists with a unique lodging experience located in the foothills of the Rexford area. In order to allow the proposed use on the property it is necessary to apply to rezone the property to General Residential Zone that allows the use of a ‘residential building’, the definition of which includes a guest house.

2. THE APLICATION

Marike Vreken Urban and Environmental Planners has been appointed by T&A Trust to prepare and submit the required application documentation (refer to A: Power of Attorneyand : Application Form) for:

(i) Rezoning of Knysna Erf 6162 from “Single Residential Zone” to “General Residential Zone” in terms of the Knysna Zoning Scheme in terms of Section 17 of the Land Use Planning Ordinance, 1985 (15 of 1985) to allow for a guest house.

(ii) A departure in terms of Section 15 of the Land Use Planning Ordinance, 1985 (15 of 1985) from the Knysna Zoning Scheme Regulations (1992) from the requirement that covered parking be provided.

3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP

A copy of the Title Deed that include all the information outlined below, is contained in . Surveyor General Diagrams for the subject property is contained in

Erf Number 6162

Title Deed Number T2525/2015

Property Owner T&A Trust

Property Description

Property Size 845m2 (Eight Hundred and Forty Five square metres)

Title Deed Restrictions There are no title deed restrictions that could prevent the proposed development

Servitudes There are no servitudes registered over the property. Refer to Surveyor General Diagrams for the subject property as contained in



Bonds No bonds are registered over the property.

SECTION B : DEVELOPMENT PROPOSAL

4. DEVELOPMENT SPECIFICATIONS

4.1. Development Specifications

(Refer to ANNEXURE E Architectural Designs)

FIGURE 1: SITE DEVELOPMENT PLAN

The development proposal entails the alteration of the existing single residential dwelling to guest house facility which will accommodate three (3) guest rooms and one (1) general manager’s room. The ground floor of the subject property will consist of the following group of interleaving rooms:

Ground Floor

y Kitchen y Dining Room y Living Room y Laundrette y Study Area y Covered Patio y Manager’s Room



FIGURE 2: GROUND FLOOR OF PROPOSED GUEST HOUSE

The first floor will primarily be used for guest accommodation and will consist of the following:

First Floor

y 3x Guest Bedrooms y Tv Lounge y Open Patio

FIGURE 3: FIRST FLOOR OF PROPOSED GUEST HOUSE



4.2. Rezoning (Refer to Plan 4Site Development Plan) The Knysna Zoning Scheme Regulations (1992) does not have a specific zoning category available to accommodate a Guest house. In terms of the current zoning scheme the only way to allow for a guest house is to rezone the property to ‘General Residential’ Zone.

According to the Knysna Zoning Scheme (1992) a residential building is a primary use within A General residential zone and is defined as:

.

The guesthouse is then included within the definition of a ‘Residential Building’, which is a primary right in the General Residential Zone.

FIGURE 4: SITE DEVELOPMENT PLAN

The guesthouse has the space to accommodate three guest rooms on the first floor. The bedrooms above ground floor have access to on suite bathrooms and two guestrooms have access to the balcony that affords views towards the Knysna Lagoon. The guesthouse also includes a small bedroom on the ground floor for the manager, a dining room for guests,



kitchen and food preparation areas. On the ground floor, there is a swimming pool and deck area.

The guest house will accommodate tourists throughout the year. The subject property serves as an ideal location as is it is located in a peace and tranquil environment within in the Rexford area. The guest house will accommodate guest that share and appreciate the peace and quiet ambiance of the surrounding area. The property is in close proximity to the several tourist related facilities and has a panoramic view of the Knysna Lagoon.

4.3. Knysna Zoning Scheme regulations, 1992

The Knysna Zoning Scheme (1992) prescribes additional parameters for buildings and uses within the General Residential Zone:

Parameter Compliance Coverage At most 50% Approximately 373m2of total area 1143m2

=22% - Floor Factor 1,0 0.38- Building lines Street: 8m

Lateral/Rear: 4,5m Street: 8m Western lateral: 1.5m

Height 12m above natural ground level 8m Parking 1 parking bay per bedroom, covered plus

1 bay for every 4 bedrooms for visitors

Bedroom parking 4x1 Bay = 4 Bays (covered) –

Visitor Parking 4/4=1 Bays Total =5 bays-

5. SERVICES INFRASTRUCTURE

Given the fact that the application area is located within the existing urban fabric, and within an existing residential area, the proposed guest house will not have any impact on infrastructure provision.



SECTION C : CONTEXTUAL INFORMANTS

6. LOCALITY (Plan 1: Locality Plan)

FIGURE 5: LOCALITY

The subject property is located at 7 Commonage Close, Knysna. The application area is situated in a cull de sac in the Rexford residential neighbourhood which is accessed off Marr Street that joins with Wilson Street, one of the main access routes for the Rexford residential neighbourhood. The coordinates for the centre of the property is located at 34° 3'53.20"S and 23° 4'49.76"E.

7. CURRENT LAND USE AND ZONING

7.1. Land Use (Plan 2: Land UsePlan)

The subject property is currently used as a single residential dwelling. There is a single dwelling house on the property that includes four bedrooms and a dining room; living room; study and a pool with deck area.



FIGURE 6: EXISTING RESIDENTIAL DWELLING ON KNYSNA ERF 6162

7.2. Zoning

(Plan 3: Zoning Plan)

Knysna Erf 6162 is currently zoned “Single Residential” in terms of the Knysna Zoning Scheme Regulations (1992).

FIGURE 7: EXTRACT FROM THE KNYSNA ZONINGS MAP 2008



8. CHARACTER OF THE AREA

FIGURE 8: ACCOMMODATION WITHIN A 200M BUFFER

The immediate surrounding area is dominated by a mixture of medium to high income single residential uses which is exhibits a combination of postmodern and pre modern architectural style throughout the Rexford area. The figure above illustrates that tourist accommodation is not an uncommon use within the neighbourhood.

It must be noted that a place of accommodation is located approximately within a 200m buffer of each other. Given the undulating topography of the area these distances may perceive to be far greater than the actual distance. However, it must be noted that the precedent of tourist has been established within the neighbourhood. Rexford is an ideal location which is easily accessible to nearby tourist amenities, facilities and recreational uses such the Knysna Lagoon, Pezula Golf Course, Knysna Golf Course; Leisure Isle; Loerie Park for sport events as well as the Knysna Private Hospital and Knysna Hospice.

Guest houses in the surrounding area include:

y Lavender Hill Guest house located North West of the subject property on Erf 7450.

y Amber Guest House is located west of the subject property on Erf 6179.

y The Stannards Guest House is located north of the subject property on Erf 2170.

y Bamboo Guest House is located north of the subject property on Erf 18817.

The Guest Houses in the surrounding area are graded either three or four stars which indicate that the guest houses in the vicinity strive on providing visiting tourist with top quality accommodation services in a neighbourhood which is characterised by a integration of residential and tourist accommodation facilities. The proposed land use will share the aesthetic and ambiance qualities presented by other guest houses in the surrounding area.



FIGURE 9:GUEST HOUSES IN THE SURROUNDING AREA

Other accommodation facilities within the area include;

y Wilson Street Lodge located north of subject property on Erf 2092

y Trogan Bed and Brekfast North east of subject Property on Erf 4047

y Birds of a Feather Bed and Brekfast north of the subject property on Erf 2121

y Knysna Country House north east of subject property on Erf 2166

y Orange Lion Self Catering Cottagenorth east of subject property on Erf 4083

y Stannards Self Catering Cottage 2170

Erven in the area are typically of a large size – over 1000m2 and have equally large structures built on them. Due to the topography of the area many buildings appear to have more than one storey.



FIGURE 10:LODGING AND SELF CATERING ACCOMMODATION IN THE SURROUNDING AREA

The application area is located in the heart of the Rexford residential neighbourhood and can be easily accessed from primary routes that link places of interest within the Knysna urban area. The subject property is also well located in close proximity to the Knysna Golf course and well within travelling distance to the Pezula Golf and other tourism related facilities located within the area and along George Rex Drive.

FIGURE 11: PLACES OF INTEREST IN THE SURROUNDING AREA



9. EXISTING POLICY FRAMEWORKS

9.1. Western Cape Provincial SDF (2013)

The Western Cape Provincial SDF was approved in 2014 by the Western Cape Parliament and serves as strategic spatial planning tool that “communicates the provinces spatial planning agenda”.

The recent shift in legislative and policy frameworks have clearly outlined the roles and responsibility of provincial and municipal spatial planning and should be integrated towards the overall spatial structuring plan for the province to create and preserve the resources of the province more effectively through sustainable urban environments for future generations. This shift in spatial planning meant that provincial inputs are in general limited to provincial scale planning. However it is important to note some of the key policies laid down by the PSDF have a bearing on the application.

The proposed development compliments the SDF spatial goals that aim to take the Western Cape on a path towards:

(i) Greater productivity, competitiveness and opportunities within the spatial economy;

(ii) More inclusive development in the urban areas;

(iii) Strengthening resilience and sustainable development.

However it is important to note some of the key policies laid down by the draft PSDF have a bearing on the application.



Policy E3: Revitalise and Strengthen Urban Space-Economies as the Engine of Growth

5. Existing economic assets (e.g. CBDs, township centres, modal interchanges, vacant and under-utilised strategically located public land parcels, fishing harbours, public squares and markets, etc.) should be targeted to levers the regeneration and revitalisation of urban economies.

7. Incentives should be put in place to attract economic activities close to dormitory residential areas, facilitate brownfields development.

Policy S3: Ensure Compact, Balanced & Strategically Aligned Activities & Land Uses

This policy reflects the main aim of the policy through targeting economic assists (e.g. Modal Interchanges underutilised strategically located land parcels) should be used as a lever to regenerate and revitalise urban settlements.

Promoting functional integration and mix land use to increase liability of urban areas. Thus the policy specifies the importance to- increase density of settlements and number of units in new housing projects; continue to deliver public investment to meet the needs in settlement developments; integrate packages of land, infrastructure and services as critical to promote densification and efficiency associated with agglomeration.

9.2. Knysna SDF (2008)

The Knysna SDF has been adopted by Knysna Municipality The Knysna SDF indicates that the property is within the urban edge for planning purposes, meaning that it is suitable for urban development.

The Knysna SDF recognises the importance of tourism as an economic driver for the town, stating that:



FIGURE 12: EXTRACT FROM THE KNYSNA SDF

Of the Knysna Basin Area, within which the subject property is located, it explains that the following its role should remain that of the:

i to settlements within the municipal area i Focus of , leisure, ‘low-key’ industry, retail, services, etc.); i Hub of primary administrative and public service functions in the Municipality; i and cultural activity in the Municipality; i Primary area for significant residential development in the municipality.

The Knysna SDF therefore supports the PSDF in the promotion of tourism and leisure activities within the Knysna area. Given the fact Erf 6162 is situated in close proximity to a scenic drive which connects several tourist facilities throughout Knysna with good accessibility from major route within Rexford makes it an ideal location for tourist activities, the proposal could be regarded as being consistent with this Knysna SDF.

SECTION D : MOTIVATION

The Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985) states in Section 36 that the reasons for refusing an application may only be considered on the basis of the “lack of desirability” of the proposed land use. The following points must be taken into account when evaluating the desirability of this application:

y Consistency with spatial planning policies

y Character of the area



y Locality and accessibility

y Impact on Existing Rights

y Availability of Services

10. CONSISTENCY WITH SPATIAL PLANNING POLICIES

The proposal is consistent with the relevant spatial planning policies for the following reasons:

(i) This development application is consistent with the approved statutory spatial policy framework for the area.

(ii) Both the Provincial Spatial Development Framework and the Knysna Spatial Development Framework and supports tourism development and tourism uses.

(iii) The application will further the aim of providing employment opportunities within the centre of towns and at accessible locations. Further, the proposal is in line with the policies of the municipality, specifically the promotion of mixed use development and the encouragement of business uses within the Knysna CBD.

11. CONSISTENCY WITH THE SURROUNDING AREA

The application area is located off Marr Street in a cull de sac of Commonage Close to the south of the Rexford residential neighbourhood. The Rexford area is predominantly characterised by residential uses with several accommodation establishments and tourist-orientated uses. Wilson Street and Fraser Street are home to numerous overnight accommodation facilities including self-catering facilities, bed and breakfast, and guest house facilities. The remaining accommodation facilities are located of Wilson Street.

FIGURE 13: ACCOMMODATION FACILITIES WITHIN A 200M BUFFER

The figure above shows a refined extract from the land use plan that was created as a result of a detailed land use survey of the area surrounding Knysna Erf 6162. As can be seen from



the figure shows ten (10) accommodation establishments within a 200m radius of each other, dispersed throughout the Rexford neighbourhood.

The proliferation of accommodation establishments in the area can be attributed to the neighbourhood’s prime location within a quiet and peaceful area, in close proximity to a variety of tourist attractions within the Knysna area.

The proposal entails no alterations to the existing structures on the site and will thus have no impact on the built character of the area.

The proposal to operate a Guest House on Erf 6162 is therefore highly consistent with the character of the area.

12. ACCESSIBILITY OF THE AREA

Vehicular access and egress to the application area is obtained at the end of the cull de sac in Commonage Close. The proposed change of use will have no impact on the accessibility of the property. Access to the property can be easily obtained from the primary movement route through Rexford known as Wilson Street. The figure below illustrates that the property can be easily accessed off either Duthie Street or Andrew Avenue through Marr Street

FIGURE 14: ACCESS TO SUBJECT PROPERTY

There will therefore be no impact on accessibility of the property or on any traffic flow on Old Cape Road given the low intensity use of the guest in a residential neighbourhood.

13. URBAN INTEGRATION

The integration of working and living environments is a strategic town planning principle that promotes sustainable development. As supported by the policies contained within the



Provincial Spatial Development Framework, planning and development should address the separation of work place and residences in urban areas.

FIGURE 15: EXTRACT FROM PSDF SHOWING IMPORTANCE OF URBAN INTEGRATION

The proposed rezoning will promote the integration of living environments and workplaces, and will bring economic activities within a closer proximity to residential areas.

14. TOURISM

The tourism sector is one of the major economic drivers for the Knysna Municipal area. The tourism sector has proven to be a major employment generator. Further downstream economic impacts are support to tour operators, local restaurants, and other tourism related businesses.

The proposed guest house will help to facilitate Knysna’s growing tourism industry. According to the Knysna Municipality Medium Term Revenue and Expenditure Framework Budget there has been a decline in tourism in Knysna due to the recession; however tourism growth has been the most constant economic contributor.

Erf 6162can easily access tourist facility given its suitable location to primary and secondary feeder routes. This is evident throughout the area with numerous B&B’s, Lodging and guest houses which provide tourist with easy access to a variety of tourist associated facilities in and around Knysna. The creation of another guest house in the area, will not only complement the character of the area, but assist in the growth of the tourism industry of Knysna.

15. POSITIVE ECONOMIC IMPACT

The Guest house will accommodate local and international tourists which will result in increased spending within Knysna, which will contribute to the local economic development of Knysna. The permanent staff employed by the guest house will include a guest house manager whom is also the chef for the establishment. It is envisioned to employ an additional chef who can take over the cooking duties from the guest house manager in the



near future, creating an additional permanent job opportunity. The guest house will also employ 1 permanent staff member who will be responsible for the upkeep and maintenance of the guest rooms and remainder of the rooms in the guest house. One part time staff member will be employed to ensure that the garden is being maintained, meaning that the guest house is directly responsible for the livelihoods of at least 4 people.

This means that the continued success of the guest house is in the interest of the Knysna economic and tourism industry as the proposed guest house will create new permanent employment opportunities for skilled and unskilled staff.

16. NO IMPACT ON EXISTING RIGHTS

The proposed application will not have any negative impacts on any neighbouring property.

The fact that no extensions are proposed building and that the existing building plans has been approved by the Knysna municipality is a clear indication that the built environment will not be impacted upon at all.

The change of the zoning category to General Residential to accommodate a guest house will not influence any right currently enjoyed by neighbouring properties as the main use of the building will be for residential purposes which is no different than the existing building being used for single residential purposes.

No Noise pollution will be prohibited on the site. Guest accommodated at the Guest house will be expected to respect neighbouring properties sense of place and peaceful ambiance of the Rexford area.

Several similar precedents exist in this area, is clear indication that the municipality has the view that the accommodation facilities in a residential neighbourhood does not negatively impact on established property rights.

17. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF 2013)

The Spatial Planning and Land Use Management Act (SPLUMA) came into effect on 1 July 2015. For SPLUMA to be implemented on a municipal level, The Western Cape Provincial Government needs to formally repeal the Land Use Planning Ordinance (LUPO).

In order for the Western Cape Provincial government to repeal LUPO, Knysna Municipality must advertise and Gazette the Knysna Municipal Planning Bylaw, an action that is currently in process. Secondly, a municipal planning tribunal needs to be established by the Knysna municipality which will assist in the delegations and planning related matters on a local municipal scale.

At present it is still unclear when the Western Cape Provincial Government will formally repeal LUPO at the Knysna Municipality, therefore this application will be submitted in terms of LUPO. It must be noted that during the transitional period from LUPO to SPLUMA the application must be completed in terms of the legislation which it was submitted. Meaning this application will be completed in terms of the LUPO requirements.



One of the main objectives of SPLUMA is to provide a framework for spatial planning and land use management to address past spatial and regulatory imbalances. This section illustrates how the application is consistent with Section 42 of SPLUMA which has to be taken into consideration when deciding on an application. These are:

H development principles set out in Chapter 2 of SPLUMA

H protect and promote the sustainable use of agricultural land

H national and provincial government policies

H the municipal spatial development framework; and

H take into account—

(i) the public interest;

(ii) the constitutional transformation imperatives and the related duties of the State;

(iii) the facts and circumstances relevant to the application;

(iv) the respective rights and obligations of all those affected;

(v) the state and impact of engineering services, social infrastructure and open space requirements; and

(vi) any factors that may be prescribed, including timeframes for making decisions.

SPLUMA sets out the following 5 main development principles applicable to spatial planning, land use management and land development:

1. Spatial sustainability:

H past spatial and other development imbalances must be redressed through improved access to and use of land;

H spatial development frameworks and policies at all spheres of government must address the inclusion of persons and areas that were previously excluded;

H spatial planning mechanisms, including land use schemes, must incorporate provisions that enable redress in access to land;

2. Spatial justice:

H promote land development that is within the fiscal, institutional and administrative means of the Republic

H ensure that special consideration is given to the protection of prime and unique agricultural land

H uphold consistency of land use measures in accordance with environmental management instruments

H promote and stimulate the effective and equitable functioning of land markets

H consider all current and future costs to all parties for the provision of infrastructure and social services in land developments

H promote land development in locations that are sustainable and limit urban sprawl; and



H result in communities that are viable

3. Efficiency (optimising the use of existing resources and infrastructure)

H land development optimises the use of existing resources and infrastructure

H decision-making procedures are designed to minimise negative financial, social, economic or environmental impacts; and

H development application procedures are efficient and streamlined and timeframes are adhered to by all parties.

4. Spatial resilience (allow for flexibility in spatial plans)

H exibility in spatial plans, policies and land use management systems are accommodated to ensure sustainable livelihoods in communities most likely to suffer the impacts of economic and environmental shocks.

5. Good administration:

H all spheres of government ensure an integrated approach to land use and land development that is guided by the spatial planning and land use management systems as embodied in this Act

H all government departments must provide their sector inputs and comply with any other prescribed requirements during the preparation or amendment of spatial development frameworks

H the requirements of any law relating to land development and land use are met timeously;

H the preparation and amendment of spatial plans, policies, land use schemes as well as procedures for development applications, include transparent processes of public participation that afford all parties the opportunity to provide inputs on matters affecting them

H policies, legislation and procedures must be clearly set in order to inform and empower members of the public

The table below indicates how the proposed development will be consistent with the SPLUMA principles.

Principle Motivation Spatial Sustainability: i Development complies with Western Cape Provincial Spatial

development framework (2013) as a spatial tool to guide future development on a provincial Level

i Development complies with Knysna Spatial Development Framework (2008) as a spatial tool to guide future development on a Local Municipal Level.

Spatial Justice: i The development aims to promote land development within the urban fabric of Knysna.

i The proposed Development does not trigger any environmental listed activities according to the National



Principle Motivation Environmental Management Act (1998).

i The proposed development is located adjacent a major movement corridor between a mixture of business and single residential uses.

i The proposed development will contribute to the functional land pattern in the surrounding area.

i Proposed development will contribute towards a more integrated urban environment.

i The proposed development will contribute to the character of the surrounding area.

Spatial Efficiency: i Development will make use of existing local resources and contribute to specialised skills development within the local municipality.

i The proposed development will contribute to urban renewal and an aesthetical appearance which will contribute to the character of the surrounding area promoting sustainable development and to minimise the negative impact on the surrounding area.

Spatial Resilience: The development complies with the following spatial development frameworks.

i Western Cape Provincial Development Framework

Good Administration: i This principle has no direct bearing on the application, however, the Knysna municipality is obligated to consider the application fairly and within the timeframes provided in terms of the municipal planning bylaw.



18. CONCLUSION

In light of this motivation, and the information contained within the foregoing report, it is clear that the application for:

(i) Rezoning of Knysna Erf 6162 from “Single Residential Zone” to “General Residential Zone” in terms of the Knysna Zoning Scheme in terms of Section 17 of the Land Use Planning Ordinance, 1985 (15 of 1985) to allow a guest house;

(ii) A departure in terms of Section 15 of the Land Use Planning Ordinance, 1985 (15 of 1985) from the Knysna Zoning Scheme Regulations (1992) from the requirement that covered parking be provided

is desirable and it is therefore recommended that the application for the proposal be supported by the relevant authorities and approved by Council.

Marike Vreken Urban and Environmental Planners August 2015

ANNEXURE A.

ANNEXURE B.

TOWN PLANNING AND ENVIRONMENT DEPARTMENT

REZONING APPLICATION

ERF / ERVEN: 6162 Please Indicate

IF OTHER, PLEASE SPECIFY

REZONING OF PROPERTY(IES) FROM

Single Residential. ......................................................................................................

TO

General Residential Zone ...........................................................................................

DATE: 25 August 2015

KNYSNA

BELVIDERE

BRENTON

SEDGEFIELD

PORTION OF FARM

RHEENENDAL

KARATARA

KNYSNA MUNICIPALITY The Chief Town Planner P.O. Box 21 Tel: (044) 302-6330 Knysna Fax: (044) 302-6338 6570

INSTRUCTIONS TO ASSIST IN COMPLETION OF APPLICATION FORM 1. Note that this application form relates only to rezoning proposals which do not

involve simultaneous subdivision of properties. 2. The whole application form must be accurately completed in ink, and any

handwriting must be legible. 3. Where applicable, place an ‘X’ or similar mark in the relevant block only. 4. Where additional information is attached as an annexure, it must be clearly

marked as to which subsection of the application form it relates to. 5. The application for rezoning, with all accompanying documentation, must be

submitted to:

The Chief Town Planner Knysna Municipality 11 Pitt Street Knysna 6570

6. 5 (five) complete copies of the application and all accompanying documentation

must be submitted. This includes 5 copies of the completed application form, as well as 5 (five) copies of all engineering reports, motivation reports, maps, diagrams, etc., which form annexures to the application form.

7. Incorrect and / or incomplete application forms will be returned to the applicant

forthwith, as processing of incomplete applications often result in delays in the system, which is unfair to those whose proposals have been properly prepared and motivated.

8. In cases where the application has to be referred to State Departments or other

statutory authorities for comment prior to consideration thereof by the Knysna Town Council, and this has not yet been done by the applicant, he / she may be required to submit additional copies of the completed application form together with all annexures, for forwarding to such Departments / authorities.

PH0905

9. Please ensure that the most up-to-date application fees are paid. 10. It is the responsibility of the applicant to ensure that correct, accurate and

complete information is furnished with the application. 11. Kindly note that receipt of an application will be acknowledged in writing. Once so

acknowledged, applicants should accept that consideration of the proposal will occur as soon as is practically possible. Personal visits and telephonic enquiries regarding progress will not “speed up” the process, and are not encouraged.

12. Note that it is not the function of municipal officials to complete the application

form. Some assistance to clarify “minor uncertainties” can be given, but it is strongly recommended that property owners appoint suitably qualified consultants to act on their behalf.

- 1 -

SECTION A

PARTICULARS OF APPLICANT

1. FULL NAMES: Marius Buskes ...................................................................................... 2. COMPANY / FIRM: (where applicable, e.g. ABC CONSULTANTS)

Marike Vreken Town Planners .........................................................................................

3. POSTAL ADDRESS:

PO Box 2180 .................................................................................................................... Knysna .............................................................................................................................. 6570.................................................................................................................................. ..........................................................................................................................................

NOTE: All correspondence will be directed to the above address

4. TELEPHONE NO. :(044) 3820420 ............................................................................... 5. CELL NO: 083 654 8480 .............................................................................................. 6. FAX NO: 086 459 2987 ..................................................................................................

7. EMAIL ADDRESS: [email protected] .................................................................... 8. BOND DETAILS

8.1 Is the property encumbered by a bond? YES NO

8.2 Is the Bondholder's consent attached?

YES NO N/A NOTE: If the property is encumbered by a bond, the consent of the bondholder to the application

must be attached to this application.

mailto:[email protected]

- 2 -

SECTION B

PARTICULARS OF REGISTERED OWNER

NOTE: Where more than one property is involved in the application, this section should be

completed separately for each property. 1. FULL NAME(S) OF REGISTERED OWNER(S): T&A Trust 2. IS THE APPLICANT THE (ONLY) REGISTERED OWNER OF THE PROPERTY

CONCERNED? YES NO

3. POWER OF ATTORNEY OF REGISTERED OWNER(S) ATTACHED?

YES NO N/A NOTE: [i] If the application is not made and signed by the registered owner, the power of

attorney of the owner must be attached to this application. [ii] This is also applicable if the person who is applying is still in the process of

obtaining the land unit. 4. IS THE REGISTERED OWNER A COMPANY OR SIMILAR BODY?

YES NO 5. CERTIFIED COPY OF EMPOWERING RESOLUTION ATTACHED?

YES NO N/A NOTE: If the registered owner is a company or similar body a properly certified resolution

confirming consent to the application must be attached to this application. 6. A COPY OF THE MOST RECENT TITLE DEED IN RESPECT OF THE PROPERTY

CONCERNED; OR

A CONVEYANCER'S CERTIFICATE CONFIRMING THAT THERE ARE NO RESTRICTIVE TITLE CONDITIONS WHICH MAY AFFECT THE PROPOSAL, IS ATTACHED.

YES NO NOTE: A copy of either one or the other of the above must be attached.

- 3 -

SECTION C

DETAILS OF LAND UNIT

NOTE: Where more than one property is involved in the application, this section should be

completed separately for each such property

1. ERF NO: Erf 6162, Knysna ..............................................................................................

2. EXTENT OF PROPERTY: 845m2 (Eight Hundred and Forty Five square metres) .......

3. STREET NAME: 7 Commonage Close ...........................................................................

4. TOWNSHIP: (e.g. Paradise, Hornlee, Central Town, etc.) Rexford .................................

5. ARE THERE ANY SERVITUDES REGISTERED ON THE PROPERTY WHICH MAY AFFECT THE APPLICATION?

YES NO

6. IF THERE ARE ANY SUCH SERVITUDES, PROVIDE A BRIEF DESCRIPTION

THEREOF:

There are no servitudes registered over the subject property. ........................................ .......................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

7. IS IT PROPOSED THAT ANY NEW SERVITUDES BE REGISTERED AS PART OF

THE APPLICATION? YES NO

8. IF ANY SUCH SERVITUDES ARE PROPOSED, PROVIDE A BRIEF DESCRIPTION

THEREOF: N/A .................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

- 4 -

SECTION D

DETAILS OF APPLICATION

1. BRIEF AND ACCURATE SUMMARY (NOT MOTIVATION) OF THE PROPOSAL: 1.1 PRESENT ZONING(S):

Single Residential Zone ................................................................................................... 1.2 PROPOSED ZONING(S):

General Residential Zone ................................................................................................ 1.3 EXISTING USE(S):

Single Residential ............................................................................................................ 1.4 PROPOSED USE(S):

General Residential to allow for a Guest House .............................................................. 1.5 AMENDMENT OF THE REGIONAL STRUCTURE PLAN

1.6 PRESENT DESIGNATION(S): N/A ........................................................................

1.7 PROPOSED DESIGNATION(S): N/A .................................................................... 1.8 ANY FURTHER COMMENTS:

NA ..................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

2. DOES THE APPLICATION ALSO INVOLVE A SIMULTANEOUS:

2.1 Consolidation [combination] of more than one property? YES NO

If ‘YES’, briefly explain:

.......................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

2.2 Application for a Departure [deviation] from the development restrictions [height, building lines, coverage, etc] which would normally be applicable to the property(ies) concerned?

YES NO

- 5 -

YES NO If ‘YES’, briefly explain:

A departure in terms of Section 15 of the Land Use Planning Ordinance, 1985 (15 of 1985) from the Knysna Zoning Scheme Regulations (1992) from the requirement that covered parking be provided.

2.3 Application for a Consent Use from the applicable Zoning Scheme which would normally be applicable to the property(ies) concerned?

If ‘YES’, briefly explain: N/A ................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

2.4 Application for removal / amendment of restrictive conditions of title applicable to

the property(ies)? YES NO UNCERTAIN

If ‘YES’ or ‘UNCERTAIN’ briefly explain:

N/A ................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

2.4.1 Has, in the case of a simultaneous application in accordance with 2.4 above,

the application form prescribed by the Provincial Administration: Western Cape for removal / amendment of restrictive conditions of title been completed and forwarded to both the Provincial authorities as well as the Knysna Municipality?

YES NO 2.5 Application for subdivision of the property(ies) concerned?

YES NO 2.6 Does the proposed rezoning involve any of the following activities?

2.6.1 The construction or upgrading of: (a) facilities for commercial electricity generation with an output of at least

10 megawatts and infrastructure for bulk supply; (b) nuclear reactors and facilities for the production, enrichment,

processing, reprocessing, storage or disposal of nuclear fuel and wastes;

(c) with regard to any substance which is dangerous or hazardous and is controlled by national legislation –

(i) infrastructure, excluding road and rail, for the transportation of any such substance; and

(ii) manufacturing, storage, handling, treatment or processing facilities for any such substance;

(d) roads, railways, airfields and associated structures; (e) marinas, harbours and all structures below the high-water mark of the

YES NO

- 6 -

sea and marinas, harbours and associated structures on inland waters; (f) above ground cableways and associated structures; (g) structures associated with communication networks, including masts,

towers and reflector dishes, marine telecommunication lines and cables and access roads leading to those structures, but not including above ground and underground telecommunication lines and cables and those reflector dishes used exclusively for domestic purposes;

(h) racing tracks for motor-powered vehicles and horse racing, but not including indoor tracks;

(i) canals and channels, including structures causing disturbances to the flow of water in a river bed, and water transfer schemes between water catchments and impoundments;

(j) dams, levees and weirs affecting the flow of a river; (k) reservoirs for public water supply; (l) schemes for the abstraction or utilization of ground or surface water for

bulk supply purposes; (m) public and private resorts and associated infrastructure; (n) sewerage treatment plants and associated infrastructure; (o) buildings and structures for industrial, commercial and military

manufacturing and storage of explosives or ammunition or for testing or disposal of such explosives or ammunition.

2.6.2 The change in the use of land from: a) agricultural or zoned undetermined use or an equivalent zoning, for any

other land use; b) use for grazing to any other form of agriculture use c) use for nature conservation or zoned open space to any other land use.

YES

NO

If “YES”, stipulate the activity(s) (i.e. 2.6.1(e), 2.6.2(b), etc.):

N/A ................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

NOTE: The abovementioned activities are subject to regulations promulgated in terms of the Environment Conservation Act, 1989 (Act 73 of 1989) and the National Environmental Management Amendment Act (No.56 of 2002).

2.7 If the answer to 2.6 above is ”YES” has an application for authorisation in terms of Act

73 of 1989 been submitted to the Provincial Department of Environmental Affairs and Development Planning?

YES NO

If “YES”, indicate the date of submission, as well as the specific office (and responsible person) to which / whom it has been submitted:

N/A ................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

- 7 -

......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

3. MOTIVATION FOR PROPOSAL: NOTE: Even if a full motivation report is submitted separately, an executive summary should still be provided here: The potential effect of the proposed new land use on the general environment and nearby properties and/or residents should be specifically addressed.

See attached Motivation Report ...................................................................................... ......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

4. LOCALITY PLAN ATTACHED? YES NO NOTE: A locality plan, a zoning plan and a land use plan must be attached to this application, and should

clearly identify the property/properties in respect of which the application is being made as well as the cadastral boundaries and Erf numbers of all other registered properties in the general area concerned.

5. ZONING PLAN ATTACHED? YES NO

NOTE: The zoning plan should clearly reflect the current zonings of all properties in the general area concerned.

6. LAND USE PLAN ATTACHED? YES NO

NOTE: The land use plan should clearly reflect the actual land use of all properties in the general area concerned.

7. PROPOSED SITE DEVELOPMENT PLAN ATTACHED? YES NO

NOTE: A site development plan, clearly indicating all existing and proposed structures on the property/properties under consideration, proposed parking, landscaping, elevational treatment of buildings, etc. will facilitate consideration of the application, and may in certain cases, depending on the scale and nature of the proposed rezoning, even be a compulsory requirement.

8. ARE THERE ANY EXISTING MUNICIPAL SERVICES (WATER, STORMWATER OR

SEWERAGE, ELECTRICITY CABLES, ETC.) WHICH ARE NOT CURRENTLY PROTECTED BY SERVITUDES ON THE PROPERTY(IES) CONCERNED?

YES NO If ‘YES’, briefly explain:

N/A ................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

9. ARE ANY PORTIONS OF THE PROPERTY(IES) INVOLVED, STEEPER THAN A GRADIENT

OF 25% (1:4)?

- 8 -

YES NO 10. HAS A CONTOUR PLAN BEEN SUBMITTED? YES NO

NOTE: If any portion is steeper than 25%, a contour plan as well as a contour analysis, clearly indicating those areas steeper than 1:4, must be attached to this application.

11. ARE ANY PORTIONS OF THE PROPERTY(IES) INVOLVED:

- SITUATED BELOW THE 1 IN 50 YEAR FLOODLINE? YES NO

- SUBJECT TO FLOODING? YES NO

- SITUATED IN A NATURAL DRAINAGE COURSE? YES NO

- SITUATED IN A WETLAND AREA? YES NO 12. IF THE ANSWER TO ANY OF THE QUESTIONS IN 11 ABOVE IS "YES", PROVIDE BRIEF

DETAILS IN THIS REGARD, INCLUDING MITIGATING MEASURES TO BE IMPLEMENTED, IF ANY:

. ....................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

13. ARE THERE ANY PROTECTED TREE SPECIES IN TERMS OF THE NATIONAL FORESTS

ACT (1989) ON THE PROPERTY(IES) CONCERNED? YES NO

NOTE: If there are, the location of these trees must be clearly indicated on the site development plan.

14. WILL DEVELOPMENT, INCLUDING INSTALLATION OF SERVICES OR CONSTRUCTION

WORK, AS A RESULT OF THE PROPOSED REZONING REQUIRE SUBSTANTIAL EARTHWORKS AND / OR REMOVAL / DISTURBANCE OF INDIGENOUS VEGETATION?

YES NO If ‘YES’, briefly explain, and include mitigating measures to be implemented, if any:

N/A ................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

15. IS / ARE THE PROPERTY(IES) SITUATED ALONG OR WITHIN 95m OF A PROVINCIAL OR NATIONAL ROAD OR IS ACCESS PROPOSED FROM ANY OF THESE ROADS? If ‘YES’, indicate clearly on relevant plan(s). YES NO

16. IS / ARE THE PROPERTY(IES) CONCERNED SITUATED IN A SENSITIVE NATURAL ENVIRONMENT (CLOSE PROXIMITY TO AND / OR EFFECT ON THE KNYSNA ESTUARY, SWARTVLEI, GROENVLEI, ANY RIVER, OCCURRENCE OF INDIGENOUS FAUNA AND / OR FLORA, VISUAL SENSITIVITY, ETC.)?

YES NO

- 9 -

If ‘YES’, explain briefly:

. ...................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

17. IS / ARE THE PROPERTY(IES) CONCERNED, OR ANY STRUCTURE(S) SITUATED ON IT /

THEM:

- DECLARED AS A NATIONAL MONUMENT, OR LISTED IN TERMS OF THE NATIONAL HERITAGE RESOURCES ACT (NO. 25 OF 1999)?

YES NO - DECLARED AS A NATURAL HERITAGE SITE?

YES NO OR

IS / ARE ANY STRUCTURE(S) OR PORTION(S) THEREOF ON THE PROPERTY(IES) CONCERNED IN EXCESS OF 60 YEARS OF AGE?

YES NO 18. IF THE ANSWER TO ANY OF THE QUESTIONS IN 17 ABOVE IS "YES", PROVIDE BRIEF

DETAILS IN THIS REGARD, AND INDICATE ON THE SITE DEVELOPMENT PLAN, WHERE APPROPRIATE:

N/A ................................................................................................................................... ......................................................................................................................................... .........................................................................................................................................

19. FURNISH A BRIEF DESCRIPTION OF THE MANNER IN WHICH THE FOLLOWING

MUNICIPAL SERVICES WILL BE PROVIDED NOTE: Even if a full engineering report is submitted separately, an executive summary should still be

provided here.

19.1 Water:

Knysna Municipality ......................................................................................................... ......................................................................................................................................... .........................................................................................................................................

19.2 Sewerage:

Knysna Municipality ......................................................................................................... . ........................................................................................................................................ .........................................................................................................................................

19.3 Electricity:


- 10 -

19.4 Stormwater:

Knysna Municipality ........................................................................................................ ......................................................................................................................................... .........................................................................................................................................

19.5 Refuse Removal:


- 11 -

SECTION E

PARTICULARS OF CONSULTANT

1. WERE ANY PROFESSIONAL CONSULTANTS INVOLVED IN THE PREPARATION OF

THIS APPLICATION? YES NO

NOTE: Where applicable this section should be completed separately for each consultant; If no consultants were used this fact must be indicated with a line through Section E. 2. FULL NAME OF CONSULTANT:

Marius Buskes .................................................................................................................. 3. NAME OF COMPANY/FIRM: (Where applicable, e.g. ABC Consultants)

Marike Vreken Town Planners ......................................................................................... 4. CURRENT POSITION IN COMPANY/FIRM:

Candidate Town Planner ................................................................................................. 5. QUALIFICATIONS / RELEVANT FIELDS OF EXPERIENCE / PROFESSIONAL

AFFILIATIONS, ETC.:

BT&RP (UP) .....................................................................................................................

6. CONTRIBUTION TO THE STUDY:

Motivation Report ............................................................................................................. ..........................................................................................................................................

7. CONTACT DETAILS OF CONSULTANT POSTAL ADDRESS:

PO Box 2180 .................................................................................................................... Knysna ............................................................................................................................. 6570 .................................................................................................................................

NOTE: Should any correspondence be required to the consultant it will be directed to the above address.

TELEPHONE NO.:(044) 382 0420 .............................................................................................. CELL NO.:083 654 8480 .............................................................................................................. FAX NO.:086 459 2987 ................................................................................................................ EMAIL ADDRESS: [email protected] ...................................................................................

mailto:[email protected]

- 12 -

SECTION F

DETAILS OF CONSULTATION AND / OR SCOPING PROCESS

1. HAS THIS APPLICATION BEEN DISCUSSED WITH ANY REPRESENTATIVE OR

RESPONSIBLE OFFICIAL OF THE KNYSNA MUNICIPALITY OR ANY OTHER AUTHORITY PRIOR TO SUBMISSION THEREOF?

YES NO 2. IF IT HAS BEEN DISCUSSED, PROVIDE IN A SEPARATE SCHEDULE BRIEF DETAILS

IN THIS REGARD UNDER THE FOLLOWING HEADINGS:

• Name of Official / Representative • Rank / Position • Authority / Organisation • Date of Discussion • Manner of Discussion (telephonic / meeting / correspondence etc.) • Issues raised and discussed

3. HAS A COPY OF THIS APPLICATION BEEN MADE AVAILABLE TO ANY AUTHORITY

OTHER THAN THE KNYSNA MUNICIPALITY? YES NO

If ‘YES’, provide the name and address of such authority(ies) and the date of submission to it / them.

Name of Authority

Date Submitted

NOTE: Proof of submission to this Authority (registered postal notice or acknowledgement of receipt

by the Authority), as well as a copy of the covering letter to this Authority, must be attached to this application.

4. WAS IT A STIPULATION OF ANY OTHER AUTHORITY THAT THE APPLICATION

SHOULD BE ADVERTISED FOR COMMENT IN TERMS OF ANY OTHER LEGISLATION? YES NO

If ‘YES’, detail in this regard should be attached separately.

- 13 -

5. HAS THE PROPOSAL BEEN DISCUSSED WITH ANY INTERESTED / AFFECTED PROPERTY OWNERS / TENANTS OR INTERESTED / AFFECTED COMMUNITY ORGANISATIONS (E.g. Ratepayers Organisations, Street Committees, Wildlife Society, etc.)?

YES NO If ‘NO’, briefly explain why not:

Advertising to be undertaken as per statutory process by the municipality .................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

If ‘YES, provide details (in a separate schedule if necessary) of the persons, and/or organisations involved and summarize the outcome of the discussions (attach written comments of such persons / organisations where possible):

.......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... .......................................................................................................................................... ..........................................................................................................................................

- 14 -

SECTION G

APPLICATION FEES

1. See current schedule of fees.

2. Please include proof of payment of the application fees with the application.

SECTION H

DECLARATION I, Marius Buskes ..............................................................................................................................

(FULL NAMES AND SURNAME OF APPLICANT)

HEREBY CERTIFY AS FOLLOWS:

- THAT THE INFORMATION APPEARING IN THIS FORM IS CORRECT AND ACCURATE;

- THAT THE INFORMATION APPEARING IN THE ANNEXURES TO THIS FORM IS

CORRECT AND ACCURATE;

- THAT I UNDERSTAND THE APPLICATION. SIGNATURE OF APPLICANT:

DATE: .2015-08-25

--oOo--

ANNEXURE C.

ANNEXURE D.

ANNEXURE E.

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