Ohlanga-Tongati Local Area Plan and Coastal Management Plan

Ohlanga-Tongati Local Area Plan and Coastal Management Plan

Final Report

Land Use Management Guidelines

December 2007 Revised September 2008

Cathy Ferguson Town and Regional Planner

Ohlanga-Tongati Local Area Plan and Coastal Management Plan

Final Report

Land Use Management Guidelines

December 2007 Revised September 2008

Making Environments Work for People! PO Box 2221 Everton 3625

Tel: +27 (0)31 7646449 Fax: + 27 (0) 31 764 4907

www.futureworks.co.za

Cathy Ferguson Town and Regional Planner

P O Box 50660 Musgrave 4062 Tel and Fax: 031-3129058

[email protected]

Ohlanga Tongati Local Area Plan and Coastal Management Plan

Cathy Ferguson and FutureWorks Team, 2007 eThekwini Municipality revisions, 2008

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Table of Contents

1. INTRODUCTION 5

2. LAND USE MANAGEMENT – THE NATURE AND PURPOSE OF SCHEMES 6

3. SUITE OF TOOLS AVAILABLE TO MANAGE LAND 8

4. URBAN DESIGN GUIDELINES 9

5. DEVELOPMENT GUIDELINES FOR COASTAL AREAS 10

5.1 Environmental Considerations 10

6.2 Visual and Architectural Considerations 17

6. GENERAL GUIDELINES FOR RESIDENTIAL DEVELOPMENT 24

7. GENERAL GUIDELINES FOR MIXED USE DEVELOPMENT NODES 28

8. GENERAL GUIDELINES FOR RECREATIONAL NODES 34

9. PRECINCT LAND USE MANAGEMENT GUIDELINES 37

9.1 Westbrook Beach Precinct 37

9.2 Westbrook Beach Hinterland Precinct 42

9.3 Tongaat Beach Precinct 44

9.4 Tongaat Beach Hinterland Precinct 49

9.5 Umdloti Beach Precinct 51

9.5 Umdloti Beach Precinct 52

9.6 Umdloti Beach Hinterland 55

9.6 Umdloti Beach Hinterland 55

9.7 Sibaya Precinct 57

10. DECLARING SCENIC ROUTES 59

11. PLANNING FOR COMMUNITY AND SOCIAL FACILITIES 60

12. WAY FORWARD: SCHEME REVIEW 63



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Appendix 1: Glossary of terms and Figure explaining coastal terms Appendix 2: General Guidelines for Wetland Protection Appendix 3: Summary of current Tongaat and Umdloti Schemes Figures Page 5.1 Westbrook Coastal Erosion Line and High Water Mark 215.2 Seatides Coastal Erosion Line and High Water Mark 225.3 Tongaat Beach Coastal Erosion Line and High Water Mark 235.4 Umdloti Beach Coastal Erosion Line and High Water Mark 2311.1 Typical Sizes for Sports fields 62 Images Page 5.1 Good examples of Architecture from the Study Area 195.2 Poor examples of Architecture from the Study Area 20 Tables Page 5.1 Structures in Development Setback Line in the Umdloti-

Westbrook Study Area 12

7.1 Shopping Guidelines 3011.1 Estimate of Existing and Proposed Residential Units and

Population for the Ohlanga Tongati Area 60

11.2 Proposed Community Facilities 61



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Land Use Management Guidelines for the Ohlanga Tongati Area

1. INTRODUCTION The Ohlanga Tongati Local Area Plan and Coastal Management Plan comprises four major components • Status Quo Analysis • Strategic Spatial Framework (which is nested within the Northern Spatial Development

Plan - NSDP) and the Spatial Development Framework - SDF for the Metropolitan area) • Coastal Management Plan (CMP) • Land Use Management Guidelines The status quo analysis and strategic spatial framework are contained in a single report and provide the basis for the contents of this document. The Coastal Management Plan for the area is contained in a separate report which should be read in conjunction with this document. This report outlines the land use management guidelines for the study area. The intention of these guidelines is to translate the strategic spatial framework and the coastal management guidelines into land use management guidelines that will inform the revision of the Tongaat and Umdloti Schemes in course of preparation (as summarised in Appendix 3) and the extension of these schemes over the balance of the study area as part of a wider exercise to prepare a wall-to-wall Scheme for the metropolitan area. In addition, the Schemes would be informed by more detailed, planning exercises undertaken by the Municipality for certain precincts within the study area. While all development decisions should be made within the context of sustainability, development in coastal areas requires special care, as required by national and provincial environmental and coastal legislation. Coastal areas such as this study area play a key role in tourism and the local economy, however, development needs to ensure that the special qualities of these areas and the sensitive nature of the coastal environment are protected and enhanced to ensure it ongoing attraction for tourism and protect development from the harsh impacts the sea can have if development damages natural protection features such as dune cordons. The expected outcomes of this phase of the study are: • Identification of what must be protected and enhanced to ensure sustainability. • Identification of where development should be encouraged to achieve the strategic

objectives of the IDP, NSDP and Strategic Plan for the Ohlanga-Tongati Area. • Recommendations for a Scheme review. • Recommendations for the preparation of more detailed precinct plans. The report commences with a brief introduction to land use management and the nature and intent of Schemes which form the focus of the land use management guidelines outlined in this report. It then summarises the suite of tools available to manage land and some generic urban design principles before proceeding to outline land use management guidelines. The document presents a set of general guidelines for: • urban design • coastal development • mixed use development nodes • recreational nodes



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More specific guidelines for each of the precincts identified in the spatial planning framework are then presented. Some proposals are then suggested for • declaring scenic routes • planning for community and social facilities

2. LAND USE MANAGEMENT – THE NATURE AND PURPOSE OF SCHEMES A Land Use Management System (LUMS) refers to all the actions required by a municipality to manage land, of which Schemes are one component. Typically, key elements of a Land Use Management System include: • Spatial Development Framework; various Spatial Plans, Frameworks and Schemes • Valuation and rating system • Property registration, ownership and tenure • Infrastructure and services provision • Building bylaws, including signage and elevation control • Health bylaws • Environmental issues and requirements, and • Road and transportation requirements. This project is primarily directed at guiding land use management decisions and the revision and extension of schemes in the study area. It will therefore focus on translating the strategic intent of the Spatial Planning Framework prepared in the first two phases of this project into land use guidelines for schemes. A Scheme is a tool used by a Municipality to manage development according to the vision, strategies and policies of the IDP and SDF in the interests of the general public to promote sustainable development and quality of life. Planning Policy as set out in the White Paper on Spatial Planning and Land Use Management (2001), the Local Government Municipal Systems Act (No. 32 of 2000) and the draft National Land Use Bill (2007) intends that Land Use Management guidelines, required as part of an SDF, are implemented through the preparation of wall-to-wall Schemes for each local or metropolitan municipality. A Scheme must be formally approved in terms of relevant legislation and consists of a map and a set of regulations by which land use is managed. Schemes are an efficient and effective legal mechanism to manage land use development, manage conflict between land uses and protect the environmental characteristics that gives the area its sense of place and potential for development. The objectives of Schemes can be summarized as follows: • To designate desirable land uses and provide clarity on what may or may not occur on a

property and what may be considered at the discretion of the municipality • To promote the certainty of land use which protects property values and creates investor

confidence • To protect the amenity of adjacent land uses • To resolve conflict between different land uses and to control negative externalities • To balance the interests of individuals with those of the public • To enable the co-ordinated and efficient use of land • To enable the efficient movement of persons and goods • To promote the economy • To protect natural resources (ecosystem services) including agricultural resources (high

potential agricultural land) • To protect unique areas or features • To protect cultural resources and places of religious and cultural significance



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• To manage land generally including change of land use • To provide a statutory basis for public involvement • To provide a means of enforcement • To ensure the reservation of land for longer-term uses. Schemes should be flexible, proactive and developmental whist still providing certainty for developers, being able to react to new development pressures and providing management mechanisms that are effective within the context of limited municipal planning resources to administer and police the scheme. Criteria for assessing development options in reviewing scheme HEALTH Making adequate provision for airflow, access to natural light, privacy,

prevention of pollution and exposure to radiation; minimisation of noise; ensuring access for basic services such as water and sewer connections.

SAFETY Ensuring adequate access for fire and ambulance services, safe traffic conditions; the potential to reduce crime.

AMENITY Enhancing factors that contribute to pleasantness of an area such as open space, trees, built form, architecture, privacy and views.

ENVIRONMENTAL SERVICES

Improving the quality, regulation and supply of water, air quality, soil control, control of animal and plant populations, production of food and raw materials, access to recreation, cultural and educational facilities.

ECONOMIC POTENTIAL

Maximising the desirability of the area for economic development by managing adjoining and ancillary uses, protecting important view sheds and by controlling traffic and access.

SOCIAL CONDITIONS

Consideration of the impact on women, children, the elderly and disadvantaged people; adequate provision of social facilities.

TRAFFIC FLOW Consideration of the impact on free flow of traffic and on the provision of adequate facilities for loading, parking, pedestrians and public transport.

HERITAGE Protecting architectural, historical, cultural and environmentally important land and buildings.

Generic development principles upon which the LUMS Guidelines and Scheme review should be based: Normative Principles which refer to the outcomes of the planning process and the values that inform analysis and proposal formulation: • Environmental and economic sustainability • Equality in terms of needs and access • Efficiency • Integration • Protection of natural resources and special features • Harmony in terms of land use relationships • Quality environments • Certainty Procedural principles that refer to the process of planning: • Fair and good governance



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• Cooperative governance • Participation • Strategic links • Facilitation rather than control • Capacity building • Speedy decision-making • Use of ‘non-expert, local, indigenous knowledge • Access to information

3. SUITE OF TOOLS AVAILABLE TO MANAGE LAND A suite of tools is available from which to draw from to manage development. The list that follows is by no means exhaustive and only attempts to summarise the suite of tools available and useful in the context of this study. However, it should be noted that not all are currently in use. Schemes • Zones: Land usage • Development controls: bulk, coverage, height, set backs, side spaces, rear spaces,

parking, loading, ingress and egress, % of site to be planted • Overlays

− open space cores and links − coastal erosion line and coastal set-back

• Development set back lines • Step back of heights • Beach amenity reserve • Transfer of development rights Environmental Legislation and Regulations • National Environmental Management Act (Act No. 107 of 1998 and amended by Act No. 8

of 2004) and relevant regulations that require for example: Environmental Impact Assessments in general and within 100m of high water mark and Environmental Management Plan for construction within 100m of high water mark

DWAF Requirements • Limitations on development within 10 year and 50 year floodline; • Wetland and forestry guidelines eThekwini Council Policies • eThekwini Environmental Services Management Plan • Beach shadow line policy • Coastal erosion line • Visual impact assessments • River buffers • Development levies Other Policies that could be considered • Rates rebates • Coastal building design • Urban design and landscaping guidelines • Scenic route policies • View servitudes Using this suite of tools a set of land use management guidelines for the study are have been developed as set out in the rest of this document.



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Note: Admiralty Reserve The Admiralty Reserve (AR) dates back to 1857 and was established by the British as a line generally 150 ft landward of the high water mark to allow unhindered admiralty access to the beach. Currently in the ownership status of the Admiralty Reserve is in question. According to the Surveyor General the land is part of the Byrne deceased estate. The Admiralty Reserve remains intact for much of the Metropolitan coastline; although in the Umdloti-Tongati study area the reserve has generally become alienated and incorporated into subsequent subdivisions. Only three remnant sections remain in existence. In this area the AR has some, but not comprehensive, protection through zoning.

The fragmented nature of the Admiralty Reserve suggests that it offers little opportunity for managing development on the coastline, and protecting the primary dune. There is also significant overlap in intent with the application of a development setback line and it is suggested that the primary management mechanism for the protection of development from coastal erosion and protection of the dune system should be the development setback line.

Where the Admiralty Reserve is still under state curatorship (i.e. unalienated land) the Municipality should seek to have this land transferred into Municipal ownership from the Public Works Department. Alternatively the DPW could appoint the municipality as an agent to manage the Admiralty Reserve. The funding implications of this would need to be determined.

4. URBAN DESIGN GUIDELINES The Ohlanga /Tongati LAP has as a primary goal the establishment of liveable environments that are identifiable and meaningful to people and which are sustainable. As such it introduces the notion of creating and or protecting different lifestyle options i.e. urban and suburban environments with different mixes of use, density of development and qualities of public and private living space. It seeks to promote these lifestyle options in a manner that will significantly reduce unnecessary costs of operating and maintaining quality living environments. Urban Design Goals These are essentially around ensuring that human settlements areas are “responsive” and “liveable”. Responsive living environments have two dimensions: • In the first instance they need to developed in a manner that is cognizant of the condition

and characteristics of natural environmental assets and that these need to be protected and integrated with human settlement in a sustainable and meaningful way.

• In the second instance urban environments must work for people. They should provide a platform for human activities to occur in a safe, productive and cost effective manner. They should provide identity, meaning and character and include places that are memorable and that nurture people’s dignity. They should be flexible and robust in that they provide opportunity for changes in living patterns and for changes in day to day use without losing their cohesiveness, integrity and functionality.

Key Urban Design Principles that seek to create liveable environments that work for people include: • Linkage/Permeability - ability to move conveniently and comfortably through an

environment. • Territoriality - distinguishing between public and private spaces.



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• Legibility - ability to provide meaning to people and to enable them to read and move around their environment.

• Variety/Diversity - creating interest and vitality through land use and activity mix. • Sustainability - ensuring that the built and natural environment work together to be

functional and productive. These key principles are used to establish guidelines for various components of settlements so as to achieve responsive environments. The key components include: • Settlement/Development Layout and Structure - celebrating differences in role and

character and being sensitive to local conditions of topography, vegetation, views. • The Public realm - creating discernable public buildings, streets, open spaces and

squares and parking areas. • Built Form – creating distinctive buildings, courtyards and parking areas. • Infrastructure – ensuring that electricity, sewage disposal, stormwater, roads

infrastructure is functional, aesthetically appropriate and fits into the local environment. Application of key principles to primary structuring elements of the area: • Mixed Use Nodes - public service nodes including commercial and community uses and

activities. • Recreation Nodes - public nodes including recreation and tourism facilities and

infrastructure. • Residential Districts - low to high density residential neighbourhoods. • Coastal Areas – interface zones linking beach zone and hinterland zones. Urban design guidelines for mixed use nodes, recreation nodes, residential areas and coastal areas are summarized in the following sections.

5. DEVELOPMENT GUIDELINES FOR COASTAL AREAS The White Paper for Sustainable Coastal Development in South Africa (2000) and the Draft KwaZulu-Natal Coastal Management Policy (KZN CMP) (KwaZulu-Natal Department of Agriculture and Environmental Affairs, 2004) stress the need for a sustainable and sensitive approach to coastal development. The coast plays a critical role in tourism and the local economy, as well as being a desirable place to recreate, live and work. However, development pressures on the coastal environment have raised serious challenges for its long term sustainability and its ability to continue to provide a good tourism experience. The following guidelines are intended to encourage appropriate and harmonious coastal development that is sensitive to its coastal context. These guidelines apply to the development of all properties in the coastal zone east of the N2 highway, irrespective of zoning.

5.1 Environmental Considerations (1) EIA Regulations Overview: The National Environmental Management Act (NEMA) (Act No. 107 of 1998 as amended) requires that development must be socially, environmentally and economically sustainable. Certain activities (such as clearing of vegetation or developing too close to wetland areas) can have significant detrimental effects on the environment. The Environmental Impact Assessment Regulations, 2006 (promulgated in terms of NEMA), list a range of activities for which environmental approval must be obtained prior to being initiated. Some activities require a basic assessment, while others require scoping and a full environmental impact



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assessment. Some of the potential activities in the coastal area which would trigger the need for environmental approval (from the KZN Department of Agriculture and Environmental Affairs (DAEA)) include: • Construction or earth-moving activities in the sea or within 100m of the high water mark of

the sea (this includes buildings, walls, embankments and/or infrastructure); • The prevention of free movement of sand by means of planting of vegetation within 100m

of the high water mark of the sea; • The dredging, excavation, infilling, removal or moving of soil, sand or rock exceeding 5m³

from a river, tidal lagoon, tidal river, in-stream dam, floodplain or wetland; • The removal or damaging of indigenous vegetation of more than 10m² within a distance of

100m inland of the high water mark of the sea; • The excavation, moving, removal, depositing or compacting of soil, sand, rock or rubble

covering an area exceeding 10m² in the sea or within 100m of the high water mark of the sea.

Requirements: • All proposed developments must comply with the requirements of Environmental Impact

Assessment Regulations, 2006. DAEA should be consulted with directly to determine whether a proposed development requires environmental authorisation, and to clarify any uncertainties regarding the requirements of the EIA Regulations.

• The developer must appoint an environmental consultant to conduct such assessment which must be submitted DAEA for approval. DAEA should be consulted to clarify any uncertainties regarding the requirements of the EIA Regulations.

• Copies of the environmental assessment must be submitted to the municipal ‘planning hub’ for EIAs in the North Region, who will then circulate the assessment within the Municipality for comment. A consolidated comment from the Municipality will be submitted to DAEA for their consideration in making a decision on the environmental assessment.

Please note: • Planning and building plan approval cannot be given by the Municipality without

environmental authorisation from DAEA if it is required in terms of the EIA Regulations. • Environmental authorisation for a development does not guarantee planning or building

plan approval. (2) Coastal erosion line and development setback line Overview: A prime feature of eThekwini Municipality’s asset base is its coastline, approximately 100km in length. The coastline is sandy with very little rocky shoreline and the wave regime is regarded as high energy. This leads to a high potential for erosion of our sandy coastline. Encroachment by historical developments has threatened and destroyed many dunes along our coastline. This is problematic as the dunes serve, not only as a natural asset for biodiversity, but also as an important coastal defence system. During high seas the dunes are eroded and the sand moves into an offshore bar which changes the slope of the incoming beach. This causes waves to break earlier and therefore reduces the energy and erosion potential of each breaking wave. The eThekwini Municipality has initiated a programme to maintain this asset through scientific management. It has studied the history of shoreline variance through aerial photographs, various datasets, beach monitoring and surveys and underwater surveys over the last 70 years. Base information stretches back to 1935 in the case of aerial photographs and 1960 for physical surveys. The planning team has augmented this information with mathematical modelling and statistical analysis. The Council for Scientific and Industrial Research (CSIR) has been a partner in this process.



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What is a coastal erosion line and development setback line? The Municipality has determined a potential coastal erosion line based on historical shoreline variance. This line represents the impact of a one in fifty year storm combined with sea level rise on this environment. An allowance over and above the potential coastal erosion line is provided for the re-establishment of vegetation and this provides the inland boundary of the development setback line. This development setback line is designed to protect both the natural environment from encroachment as well as beachfront developments from the effect of storms and accelerated coastal erosion. In the LAP area, only the coastal erosion line has been determined (see Figures 5.1 to 5.4). A development setback line should be determined by the Municipality to allow for adequate protection of the natural environment and beachfront developments. Once agreed to the development set-back line should be depicted on an overlay to the scheme with reference to clear management guidelines to guide development applications and implementation. The benefits of this approach The net result will be a more stable shoreline with allowance for sustainable development on its margins. Allowance has been created for the reestablishment of the natural system after major erosion events and visibly creating more natural looking dunes and green areas surrounding the beaches.

Table 5.1 Structures in Development Setback Line in the Umdloti-Westbrook Study Area (extracted from Coastal Study: Towards an Umdloti-Westbrook Local Area Plan, April 2005)

Structure Count % CountBuilding 193 75% Parking 1 0%

Parking area 8 3% Pool 38 15% Road 17 7%

Unknown 2 1% Total 259 100%

Requirements: • No development shall take place eastward of the coastal erosion line (as shown on the

Municipality’s GIS system), including swimming pools, retaining walls and other such structures.

• If a development set-back line has been mapped no developments should be permitted within the setback area.

• In the absence of a development setback line, a further setback may be required to enhance protection of the coastal environment and to protect development.

• All proposed public amenities such as toilets, car parks, coastal infrastructure and roads are required to be positioned at least behind the coastal erosion line and the coastal foredune, or further west if required.

• No development will be permitted within the Dune Cordon: No fixed or permanent development should be allowed to take place within the dune cordon unless it is absolutely essential or unavoidable. Structures should be built on the landward side of the foredune ridge and no buildings should be permitted on the seaward side of the foredune ridge or on the ridge itself, otherwise the beach may be eroded and the buildings ultimately destroyed.

• Locate Unrelated Facilities Inland: Developments, facilities (e.g. ablution and parking facilities) and/or infrastructure (e.g. waste treatment works) that are not dependent on being located on or close to the beach should be located further inland.

• Avoid Use of Artificial Structures: The use of artificial structures, such as seawalls and



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groins, should be avoided as these often have negative side effects such as deflecting and/or reducing sediment supply. Where the use of these structures is unavoidable, however, they should be carefully designed to minimise adverse impacts. For example, where a major obstruction to longshore sand transport is built, such as a breakwater, allowance must be made for an adequate sand-bypassing system so as not to interrupt the natural longshore sediment transport.

(3) Beach Shadow Line Policy Overview: Although shadowing of the beach in the study area is not of concern at present the Beach Shadow Policy should be adopted as part of general policy for coastline development and should be referred to in the reviewed scheme for the area. Appropriate controls will also need to be developed to enforce shadow free areas on the beach at certain times. Within ‘shadow free’ zones, particularly swimming beaches, no shading should be permitted before 15h00 in winter. Requirements: • Developers on coastline properties are required to submit accurate shadow projections

with their development proposals and buildings should be orientated to maximize sun both on their site and adjacent properties, while at the same time reducing shadow impacts.

(4) eThekwini Environmental Services Management Plan Overview: The eThekwini Environmental Services Management Plan (EESMP), approved by Council in 2003, aims to protect and secure the full range of environmental goods and services provided by our natural heritage. About 63 000 ha or 27% of land in the Municipal area has been identified as environmentally sensitive. It is this land that provides environmental goods such as sources of food, medicines, fuel, construction materials, as well as services such as erosion control, reduction in flooding, and the supply and cleansing of water. The EESMP is not a zone, but it indicates which land in the Municipal area is environmentally sensitive. Much of this land cannot be developed due to the nature of the land (e.g. steep slopes or within floodlines), or because it is zoned as open space or set aside as nature reserve. Other portions of land are privately land and may have been allocated zoning ‘rights’ (i.e. potential development ‘rights’) in the past. Owners or developers of such land are encouraged to seek early input from the Environmental Management Department to ascertain potential environmental constraints on their property. Requirements: • A scan of the Municipality’s Environmental Services Plan (on the Municipality’s GIS

system) should be undertaken to determine whether the property is identified as environmentally sensitive, or is adjacent to environmentally sensitive land.

• If so, the developer should consult with the Environmental Management Department regarding the importance of the environmentally sensitive area and its potential impact on the development proposal. An enquiry form must be filled in, which can be obtained from Pam Ramnarain ([email protected]).

• The outcome of discussions with the Environmental Management Department may include requirements to undertake a site analysis (for example, delineation of wetland areas or a vegetation assessment), to prepare an Environmental Management Plan, as well as advice concerning the EIA process.

• It is noted that on certain properties development may not be possible.



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(5) Stormwater Management Overview: Appropriate management of increased stormwater flows as a result of hardened surfaces due to development is required to limit erosion and flooding and to reduce stormwater servicing costs. There is a need to limit sealed surfaces in catchments to ensure that surface runoff does not exceed the ability of the natural drainage and stormwater infrastructure systems to handle runoff. Water runoff in catchments should be retarded and increased water retention and absorption should be encouraged on site and before water reaches streams. A river setback should be established so that rivers and river vegetation are protected and re-vegetated to contribute to water retarding and absorption. Requirements: • A stormwater management plan is to be prepared by a suitably qualified civil engineer to

the satisfaction of the Coastal, Stormwater and Catchment Management Department, taking the following key guiding principles into account: − All stormwater generated on the site by the development should be contained on the

site and post-development flows should not exceed pre-development flows. − Hardened surfaces should be minimised, retaining as much vegetated area as

possible. • The Storm-water Management Plan must provide sufficient detail and information for Pre

and Post determination of runoff including drainage lengths/slopes/times of concentration/vegetation/soil type/roofs, paved and other hardened areas/runoff coefficients used/rainfall intensities used and show peak runoffs and other assumptions/calculations made.

• Proposed measures to be shown in detail demonstrating that the proposals are practical and workable.

• All Final stage/Construction drawings must include complete details of all storm-water structures, drainage pipes and sizes and all controls required for construction and must incorporate the approved engineered layout.

• Rainfall data is on the municipal website www.durban.gov.za/eThekwini/Services/Engineering/CSCM based on latitude and longitude. The data must be converted to rainfall intensities for the rational method for the relevant recurrence intervals and times of concentration.

• While not supported in general, any consideration of the relaxation of the Department of Transport’s setback requirements must take into account the potential additional impacts of run-off from the M4 and the site’s ability to contain such run-off.

• Sensitive environmental areas (e.g. wetlands) should not be used as stormwater management areas.

(6) Flood Lines Overview: • Prohibit Development in 100-Year Flood line: Areas below the 100-year flood line should

remain as undisturbed and undeveloped as possible to avoid damage to structures in these flood-prone areas and to avoid disrupting the natural processes within floodplains.

• Establish a Setback for flood line areas: A setback area or buffer strip of natural vegetation or close-growing grass above the designated flood line should be maintained. The width of this strip will need to be determined by the type of adjacent development or activity and factors such soil type, slope, water table, etc.

• Ensure Compatible Land Use Options: There are a limited number of environmentally compatible land use options for floodplains that have few adverse impacts or that do not disrupt their natural functioning. These include low key recreational activities such as picnicking, bird watching, walking trails or carefully planned sport facilities and controlled natural grazing stock.



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Requirements: • If development is occurring along a river the developer are required to map the 1:50 and

1:100 year floodline. • Development in the 1:100 year floodline is generally prohibited.

(7) Wetlands Overview: Wetlands are important natural areas that play a critical role in flood attenuation, supply and cleansing of water and the protection of biodiversity. All developments should identify and delineate wetlands and should strive to retain and rehabilitate such areas. Any development that potentially impacts on a wetland through infilling, removal of material, etc. requires a basic assessment in terms of the EIA regulations. (See General Wetland Guidelines in Appendix 2) Requirements: • The EIA regulations must be complied with where any development potentially impacts on

a wetland area. • Wetlands should be delineated in accordance with the Department of Water Affairs and

Forestry’s minimum requirements, as outlined in “A practical field procedure for identification and delineation of wetlands and riparian areas” (DWAF, February 2003).

• A buffer between the proposed development and the wetland area shall be determined through the EIA process.

• Appropriate mitigation measures shall also be determined through the EIA process. (8) Forests and Protection of Trees Overview: DWAF, DAEA and eZemvelo Wildlife are currently preparing: policy principles and guidelines for co-operative control of development affecting natural forests in Kwazulu-Natal. Requirements: • Consult the Municipality’s Environment Department should any forests be located on or in

close proximity to the proposed development site. • Check that no listed trees are affected by the proposed development. • In terms of the Notice of List of Protected Tree Species under The National Forests Act,

1998 (Act No. 84 Of 1998) as contained in the Government Gazette No. 767 (5 August 2005) a licence to interfere with any listed protected trees in any way. The Coastal Red Milkwoods Mimusops caffra which are typical of the dune and coastal forests are listed.

• Access and take due cognisance of the policy principles and guidelines for co-operative control of development affecting natural forests in Kwazulu-Natal should any forests be located on or in close proximity to the proposed development site.

(9) Geotechnical assessment Overview: Seaward-facing slopes along the eThekwini coastline consist of ancient sand dunes that have been eroded and undermined in recent geological time [3000-5000 years ago] by high sea levels. Subsequent sea level retreat to present-day levels left the slopes standing at their natural angle of repose of about 30 degrees, with a low factor of safety against further landsliding. Downslope soil creep occurs at a high rate because of slope steepness, but large-scale slope movement is largely prevented by the dense growth of natural, indigenous vegetation that covers the dunes. Tree roots reinforce the sandy soil, their leaf canopies disperse raindrop energy and undergrowth minimises erosion from overland flow. Slope failures below Netford Road, Bluff in 1957 caused the Durban City Council to



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commission Kantey Templar consulting engineer’s Bluff Slopes report and create the Special Bye-laws relating to Development on Bluff Slopes in defined Controlled Areas. These are available for download on www.durban.gov.za. The report recommendations and bye-laws shall be applied during development of all controlled areas. The use of soak pits for disposal of stormwater or sewage is not permitted in Bluff Slopes Controlled Areas. Requirements: • A geotechnical assessment shall be undertaken by a professional engineer or approved

competent person from the Pavement & Geotechnical Engineering Branch’s list for the development of all the properties within the ‘Bluff Slopes No Development’ and ‘Bluff Slopes Slip Line’ polygons shown on the Corporate GIS throughout the entire eThekwini Municipality.

(10) Soakpits Overview: Where the soil profile and slope stability allow, then generally for individual erven, stormwater management for that individual site may consider using soakpits. Old/traditional soakpits were rudimentary, could not be maintained, had very limited lifespans and the volume provided was inadequate for the excess stormwater generated from roof and hardened areas. A proper design will provide access for essential periodic cleaning and maintenance to ensure the soakpit will continue to function effectively and allow for an extended lifespan. Requirements: • Where existing soakpits are in use, then a professional engineer must either inspect all

existing soakpits and certify the actual capacity and condition with due regard for the existing and all proposed additions or alterations including all driveways and other hardened areas. OR

• New, properly designed soakpits to be built, sized on the basis of one cubic metre of clear volume to drain each and every 40 square metres of all hardened areas: Note: − Hardened areas shall include roofed areas, paving, surfaced driveways, pool

surrounds, etc. Partially hardened areas such as grass blocks, gravelled and compacted earth driveways shall be catered for on a one cubic metre to 80 square metre basis.

− A typical detail of the soakpit design showing plan and sections to be provided as part of the drawing submission.

− The drawing must include a table of the hardened areas, e.g. roof area = 200m2, paving = 150 m2 etcetera.

− The soakpits must be drawn to scale in position on the plan view in the drawing, marked “New” with the volume and overall dimensions shown e.g. “New 4 m3 (3 x 1.2 x 1.2m) Soakpit.”

(11) Landscaping and site rehabilitation Overview: Landscaping of developments is required to enhance the attractiveness of the development and the coastal environment in general, to soften the visual impacts of development, and to promote biodiversity, through indigenous planting. Some sites may need to be rehabilitated due to poor management of the property, for example, where foredunes have been damaged, to protect areas such as wetlands, or to prevent erosion. Requirements:



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• A locally indigenous landscaping plan shall be prepared for every new General Residential or medium density housing development, to the satisfaction of the Environmental Management Department. A list of species to be used and approximate planting locations in relation to the development shall be indicated.

• In some instances, for example where foredunes or a wetland have been damaged, the Environmental Management Department may require site rehabilitation.

(12) Construction management In most instances where environmental approval is required in terms of the EIA regulations, an Environmental Management Plan will be required to manage construction and post-construction activities on the property. The Environmental Management Department may also require an EMP even if not required by DAEA. A standard EMP is available from the Environmental Management. (13) Sand mining/winning No sand winning shall occur without a Consent Use Permit from the Municipality and is subject to authorization by the Department of Mineral and Energy Affairs and any environmental authorization in terms of the relevant legislation or as required by the Municipality. If the proposed sand winning is on communally held land the application is also subject to the written authority of both the relevant Inkosi and the Ingonyama Trust. Any approval granted to undertake the activity shall be valid for a period not exceeding 2 years. Thereafter the applicant may reapply for the permit to be extended. The Municipality shall monitor the practice and shall have the right to withdraw its approval should any detrimental environmental impacts or practices be detected and which are not addressed within a specified period determined by the Municipality. The approval would be subject to the reinstatement/ rehabilitation of the site to the satisfaction of the Municipality in accordance with an EMP detailed in the environmental assessment as required by the Municipality. These reinstatement/ rehabilitation plans would also be detailed in the Environmental Management programme report that must be submitted to the Department of Mineral and Energy Affairs in terms of the Minerals Act. 6.2 Visual and Architectural Considerations (1) Visual perspectives Overview: Special long and short views of the coastline, the ocean, the dune forests and estuary habitats within the area are prevalent at particular points along both the N2 and the M4. These views contribute to the tourist and public experience of this area as a unique coastal environment. These view sheds and vistas should be protected and/or enhanced in the public interest, through sensitive development within or adjacent to these areas (i.e. building form, density and location and appropriate landscaping). Development should as far as possible compliment environmental character and permit unobstructed views from vehicles travelling through the areas. Requirements: Oblique visual perspectives of all proposed multi-unit developments, at a minimum taken

from the west/M4 looking east and taken from the east/beach road looking west, must be submitted to the satisfaction of the Development Planning Department.

Perspectives from other viewpoints may be requested for specific visually sensitive sites, for example properties adjacent to estuaries.

(2) Architectural considerations



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Overview: Development in the coastal zone should be careful to protect the aesthetic and ecological characteristics of the coastal zone, the very attraction for development. The design and built form of coastal settlements should be in harmony with the full range of opportunities and constraints of coastal localities i.e. to retain the seaside ‘sense of place’. This approach calls for integrating aesthetic and visual considerations into the planning and design of physical structures. Requirements: Development in the coastal area should strive to blend in with and reflect the unique nature of the coastal environment through the following measures: • The use of natural coastal colours for exterior finishes, e.g. sand, brown, green. • The use of natural materials, e.g. wood for verandahs, balconies, stairways etc; thatch for

roofs and bomas. • Building design that reflects natural processes – i.e. soft, curved exteriors – rather than

hard lines and urban designs and finishes. • Retention of existing trees and indigenous vegetation as much as possible (incorporate

into building design where possible), and/or indigenous landscaping. • Permeable fencing with appropriate colours/mixed and softened with landscaping, rather

than hard brick walls. • Sensitive design of the rear of buildings located along the M4 to minimise visual impact;

screening with trees can also be applied. • Breaking up buildings into smaller components; staggering of buildings to allow views of

the sea and to prevent a ‘wall’ of buildings along the M4. See examples of good and poor architectural considerations in the following pictures from the study area:



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Good Roof line; broken front elevation. Scale in keeping with environment

Appropriate scale and positioning towards back of site, blends into dune slope behind, bulk broken up into three separate blocks which softens visual impact

Appropriate scale, blends in with coastal environment, colour appropriate

Image 5.1: Good examples of Architecture from the Study Area



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Bulky overbearing structure, no respect for surrounding environment; unbroken front wall

Harsh, overbearing wall and ‘prison’ windows, harsh colours and design not in keeping with coastal context Harsh lines and ugly liftshaft feature, needs

softening/ vegetation to blend in with coastal environment

Image 5.2: Poor examples of Architecture from the Study Area



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Figure 5.1 Westbrook Coastal Erosion Line and High Water Mark

Coastal Erosion Line High Water Mark Admiralty Reserve Privately owned land Municipal land Govt land



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Figure 5.2 Seatides Coastal Erosion Line and High Water Mark

Coastal Erosion Line High Water Mark Admiralty Reserve Privately owned land Municipal land Govt land



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Figure 5.3 Tongaat Beach Coastal Erosion Line and High Water Mark

Figure 5.4 Umdloti Beach Coastal Erosion Line and High Water Mark

Coastal Erosion Line Privately owned land Municipal land High Water Mark



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6. GENERAL GUIDELINES FOR RESIDENTIAL DEVELOPMENT Overall the predominant use proposed for the study area is residential along with supporting facilities and the enhancement of some of the tourism areas. The following tables outline some general guidelines for different densities of future residential development specific to the Ohlanga Tongati area. Note that the terms low, medium and high density used in this guideline refer to the densities listed in the tables and are specific to this study. Similar terms may refer to different densities in other areas.

DENSITY STATEMENT OF INTENT

DESCRIPTION; DENSITY

EXAMPLE OF DENSITY TYPE

Low density To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation.

Comprises single houses on individual stands of 650m2 and larger. May be single or double storey and usually owned in freehold title. Some sectional title developments with free standing units are also classified as low density. Approximately 5 – 10 dwelling units per hectare (gross density).

Durban North Existing La Mercy and Westbrook Windsor Park Zimbali

Medium density

To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation.

Usually comprises single or double storey attached or detached units on single properties often owned by Sectional title but not exclusively so. Approximately 10 - 25 dwelling units per hectare (gross density).

Sunningdale Parts of the Berea



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DENSITY STATEMENT OF INTENT

DESCRIPTION; DENSITY

EXAMPLE OF DENSITY TYPE

High density To include a mix of

urban and suburban options to accommodate both permanent residential and tourist related accommodation

Usually comprises flats greater than 3 storeys often owned by Sectional title or Share Block but not exclusively so. Greater than 25 dwelling units per hectare (gross density).

Residential area immediately surrounding Musgrave Centre Albert Park Umdloti North



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RESIDENTIAL AREAS : URBAN DESIGN GUIDELINES

Responses Examples Layout and Character (block and subdivision layout and land use)

1. Residential areas should be designed as neighbourhoods which form part of an identifiable “village” (urban or suburban) and which has a distinctive character. The character should be determined by the type and scale of streets, mix of building typology, landscaping, and by a mix of residential densities.

2. The character of residential areas/neighbourhoods or parts thereof should reflect the location of the neighbourhood in the precinct in which it is situated i.e. coastal, riverine, nodal etc and it should display clearly its urban and/or suburban features.

3. Residential areas should be structured by a hierarchical road and pedestrian network.

4. The structure of residential areas should be articulated by the location of community facilities and public places in central and or accessible locations which provide landmarks and legibility to the neighbourhood.

5. The structure of residential areas should be articulated by the shape, extent and potential use of the proposed open space network of the precinct within which it falls i.e. active open space or natural open space.

6. Higher density areas should be located in and around mixed use nodes and along public transport routes. Lower density areas should be located adjacent to rivers, streams and valleys, on steeper slopes i.e. adjacent to the proposed open space system.

7. The layout of residential areas should respond clearly to important view sheds and vistas.

8. Wherever possible existing vegetation or distinctive site features should be incorporated into the layout of the node.

Public Realm 1. Streets, squares and parks should generally be treated as part of the overall open space system to provide linkage and structure to neighbourhoods.

2. Lower order streets and streets serving higher densities should be designed as multifunctional spaces to accommodate parking, play spaces etc.

3. Streets and spaces should accommodate pedestrian activity in accordance with the role of the road/street in the overall precinct movement network.

4. Streets and public spaces should incorporate facilities for public transport and provision for disabled persons.

5. Landscaping should provide protection from climatic conditions of wind and sun and create street character and identity.

6. Lighting should be commensurate with the function of a street and/or public



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space. 7. Access and circulation networks and infrastructure for pedestrians and vehicles

should be clearly differentiated. 8. Pedestrian route design should be integrated with overall neighbourhood design

to ensure comfort and convenience for pedestrians and appropriate linkage with surrounding neighbourhoods.

Built Form 1. Building massing, and hence density, should conform to the density distribution guidelines in each precinct

2. Built form in higher density areas should be low to medium rise in accordance with location to other uses and activities in the precinct and should be used to define the character of the neighbourhood.

3. Building frontages, particularly in medium and high density typologies, should contribute to the public nature of streetscape. This can be accomplished through locating entrances at street level and through ensuring maximum surveillance of the street from units facing the street.

4. Building forms (in conjunction with the use of appropriate material, colours and textures) should be articulated and modulated to ensure a human scale and to merge in with coastal landscapes.

5. Built form in low density areas should be conceived of as “elements in the landscape” and should be unobtrusive in terms of massing, colours and materials.



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7. GENERAL GUIDELINES FOR MIXED USE DEVELOPMENT NODES A hierarchy of mixed use development nodes have been identified in the land use and activity framework. The following table outlines guidelines for each of the nodal types identified in the plan: TYPE OF NODE STATEMENT OF INTENT THRESHOLD; LOCATION;

LAND USE; DENSITY TRANSPORT

POSSIBLE ZONES

EXAMPLES OF SCALE OF NODE

Metropolitan / Sub-metropolitan nodes

To provide highly accessible shopping and entertainment facilities for a metropolitan wide area. May be associated with office and other retail and service activities.

Serve the metropolitan wide population. Must be in a highly accessible location such as near freeway interchanges or intersections of major arterials. Mixed-use higher order commercial (retail and office), entertainment, could be associated with higher density residential development in the vicinity of the node and could include hotels. Must be accessible by public transport and include public transport facilities if not already provided in the area e.g. taxi and bus stopping areas and ranking areas.

Commercial General Business Special

Gateway Shopping Centre, Office Parks and Umhlanga Hospital Pavilion Shopping Centre and Westway Office Park, Westville Hospital. Good practice example of urban design: Umhlanga Town Centre

District or District nodes

To provide highly accessible shopping and entertainment facilities for a large part of the metropolitan population. May be associated with office and other retail and service activities.

Serve the local population but also draws clientele from a wider area. Should be located in a highly accessible area.

General Commercial Special

La Lucia Mall Musgrave Shopping Centre But avoid centre type design if possible



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TYPE OF NODE STATEMENT OF INTENT THRESHOLD; LOCATION; LAND USE; DENSITY

TRANSPORT

POSSIBLE ZONES

EXAMPLES OF SCALE OF NODE

Integrated mixed use centres and a local shopping and services, restaurants, offices, banking and often includes entertainment facilities Often surrounded by higher density residential development. Must be accessible by public transport and include public transport facilities such as taxi and bus drop off areas.

Local nodes To provide accessible shopping facilities for the population within a local area or neighbourhood. May be associated with office and other retail and service activities. May include social facilities such as libraries, clinics, doctors offices etc.

Largely serves a local population who live within a short car journey of the centre, but will attract some people from a wider area due to some specific shops of restaurants. Offers convenient parking for quick shopping trips (usually free parking). Usually located within residential areas but must also be accessible by public transport. Local level convenience shopping and services. May be associated with higher density residential around the node.

Commercial 2 Special Shopping

Davenport Centre, including banks, offices and restaurants on roads around the centre Glenwood; Broadway Node Windermere Centre; Umdloti Good Practice example of urban design: Broadway Ballito Beach Village



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Some suggestions for the size and need for shopping facilities are presented in Table 7.1: Table 7.1: Shopping Guidelines

Facility / Use Allocation Factors Variations / Assumptions Site Size Facility / Use SHOPPING Local Convenience Low-Income 0.08 m2/p 500 m2 gla On / near Collector intersection. Linked to other local

facilities

Middle-Income 0.15 m2/p 500 m2 gla High-Income 0.1 m2/p 500 m2 gla Neighbour-hood Centre Low-Income 0.08 m2/p 6000 m2 gla On / near Collector & Arterial Middle-Income 0.25 m2/p 10000 m2 gla High-Income 0.3 m2/p 12000 m2 gla Community Centre Low-Income 0.2 m2/p Only if in interceptory location. On / near Arterials &

Freeway Middle-Income 0.4 m2/p 30000 m2 gla High-Income 0.5 m2/p 40000 m2 gla



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MIXED USE NODES : URBAN DESIGN GUIDELINES


1. Nodes should be designed and developed as “village or town centres” which display an integrated and cohesive character including a “high street”, public squares and spaces, fine grain block and subdivision pattern, fine grain building scale, identifiable townscape/landscape character, extensive tree planting, high levels of pedestrian orientation, mixes of building type and activity, including residential, and provision for public transport. The character should reflect its role in the metropolitan area and or the surrounding settlement i.e. sub metro, local etc.

2. Node developments should include a landmark element(s) that indicates its location in the district or neighbourhood in which it is located. This could be in the form of an appropriately scaled tower building, flagpole or gateway structure/feature.

3. Node Gateways/Entrances should be clearly visible and celebrated through the use of landmark landscaping elements(planting or structural) and or through the appropriate siting of buildings

4. Node edges should include interfaces that are integrated with and sympathetic to surrounding residential areas in terms of access and movement, scale of built form, scale and type of landscaping.

5. Edges and interfaces with limited access roads should be landscaped and/or architecturally treated to contribute to the experience of the road users. No service areas should face on to these roads unless adequate and appropriately screened.

6. Service areas should be hidden from view and should not impact on public spaces or on adjacent development or roads by way of noise, visual intrusion, smell etc.

7. Views lines in and out of the node onto landmark features or of special features/viewsheds of the node or of its surroundings should be accommodated in the layout of the node so as to encourage integration with the surroundings.

8. Land Use Mixes should reflect the role and hierarchy of the node. Wherever possible existing vegetation or distinctive site features should be incorporated into the layout of the node.



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MIXED USE NODES : URBAN DESIGN GUIDELINES Responses Examples

Public Realm (streets, squares, parks and parking areas)

1. Streets, squares and parks should generally be treated as part of an integrated open space system to provide “linkage and structure” to the node, but also as the spaces in which public life occurs.

2. Streets and spaces should accommodate pedestrian activity in accordance with the role of the road/street in the overall precinct movement network.

3. Streets and public spaces should incorporate facilities for public transport and provision for disabled persons.

4. Hard (square) and soft (parks) public spaces and parking areas should be designed as focal points within the open space system linked together with streets as part of the overall public space system.

5. Street and public place design including landscaping should reflect a community/ public character and scale

6. Landscaping should provide protection from climatic conditions of wind and sun and create street character and identity.

7. Lighting should be commensurate with the function of a street and/or public space.

8. Access and circulation networks and infrastructure for pedestrians and vehicles should be clearly differentiated. Pedestrian routes should be designed to ensure comfort and convenience for pedestrians and should not be provided as an afterthought.

9. Pedestrian movement should be integrated with surrounding areas and landscaping should contribute to movement hierarchy and to protection from sun and wind and should contribute to safety and security through lighting and appropriate route location.

10. Parking areas should be integrated with the node fabric as public space. They should be landscaped to prevent heat build up, to attenuate stormwater and to integrate building clusters.



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MIXED USE NODES : URBAN DESIGN GUIDELINES Responses Examples Built Form 1. Built form in nodes should be concentrated and compact so as to define

public spaces and places between them and so as to convey their public status in the landscape.

2. Built form should be fine “grain” and human scale – either as a collection of small buildings grouped tightly together or as larger buildings with fine grain modulation of facades and elevations.

3. Buildings should accentuate the role and character of the node with respect to scale and building typology.

4. Building massing and its articulation should be used to integrate nodes with surrounding residential areas. There should be no “back of building” conditions.

5. Built form should be used to articulate and or celebrate gateways and intersections and should provide landmark features within the overall settlement fabric.

6. Ground floor uses of buildings should be pedestrian oriented uses that provide interest, generate street activity and ensure surveillance of the street or public place onto which they face.

7. Roofs should be integrated with surrounding buildings and environments in terms of shapes and sizes, elevations, colours and textures so as to create an unobtrusive but interesting contribution to the landscape.



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8. GENERAL GUIDELINES FOR RECREATIONAL NODES Several recreational nodes already exist in the study area and the spatial planning framework has recommended that some of these be enhanced to develop recreational and tourist opportunities in the area. The following table outlines some general guidelines for low, medium and high intensity of use of such recreational nodes. TYPE OF NODE STATEMENT OF INTENT THRESHOLD; LOCATION;

LAND USE; DENSITY TRANSPORT

POSSIBLE ZONES

EXAMPLES OF SCALE OF

NODE Medium to High intensity recreation nodes

To provide recreational facilities for local residents, metropolitan residents making day trips to the area and some tourists who would stay in the area or the wider metropolitan area; making use of existing natural features but with the addition of other developments to enhance the recreational opportunities.

Serve the wider metropolitan area. Could include pleasure and angling piers, restaurants, refreshment kiosks, change rooms, beach offices, swimming baths, paddling pools, parking, beach equipment stores, lifesavers and swimming club, shops for the sale of beach goods, buildings for navigational aid. Should include cycle routes through the recreational nodes.

Beach Zone Umdloti Beach near paddling pools Westbrook Beach Scottburgh

Low intensity recreation nodes

To provide recreational facilities for local residents and tourists; making use of natural features with a few additional facilities to enhance the opportunities such as picnic

Serve local population and tourists; Located in scenic spots but where its use by people will not damage the environment.

Public or Private open space

Umdloti Lagoon picnic area



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TYPE OF NODE STATEMENT OF INTENT THRESHOLD; LOCATION; LAND USE; DENSITY

TRANSPORT

POSSIBLE ZONES

EXAMPLES OF SCALE OF

NODE and ablution facilities with small kiosks.

Ecologically sensitive recreation nodes

To provide recreational facilities for local residents and tourists; making use of natural features with minimal additional facilities to enhance the opportunities such a walking trials and ablutions facilities.

Serve local population and tourists; Located in scenic spots but where use should be minimised to ensure that sensitive environments are not damaged.

Public or Private open space

Hawaan Forest

RECREATION NODES : URBAN DESIGN GUIDELINES


1. The layout and character of each recreation node should reflect its role in the metropolitan area i.e. local recreation or national tourism facility.

2. The layout should celebrate, accentuate and facilitate the best access, use and management of the key features of the node i.e. adventure activity, hiking and picnicking, viewing, swimming, fishing, active sport, etc.

3. Interfaces with adjacent residential areas should be designed to avoid adverse impacts of noise, built form scale, visual intrusions, breaching of privacy, etc.

4. Recreation nodes should be integrated with the proposed open space system and should be designed with high levels of pedestrian priority.

5. Nodes should include a mix of uses that promote optimum use of the node over various times of the day and week i.e. recreation mixed with conference, education, appropriate commercial and entertainment, restaurants etc. so as to promote efficient use of infrastructure and security and safety.

6. Wherever possible existing vegetation or distinctive site features should be incorporated into the layout of the node.

Public Realm (streets, squares, parks and parking)

1. The public realm of recreation nodes should generally be treated as an integral part of the proposed open space system of the coast in which higher intensities of public activity can occur.

2. The nodes should be designed as a series of interlinked multi purpose spaces with supporting buildings and infrastructure so as to accommodate a variety of higher intensity and fluctuating levels of use.

3. Streets and public spaces should incorporate facilities for public transport, including the parking of parking for public transport vehicles.

4. The spaces should be designed to accommodate disabled persons. 5. Hard (square) and soft (parks) public spaces should be used as focal points within the nodes. 6. Street and public place design including landscaping should reflect a community/ public character and

scale.



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RECREATION NODES : URBAN DESIGN GUIDELINES Responses Examples

7. Landscaping of streets and pedestrian walkways should provide protection from climatic conditions of wind and sun and create, or enhance existing, character and identity.

8. Lighting should be commensurate with the function of public spaces in the node. 9. Parking areas, whilst they should be relatively close to amenity, they should be landscaped or sunken or

“bermed” so as not detract from the main features of the node. However, in order to accommodate peak overflow use of the node, parking areas should incorporate facilities adjacent to them which accommodate picnicking.

Built Form (buildings and structures)

1. Built form in recreation nodes should be conceived as “objects in space” and should be designed to fit in with the landscape qualities of the recreation space rather than to dominate or define it.

2. Built form should ensure that views of the natural features within the node are unimpeded. 3. Built form should be appropriate to the role and character of the node and should be public in its style and

should be cognizant of climatic conditions. 4. Building roofs should be integrated with surrounding environments in terms of shapes and sizes,

elevations, colours and textures so as to create an unobtrusive but interesting contribution to the landscape.



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9. PRECINCT LAND USE MANAGEMENT GUIDELINES In addition to the general guidelines presented in earlier sections of this report, Land Use Management Guidelines have been prepared for each of the precincts identified in the Spatial Planning Framework. These guidelines are presented in a series of tables, one per precinct. The overall statement of intent for the precinct is stated as is the existing Scheme that applies in the area. The size of the precinct, the potential total number of additional units planned for the area in terms of the Spatial Planning Framework and the approximate number of existing units in the area as at 2007 are also listed. Thereafter the nodes, environmentally significant areas and residential components are listed together with specific land use issues or challenges faced, land use guidelines, urban design guidelines and any other recommendations that have been identified. These tables should be read in conjunction with the Precinct Tables in the Spatial Planning Framework and Coastal Management Plan recommendations. Note that densities refer to those outlined in the General residential guidelines in Section 6 of this report.

9.1 Westbrook Beach Precinct

WESTBROOK BEACH PRECINCT Precinct Size: 276 ha Statement of intent: To provide for permanent residential accommodation with a mix of lifestyle

opportunities together with related commercial and community facilities, as well as some tourist accommodation and to enhance the existing recreational node for both tourists and permanent residents

Potential Units (Refer to Table 14 of Spatial Framework – Density Targets): 2845

Existing Scheme Controls: Tongaat Scheme Approx No. of existing units: 586

AREA ISSUE LUMS GUIDELINES URBAN DESIGN GUIDELINES

OTHER RECOMMENDATIONS

Possible District or Sub-metropolitan Node (North-East quadrant)

Wetlands Gateway site

Wetlands should be zoned Public or Private Open Space. They should be considered visual assets and incorporated into the design of the node. Wetland area should be buffered from development. Comply with wetland guidelines.

Gateway to the area. Refer to urban design guidelines for mixed use development nodes

Existing Local Node (Cnr Spathodia and Westgate Roads)

Current Zoning bulk is very intrusive to the area

Rezone to that which is being developed i.e. General Residential 1 / Commercial Zone with a height limit of 6 storeys. Visual impact assessment required for any development in the area.

Gateway to the area. Refer to urban design guidelines for mixed use



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development nodes

Tongati River South forest

Needs to be retained as critical core area of the open space system.

No development. Ideally forest should be zoned Private or Public Open Space Alternatively are to be reflected on the Scheme as part of an Environmental Services Overlay which highlights the need to retain the forests and manage them as part of the open space system of the municipality. Could be developed as ecologically sensitive recreation node – refer to general guidelines for recreational nodes.

Open Space System A number of valley lines and wetlands that need to be linked into a system

Ensure that the Scheme extension identifies the open space system and either zones this as public or private open space or if this is not cadastrally possible, depicts this on an Open Space Overlay that sets out the need for these areas to provide environmental services for the municipality. See Environmental Planning Framework (Figure 15 of Spatial Planning Framework)

Estuary Scenic resource. Provides environmental services.

Controlled/ limited use of Estuary. Zone as Public Open Space or Environmental Service Area. Ensure development is well set back from estuary. Could be developed as ecologically sensitive recreation node – refer to general guidelines for recreational nodes.

Prepare Estuary Management Plan

Existing Westbrook Beach recreational area – medium intensity recreational node

Sea level rise. Protection of dunes.

Should be seen as medium to high intensity recreational node. Refer to general guidelines for recreational nodes and coastal residential guidelines. Precinct Plan to be prepared extending from the northern end of the Westbrook Beach parking area to the southern portion of the Causarina Beach facilities. Precinct plan to include development proposals and projects to enhance the recreational node, urban design, pedestrian, cycle and vehicular movement, parking, public facilities, protection of dunes, zoning, and management of facilities. Westbrook Beach facilities may be expanded. Forest area to south of Westbrook Beach to be retained in entirety.

Refer to urban design guidelines for recreation nodes. Urban design guidelines to be included as part of the Precinct Plan to be prepared for the area.

Must comply with Shoreline Management Plan and CMP (Beach Node Management Plan to be prepared see CMP)



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Current GR 2 Zonings to be amended to Public or Private Open Space and Government and Municipal. No development shall be permitted east of the coastal erosion line or the development setback line (to be determined). Refer to recreational node guidelines for medium to high intensity recreational node.

Existing residential – Beach strip north of Westbrook Beach recreational node

Very narrow access road which ends in a cul-de-sac. Sensitive dune cordon – largely in tact. One site zoned commercial

Rezone commercial site to residential: access and parking not suitable for commercial and site is currently developed for residential purposes. Retain Special Residential Zoning and do not allow intensification/densification of development. Refer to coastal residential guidelines. Access to the Beach through the Dune Cordon requires very careful control and may not be allowed without prior municipal approval. May consider small B&Bs.

Refer to urban design guidelines for residential areas.

Existing residential – inland of existing M4

Typical curvilinear low density residential settlement - Retain existing zonings of developed sites. B&Bs may be considered by Special Consent. Should consider densification through medium density housing on existing large lots once sewerage issues have been addressed.

Development should not impact on avenue of trees provided along Watson Highway which provides pleasant entrance to the area. Refer to urban design guidelines for residential areas.

Proposed residential - Inland

Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential

A mix of low and high densities throughout the Precinct: Higher density along Watson Highway and M4 realignment and close to local nodes. Development to be pulled away from valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. Estuaries. Consider B&Bs by Special Consent.

Development should not impact on avenue of trees provided along Watson Highway which provides pleasant entrance to the

Internal road network needs to be planned to ensure good layout is not compromised by ad hoc/piecemeal development.



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lifestyle options. Ensure setbacks from estuarine environment.

(Refer to General Residential Guidelines.) area. Refer to urban design guidelines for residential areas.

Other Wetland area at intersection of M4 and Watson Highway to be rehabilitated



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Extract from Spatial Planning Framework: Westbrook Beach Precinct

Retain existing zoning of individual sites but should consider densification on larger lots once sewerage issues resolved. Rehabilitate wetland Rezone to Open Space or Govt & Mun.

Precinct Plan for recreational node

Retain Forest, including Special Zone No further densification

Local Node – rezone to align with current development proposals (GR1/Commercial with height restriction to 6 storeys) Rezone to GR1

Extract from Spatial Planning Framework: Westbrook Beach Precinct

Retain existing zoning of individual sites but should consider densification on larger lots once sewerage issues resolved. Rehabilitate wetland Rezone to Open Space or Govt & Mun.

Precinct Plan for recreational node

Retain Forest, including Special Zone No further densification

Local Node – rezone to align with current development proposals (GR1/Commercial with height restriction to 6 storeys) Rezone to GR1



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9.2 Westbrook Beach Hinterland Precinct WESTBROOK BEACH HINTERLAND PRECINCT Precinct Size: 282 ha Statement of intent: To provide for permanent residential accommodation that provides a

mix of lifestyle opportunities together with associated commercial and community facilities.


Existing Scheme Controls:

None Approx. No. of existing Units: 0

AREA ISSUE LUMS GUIDELINES URBAN DESIGN

GUIDELINES OTHER RECOMMENDATIONS

Possible Metropolitan node at the interchange between N2 and Watson Highway

There is potential for a Sub-Metro Node; Highly accessible to large thresholds, metro movement and activity

Mixed-use higher order commercial (retail and office), community services and facilities, high density residential developments including hotels and must include public transport. (Refer to general guidelines for mixed use development nodes.)

Limited access off Watson Highway Refer to urban design guidelines for mixed use development nodes

Possible Mixed Use District or Sub-metropolitan Node (North-West quadrant at the intersection of the re-aligned M4 and Watson highway). NOTE: The market will not sustain both nodal developments. One or the either may develop depending on market conditions.

Wetlands. Gateway site

Wetlands should be zoned Public or Private Open Space. They should be considered visual assets and incorporated into the design of the node. Wetland area should be buffered from development Comply with wetland guidelines. (Refer to general guidelines for mixed use development nodes.)

Gateway to the area. Refer to urban design guidelines for mixed use development nodes.

Wetland area should buffered (Refer to general guidelines on Wetlands)


Ensure that the Scheme extension identifies the open space system and either zones this as public or private open space or if this is not cadastrally possible, depicts this on an Open Space Overlay that sets out the need for these areas to provide environmental services for the



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municipality. See Environmental Planning Framework (Figure 15 of Spatial Planning Framework)


Controlled/ limited use of Estuary. Zone as Public Open Space or Environmental Service Area. Ensure development is well set back from estuary.

Views of estuary to be protected.


Proposed Residential

Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential lifestyle options. Ensure setbacks from estuarine environment.

A mix of low and high densities throughout the Precinct: Higher density along Watson Highway and M4 realignment and close to local nodes. Development to be pulled away from valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. Estuaries. Development along N2 to be sensitive to noise, pollution and views of those using the N2. Consider B&Bs by Special Consent. (Refer to General Residential Guidelines.)

A mix of low and high densities throughout the precinct Views of estuary to be protected. Refer to urban design guidelines for residential areas.

Wetland area should buffered (Refer to general guidelines on Wetlands).

Extract from Spatial Planning Framework: Westbrook Beach Hinterland Precinct

Buffer Estuary and Protect views Set backs from valley lines, streams and wetlands Mix of residential lifestyles – higher density along Watson Highway and M4; low density along estuary



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9.3 Tongaat Beach Precinct TONGAAT BEACH PRECINCT PRECINCT SIZE: 642 ha Statement of intent: To provide for a mix of permanent residential and tourist accommodation

together with associated commercial and community facilities and to enhance the beach facilities to cater for local and metropolitan recreational demand.


Existing Scheme Controls:

Tongaat Scheme Approx No. of existing Units: 1470 formal and 750 informal



2 Proposed Local Commercial Nodes

Development in the area and the downgrading of the M4 to a tourist route will probably lead to demand for additional commercial development to support local residents and provide services for tourists.

(Refer to general guidelines for mixed use development nodes.) The exact location of the proposed local nodes has not been determined. These will probably locate at the intersection of roads that will be built to link the interior developments to the coast.

Refer to urban design guidelines for mixed use development nodes.


Ensure that the Scheme extension identifies the open space system and either zones this as public or private open space or if this is not cadastrally possible, depicts this on an Open Space Overlay that sets out the need for these areas to provide environmental services for the municipality. Forested areas on western side of M4 to be retained. See Environmental Planning Framework (Figure 15 of Spatial Planning Framework)

Estuary and existing recreational node at estuary mouth

Scenic resource. Provides environmental services. Insufficient parking


Refer to urban design guidelines for recreational nodes.

Prepare Estuary Management Plan. Consider parking along M4 when downgraded.



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Existing medium intensity recreational node to be retained as such. Parking needs to be improved – investigate back of beach parking if access is suitable. Refer to general guidelines on recreational nodes.

Suitable pedestrian access needed or parking will not be used.

Causarina Beach recreational area – medium intensity recreational node

Sea level rise. Protection of dunes. Improve recreation facilities

Should be seen as medium to high intensity recreational node. Refer to general guidelines for recreational nodes and coastal residential guidelines. Precinct Plan to be prepared extending from the northern end of the Westbrook Beach Parking area to the southern portion of the Causarina Beach facilities. Precinct plan to include development proposals and projects to enhance the recreational node, urban design, pedestrian, cycle and vehicular movement, parking, public facilities, protection of dunes, zoning, and management of facilities. Causarina Beach facilities may be expanded. Existing parking areas must be retained. Boutique hotels may be considered on existing SR and GR sites once waste water capacity is resolved. Larger hotels should be encouraged to locate west of the M4 with appropriate pedestrian crossings over the down graded M4. Existing Commercial Zoning should be retained for beach related shops and restaurants – zoning should be amended to allow for 2 stories only and appropriate parking. Access to beach to be redesigned and dune vegetation to be rehabilitated where possible. No development shall be permitted east of the coastal erosion line or the development setback line (to be determined). Refer to recreational node guidelines for medium to high intensity recreational node.

Refer to urban design guidelines for recreational nodes. Urban design guidelines to be included as part of the Precinct Plan to be prepared for the area.

Must comply in Shoreline Management Plan and CMP (Beach Node Management Plan to be prepared see CMP)

Redesign of M4 Reduce barrier effect of M4 to accessing the beach facilities; potential scenic route given views of the sea

Urban design plan for M4: Downgrade M4 to access road to 60km per hour local access road and tourist route; introduce



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and the estuaries pedestrian and cycle facilities; introduce back of beach parking with servitudes across selected properties to access Beach; use traffic calming measures and give attention to street furniture.

South Beach Road - Existing Residential

Commercial zoning within the residential zoning problematic as spot zoning. Height very problematic for retaining views from M4.

Retain GR 2 Zoning with 2 storey height restriction. Lower Height restrictions from 8 storeys to 6 storeys. Allow Bed and Breakfast facilities and Boutique Hotels and restaurants by special consent. See plan for detail on zoning proposals. Refer to coastal management guidelines.

Refer to urban design guidelines for residential areas. Urban design plan for Beach facilities linking Causarina and Ohlanga Estuary recreational nodes: possible board walk and cycle path; access through dunes at carefully selected places; restriction of access to rest of dunes; public facilities such as toilets.

Ensure that the main access roads are on public land and not private land. Beach access. Promote the consolidation of properties. Formalized and controlled beach access.

Existing residential – inland of existing M4

Typical curvilinear low density residential settlement - Retain existing zonings of developed sites. B&Bs may be considered by Special Consent. Should consider densification through medium density housing on existing large lots



Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential lifestyle options. Ensure setbacks from

A mix of low and high densities throughout the Precinct: Higher density along Watson Highway and M4 realignment and close to local nodes. Development to be pulled away from valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. Estuaries. Consider B&Bs by Special Consent. (Refer to General Residential Guidelines.)

Refer to urban design guidelines for residential areas. Development should not impact on avenue of trees provided along Watson Highway which provides pleasant entrance to the




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estuarine environment. area.

Extract from Spatial Planning Framework: Tongaat Beach Precinct

Possible high density and hotels west of M4. Retain forested areas.

Precinct plan for recreational node Retain open space zoning to protect dune cordon



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Rezone to open space

Retain existing GR1 Zoning – 6 stories

Retain existing GR1 Zoning – 6 stories.

Allow GR1 Zoning – 6 stories

Encourage a mix of residential and commercial and restrict height to 6 stories.

Retain existing GR2 Zoning – 2 storey. Allow B&Bs and Boutique Hotels by Special Consent. See coastal res. guidelines. Restrict development to west of South Beach Rd.

Medium intensity recreational node

Existing GR2 Zoning; subject to flooding rezone to Open Space and investigate acquisition by the Municipality

Retain as Open Space and investigate acquisition by the Municipality

Rezone to Open Space



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9.4 Tongaat Beach Hinterland Precinct TONGAAT BEACH HINTERLAND PRECINCT PRECINCT SIZE: 398 ha Statement of intent: To establish permanent residential accommodation that

provides a mix of lifestyle opportunities and associated commercial and community facilities.


Existing Scheme controls:

None Approx No. of existing Units: No formal housing. Drive In Informal Housing, approximately 500 households



Possible Metropolitan node at the interchange between N2 and access to new airport.




Possible Mixed Use District or Sub-metropolitan Nodes at main intersections along the M4

(Refer to general guidelines for mixed use development nodes.)


Possible Local Commercial Nodes

Development in the area and the downgrading of the M4 to a tourist route will probably lead to demand for additional commercial development to support local residents and provide services for tourists.

(Refer to general guidelines for mixed use development nodes.) The exact location of the proposed local nodes has not been determined. These will probably locate at the intersection of roads built as part of the internal road network.


NOTE: The market will not sustain all the nodal developments indicated on the framework plan. Only a few may develop depending on market conditions.

Open Space System A number of valley lines and wetlands that need

Ensure that the Scheme extension identifies the open space system and



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to be linked into a system

either zones this as public or private open space or if this is not cadastrally possible, depicts this on an Open Space Overlay that sets out the need for these areas to provide environmental services for the municipality. See Environmental Planning Framework (Figure 15 of Spatial Planning Framework)


Controlled/ limited use of Estuary. Zone as Public Open Space or Environmental Service Area. Ensure development is well set back from estuaries.


Proposed Residential - inland

Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential lifestyle options. Ensure setbacks from estuarine environment. Refuse dump site that has development restrictions. Consider for uses such as sports fields.

A mix of low and high densities throughout the Precinct: Higher density along M4 realignment and close to local nodes. Development to be pulled away from valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. estuaries. Development along N2 to be sensitive to noise, pollution and views of those using the N2. Consider B&Bs by Special Consent. (Refer to General Residential Guidelines.)

A mix of low and high densities throughout the precinct Views of estuary to be protected. Refer to urban design guidelines for residential areas.

Wetland areas should buffered (Refer to general guidelines on Wetlands). Design of internal road layout needed to ensure optimal layout is not compromised by piecemeal development.



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Extract from Spatial Planning Framework: Tongaat Beach Hinterland Precinct



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9.5 Umdloti Beach Precinct UMDLOTI BEACH PRECINCT PRECINCT SIZE: 339 ha


Statement of intent: To enhance the existing node to create a vibrant recreational node for both tourist and permanent residents and to establish permanent residential accommodation that provides a mix of lifestyle opportunities and associated commercial and community facilities..


Umdloti Scheme (Coastal strip only, remainder not zoned) Approx No. of existing Units: 1602

AREA ISSUES LUMS GUIDELINES URBAN DESIGN


Possible Mixed Use District or Sub-metropolitan Nodes at main intersection of M27 and M4.

Sibaya Development Framework proposes location on hilltop to south-east of the intersection – acceptable.



Local Node

Existing Local Node which is constrained and has limited potential to develop further.



Coastal forest Needs to be retained as critical core area of the open space system.

No development. Could be used for passive recreation. Ideally forest should be zoned Private or Public Open Space Alternatively to be reflected on the Scheme as part of an Environmental Services Overlay which highlights the need to retain the forests and manage them as part of the open space system of the municipality.

Open Space System Extend and link ecological corridors through existing sugar

Ensure that the Scheme extension identifies the open space system and



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AREA ISSUES LUMS GUIDELINES URBAN DESIGN GUIDELINES


cane and undeveloped land through dune cordon. To create a pedestrian system to connect all public areas and public recreation areas associated with Umdloti beaches and Umdloti estuary.

either zones this as public or private open space or if this is not cadastrally possible, depicts this on an Open Space Overlay that sets out the need for these areas to provide environmental services for the municipality. See Environmental Planning Framework (Figure 15 of Spatial Planning Framework)




Existing Residential – North Beach

Narrow roads leading to traffic congestion. Higher densities will not be supported.

High densities limited to existing General Residential zonings. No rezoning to higher densities can be considered especially on the Beach Road. Coastal erosion line very important. Bed and Breakfasts may be considered. Refer to coastal residential guidelines.


Geotech assessment required for all new developments on the Umdloti dune

Existing Residential – South Beach

One way road system being considered due to severe damage to South Beach Road in March 2007 coastal storm event. Higher densities will not be supported.

Coastal erosion line very important and must be adhered to. Bed and Breakfasts may be considered as long as they comply with existing Special Residential zoning. No densification/rezoning of properties to permit higher densities shall be permitted. Refer to coastal residential guidelines.


Geotech assessment required for all new developments


Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential lifestyle options.

A mix of low and high densities throughout the Precinct: Higher density along M27 and M4 realignment and close to local nodes. Development to be pulled away from





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AREA ISSUES LUMS GUIDELINES URBAN DESIGN GUIDELINES


Ensure setbacks from estuarine environment. Visual impact along Umdloti Estuary critical and must be assessed.

valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. Estuaries. Consider B&Bs by Special Consent. (Refer to General Residential Guidelines.)

Regional Recreational Node

Existing node Parking and Traffic congestion during peak season. Sea level rise & shoreline protection – severe damage in March 2007 coastal storm event.

Back of beach parking needs to be provided. If parking can be adequately addressed then restaurants and beach related shops should be considered along the northern stretch of North Beach road.

Refer to urban design guidelines for recreational nodes.

Feasibility study for back of beach parking and shuttle service – include Sibaya development proposals. Shoreline Management Plan required.

Extract from Spatial Planning Framework:

Umdloti Beach Precinct

Retain existing forest

No further densification. B&Bs in line with existing zoning. No further

densification

Back of beach parking and shuttle feasibility urgently required. Beach related restaurants and shops may be considered if parking resolved.



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9.6 Umdloti Beach Hinterland UMDLOTI BEACH HINTERLAND PRECINCT SIZE: 66 ha Statement of intent:

To establish permanent residential accommodation that provides a mix of lifestyle opportunities and associated commercial and community facilities.



None Approx. No. of Existing Units: 0



Possible Metropolitan node at the interchange between N2 and M27



Gateway to area. Refer to urban design guidelines for mixed use development nodes.

Possible Mixed Use District or Sub-metropolitan Node NOTE: The market will not sustain both nodal developments. One or the either may develop depending on market conditions.

Wetlands. Gateway site Sibaya Development proposals are favouring a development of a node to the south east of the intersection.


Gateway to the area. Refer to urban design guidelines for mixed use development nodes.





Proposed Residential

Buffers along wetlands Optimizing accessibility to facilities.

High density along ridge & lower densities

A mix of low & high Densities.

There must be buffers along wetlands.



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Protection of environmental sensitive areas. A range of residential lifestyle options. Ensure setbacks from River banks

eastwards; low densities along wetlands & river banks. (Refer to general guidelines on residential development)


Extract from Spatial Planning Framework: Umdloti Hinterland Precinct



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9.7 Sibaya Precinct SIBAYA PRECINCT – See Sibaya Framework Proposals prepared by Tongaat-Hulett Properties

PRECINCT SIZE: 285 ha

Statement of intent:

To create a mix of residential accommodation (both permanent and tourist) and entertainment facilities


Existing Scheme controls: None Approx. No. of Existing Units: 0 AREA ISSUE LUMS GUIDELINES URBAN DESIGN


Possible Metropolitan node at the interchange between N2 and M27



Gateway to area. Refer to urban design guidelines for mixed use development nodes.

Possible Mixed Use District or Sub-metropolitan Node NOTE: The market will not sustain both nodal developments. One or the either may develop depending on market conditions.

Wetlands. Gateway site Sibaya Development proposals are favouring a development of a node to the south east of the intersection.


Gateway to the area Refer to urban design guidelines for mixed use development nodes.







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Umhlanga Forest

Needs to be retained as critical core area of the open space system.

No development. Ideally forest should be zoned Private or Public Open Space

Form part of the Sibaya Framework Plan

Residential

Optimizing accessibility to facilities. Protection of environmentally sensitive areas. Provide a range of residential lifestyle options. Ensure setbacks from estuarine environment. Visual impact along Estuary critical and must be assessed.

A mix of low and high densities throughout the Precinct: Higher density along M27 and M4 realignment and close to local nodes. Development to be pulled away from valley lines as identified on the environmental framework plan. Lower densities adjacent to sensitive environmental areas e.g. Estuaries. (Refer to General Residential Guidelines.)



Extract from Spatial Planning Framework: Sibaya Precinct



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10. DECLARING SCENIC ROUTES Scenic areas include a variety of images: open vistas, ocean views, country roads, expanses of panoramic landscapes, tree lined streets and scenes of agriculture. Any view or scene that is important to the image of the community can be defined as scenic. Although scenic roads are generally associated with images of a particular land or seascape combined with vistas of open space, scenic routes can also include routes that run through a historic district or capture images of architecturally unique structures. eThekwini’s sense of place and character is derived in part from its proximity to the sea and the lush vegetation that characterizes the coastal belt of the province. This maintains the economic vitality as a visitor attraction and also as an attractive place to live and work. In order to protect these vistas it is proposed that certain roads be declared scenic routes that are given attention in both design and management to retain and enhance the users of the roads enjoyment of the environment and thus contribute to tourist and investment potential. Within this study area it is proposed that the Watson Highway from the N2 to the Coast and the M4 along its entire length through the study area be designated as scenic routes, with the following goal, objectives, strategies and policies being adopted. Goal: Provision of aesthetic visual experiences for travellers of the City's road network. Objectives: • Preservation of the aesthetic qualities of designated scenic routes. • Development and application of appropriate standards and urban design criteria to

regulate the quality of development within designated Scenic corridors. Strategies: • Development of a scenic road system which gives a visual impression of eThekwini’s

character through − An inventory of scenic resources (land and seascapes, architecture,

gateways, avenues of trees, etc) − the identification of potential routes that are associated with these resources − confirmation of these through public consultation

• Development of protective land use and design guidelines to preserve scenic routes. • Inclusion of these guidelines into the scheme through zone regulations or an overlay. • Establish a design review committee for scenic routes. • Consider rates incentives to encourage the preservation of scenic resources. Policies: • Preservation of the scenic qualities or environmental character of roads and freeways

designated on the scenic route plan shall be a principal consideration in the design of any road improvements or modifications.

• The design quality of developments, including buildings and signage, abutting designated scenic roads are to be in keeping with the aesthetic character of the scenic route.

• The placements of buildings on sites along the scenic route are to preserve as far as is practically possible the scenic view of the resource that contributes to the designation of the route as a scenic route.

• Integration of Road Designs and Urban Design concepts. • Roads designated as scenic corridors shall receive special consideration in the design of

the public environment such as pavements, street lighting, signs and other street furniture Design Suggestions for M4 and Watson Highway within the study area: • Avoid long, unbroken expanses of vertical walls



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• Vary setbacks • Appropriate use of materials, colour and texture • Appropriate landscaping (preferably indigenous) and at least 25% of all sites zoned for

development to be planted with vegetation • Clustering of buildings on larger sites to allow views around buildings and retention of

vegetation • Break up long expanses of higher buildings through staggering to allow glimpses of the

scenery through the buildings • Site buildings off ridge lines as much as is practically possible • Retain natural open space buffers along wetlands and estuaries • Planting of trees along certain roads, unless there are already sufficient that will be

retained after development • Ensure that the number, height, material, lighting and size of the signage is not

detrimental to the visual quality of the scenic route • All local electric power, telephone and cable television lines should be placed

underground where practically possible

11. PLANNING FOR COMMUNITY AND SOCIAL FACILITIES

Part of the function of a Scheme is to ensure that sufficient land is retained for community and social facilities as development by the private and public sector proceeds. With a significant amount of land currently under sugar cane being earmarked for future development it is imperative that this is planned for in the Ohlanga Tongati area. The estimates of the number of units and population made in the Spatial Framework plan are summarised in Table 11.1. Table 11.1: Estimate of Existing and Proposed Residential Units and Population for the Ohlanga Tongati Area

units Pop @ 3 people per unit Pop @ 5 people per unit Proposed 24 325 72 975 121 625 Existing 4 913* 14 739 24 565 Total 29 238 87 714 146 190

*including informal households There are currently few community facilities in the study area:

• There are 2 Libraries, one in Umdloti and the other in Tongaat Beach. • There are designated areas where mobile clinics locate in order to serve the

needs of the residents. • Limited recreational facilities exist along the beach front e.g. braai facilities. • There is one private school which serves a wide threshold of population and 1

primary school in La Mercy. There are 2 vacant school sites, one in La Mercy and one in Westbrook. The La Mercy site has been occupied by informal settlers, however these are earmarked for relocation.

Standards used to plan for community facilities are currently under review, however, Table 11.2 provides some guidance on the number of facilities that should be provided in the detailed planning for the area and should be taken into account in the assessment of applications.



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Table 11.2 Proposed Community Facilities Note: Check City policy before using the figures in this table – this may later through time Assumptions; • middle to upper income community • primarily access to facilities by car or taxi

Facility Guideline Site Size No. to be planned Multi-purpose centres 0 Community Halls 1/4000 units Require input on city

policy Government Clinics 1/5000 – 10000 people 2000m2 Mobile at present Government Health Care Centres

0

Government Hospital 0 Sports fields 1 per 3 primary schools 12 Primary Schools (site size could vary from 1 ha if the hall and sports fields are shared to 2,4 hectares if the sports field and hall must be provided on site)

1 per 1000 pupils (1 per 800 units). This number requires 27 classrooms, a media resource centre and administration rooms; 49m2 per classroom; 1 teacher/ 40 children.

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Secondary Schools (site size could vary from 1,5 ha if the hall and sports fields are shared to 4,6 hectares if the sports field and hall must be provided on site)

1 per 1000 pupils (1 per 1600 units). Minimum requirements: Classrooms, specialist rooms, media centre, toilets and admin rooms and 2 playgrounds. Must include a sports field, library and hall unless municipal

Share sites and facilities such as halls – see Figure 11.1 and text box

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Parks 1/500 units (min size 0,2 ha; preferred size for local park 0,5 ha. Can be up to 20 ha for community parks)

To be planned to integrate with the open space system

Library 1/60 000 people 0; 2 existing Pension Pay points Often through post

offices 0

Post offices Often incorporated into shopping centres

Provided on demand

Municipal offices Northern office in Umhlanga

Cemeteries Geotech info required and consider as part of NSDP

Fire Station 1/60 000 people 1000m2 – 2000m2 Require consultation with chief fire officer

Police Station 1000m2 – 5000m2 Require consultation with SAPS

Crèche 1/5000 people Min 300 m2; preferred 1,500 – 3,000 m2

By Special Consent in residential areas

Worship 1/2500 people and upwards Depends on religious group – minimum about 1500m2

By Special Consent in most Zones, except general industry and open space



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Figure 11.1: Typical Sizes for Sports fields CSIR Guidelines for Human Settlement Planning and Design Chapter 5.4 page 16

Example of sharing of community facilities: Cato Crest Multi Purpose Centre, Cato Manor

The development of this facility achieved significant savings in site size and cost through the sharing of facilities

Facility Site size (sq. m) Typical site Size Secondary School 4 600 4,6 ha Primary School 4 000 2,4 ha Sports field 7 000 Library 1 850 Community Hall 2 450 Parking / Public Square 700 Public Road 230 TOTAL 20 830

Source: Whitehead (2006)



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12. WAY FORWARD: SCHEME REVIEW The guidelines and recommendations made in this report should be translated into a review of the existing schemes and an extension of the schemes over the balance of the study area. This should form a component of the citywide process to align all schemes and complete a new city land use management system. • Scheme review It is acknowledged that the balance of the study area that does not fall under either of the two existing schemes will be under pressure for development very soon with the development of the new Airport and TradePort to the west of the site. There are two options for the zoning of the balance of the study area as part of extending the scheme over these areas:

a) The balance of the study area could be zoned undetermined. New development should then apply for the appropriate zone in accordance with the spatial framework plan, coastal management plan and land use management guidelines. The advantage of this approach is that a blanket application to the Department of Agriculture in terms of the Sub-Division of Agricultural Land Act (Act 70 of 1970) to convert agricultural land to another use would be made by the Municipality as part of the scheme review process.

b) Undeveloped areas could remain zoned for their dominant use i.e. agriculture and rezoned as demand arises and in accordance with the spatial framework, coastal management plan and land use management guidelines prepared during the course of this project. The disadvantage of this approach is that each developer will have to make an application to the Department of Agriculture in terms of the Sub-Division of Agricultural Land Act (Act 70 of 1970).

Approach (b) will be the default position until such time and the scheme is reviewed and extended over the balance of the study area. At this stage it is recommended that approach (a) be adopted to assist in streamlining the development process in accordance with this study which anticipates that the entire area will be developed in the future. • eThekwini Environmental Service Management Plan (EESMP) As part of the scheme review it is recommended that where it is not already in the place the eThekwini Environmental Service Management Plan (EESMP) be zoned for either public or private open space wherever possible. The additional areas identified in the spatial framework as open space, which are based on areas that have been identified to buffer core areas or drainage lines, should be included as part of the open space system where possible. As the lines on the spatial framework are indicative only and need to be ground-truthed, it is suggested that these be properly mapped and included into the overall open space system as part of the development applications for particular sites. • Precinct plans Two precinct plans are recommended for preparation i.e.:

a) Westbrook to Causarina Beach Precinct Plan: Precinct Plan to be prepared extending from the northern end of the Westbrook Beach Parking area to the southern portion of the Causarina Beach facilities. Precinct plan to include development proposals and projects to enhance the recreational node, urban design, pedestrian, cycle and vehicular movement, parking, public facilities, protection of dunes, zoning, and management of facilities. Westbrook Beach facilities may be expanded. Forest area to south of Westbrook Beach to be retained in its entirety. Current GR 2 Zonings to be amended to Public or Private Open Space and Government and Municipal. Development setbacks in accordance with the eThekwini mapping of the coastal erosion line and development setback for the entire coastline of the municipality should be determined and enforced through the plan. Refer to recreational node guidelines



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for medium to high intensity recreational node. Causarina Beach facilities may be expanded. Existing parking areas must be retained. Boutique hotels may be considered on existing SR and GR sites. Larger hotels should be encouraged to locate west of the M4 with appropriate pedestrian crossings over the down graded M4. Existing commercial should be retained for beach related shops and restaurants – zoning should be amended to allow for 2 stories only and appropriate parking. Access to beach to be redesigned and dune vegetation to be rehabilitated where possible.

b) La Mercy Beach strip including the existing M4 alignment Precinct Plan: Precinct Plan including urban design framework for Beach facilities linking Causarina Beach and Ohlanga Estuary recreational nodes: possible board walk and cycle path; access through dunes at carefully selected places; restriction of access to rest of dunes; public facilities such as toilets.

The outcomes of the precinct plans should also be aligned with the scheme review of the area. If they are completed prior to the scheme review the recommendations can be incorporated directly into the review process. Should the review precede the completion of the precinct plans the recommendations can be aligned with the schemes through a scheme review process. • Social and Community Facility Study It has been estimated that in terms of the spatial framework prepared for the study area approximately 24,000 additional units could be accommodated in the area. The people residing in these areas will require access to social and community facilities. It is essential that the number required and broad location of these faculties be determined as a matter of urgency as it is very difficult to retrofit these to the area once applications have already been approved. It is therefore suggested that a social and community facility study be commissioned as a matter of urgency and that developers be informed of the requirements to include sites for these facilities in their site plans. • Communication of plan The contents of the spatial framework, coastal management plan and land use management guidelines need to be fully communicated to the public. This will be an important precursor to the scheme review process.


Cathy Ferguson and FutureWorks Team 65 2006

APPENDIX 1 GLOSSARY OF TERMS Admiralty reserve means any strip of land parallel to and adjoining the inland side of the high-water mark and which, when this Act took effect, was reserved or designated on an official plan, deed of grant, title deed or other document evidencing title or land use rights as admiralty reserve, government reserve, beach reserve, coastal forest reserve or other similar reserve, regardless of who owns the land. High-water mark means the highest line reached by the waters of the sea or of an estuary during either spring tides or ordinary storms occurring during the stormiest period of the year, excluding exceptional or abnormal floods Coastal set-back line means a line determined by the MEC in accordance with section 25 and delineated on a map that forms part of the zoning scheme of a local municipality and which indicates that restrictions have been imposed on the building, erection, alteration or extension of structures that are wholly or partially seaward of that line. Coastal Zone means the area comprising: coastal public property, the coastal buffer zone, coastal access land and coastal protected areas, and includes any aspect of the environment on, in and above them Beach means unconsolidated sediment forming the unvegetated edge of the shoreline of the sea or an estuary that extends from the low-water mark landwards to higher features of the coast such as dunes, cliffs or vegetated soil Source: EIA Regulations and Integrated Coastal Management Bill



Figure: Explanation of Coastal Areas


Cathy Ferguson and FutureWorks Team 2006

APPENDIX 2

General Guidelines for Wetland Protection Wetlands should be regarded as “no go” zones or areas where no development should be allowed (this includes urban, industrial and agricultural uses). Where wetlands have been drained for sugar cane or other forms of agriculture, the crops should be removed and the drains should be blocked so that the wetlands can regenerate themselves. Wetlands near urban areas that are under pressure from potentially harmful recreational activities or development should be afforded some form of protection. This can be achieved by limiting access or giving the area some type of formal protection through zoning as public or private open space. This is particularly important to facilitate the recovery of valuable wetlands that have already deteriorated due to incompatible human activities. Wetlands should be mapped and an overlay prepared for the Scheme with reference to management guidelines that clearly indicate where and how these features need to be taken into account in development applications and implementation. Wetlands, the grasslands which support the overland flow of water into wetlands and river systems have been identified in the Provincial Conservation Plan as important habitats supporting a wide range of biodiversity. Extensive systems of rivers and wetlands have been identified throughout the Municipality. These areas and the hydro-morphic areas associated with wetlands and rivers need to be protected from encroaching development particularly human settlement and agricultural land uses which may destroy the wetland or adversely affect the supply of water to the wetlands. Purpose: To provide appropriate environmental management mechanism and guidelines to protect, use and manage rivers, wetlands and associated hydro-morphic areas thereby ensure their continuation as part of the natural system, which provides links and natural pathways for the movement of animals, birds, invertebrates and plants. Policy Guidelines and Controls: • Any proposed change of land use within or around wetlands must be submitted to the

Municipality and the Department of Agriculture and Environment Affairs for consideration in terms of the Department’s “Guidelines for development activities, which may affect wetlands”.

• As a general rule, no agricultural land uses should be permitted closer than 50m from the nearest wetland boundary as defined in the guidelines entitled “Riparian Habitats: A Practical Guide for Identification and Delineation”. Where development or a change of and use is proposed which may cause an adverse impact on the quality and quantity of the water within or around rivers or wetlands and particularly within the associated hydro-morphic areas, the Department of Water Affairs and Forestry must be consulted and the Department’s document entitled “Riparian Habitats: A Practical Guide for Identification and Delineation”, applied.

• Wetlands may not be dammed or drained unless with the prior permission of the relevant authorities.

• Where the building and lot controls or zones defined in this scheme conflict with the provisions of the Wetland and Riverine System management overlay guidelines, the more onerous requirements shall apply.

• Infilling, excavation, drainage and hardened surfaces (including buildings and asphalt) should not be located in any of the wetland zones (i.e. permanent, seasonal or temporary).

• Hardened surfaces should be located at least 15 m outside of the outer boundary of the seasonal/permanent wetland zone (Note: if the width of the outer temporary zone is greater than 15 m and Item 1 above is met then this requirement would automatically be met).



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• Extension to the buffer in localized areas should also be included to minimize the impact of concentrated storm water run-off into the wetland. Storm water outflows should not enter directly into the wetland. A predominantly vegetated buffer area at least 20 m wide should be included between the storm water outflow and the outer boundary of the wetland, with mechanisms for dissipating water energy and spreading and slowing water flow and preventing erosion. This buffer is particularly important when the catchments feeding the storm water drain comprise predominantly hardened surfaces.

• Where the wetland has a particularly high biodiversity value, further buffering and linkages to other natural areas are likely to be required, the width of which would depend on the specific requirements of the biota. In such cases, a specialist will need to be contacted to determine the appropriate buffer and linkages.

• Roads should not be allowed to traverse a wetland. Thus, an alternative route should be sought if a wetland falls within the planned path of a road. If no viable alternative route exists then it should be ensured that the road has minimal affect on the flow of water through the wetland (e.g. by using a bridge or box culverts rather than pipes). No excavation of the wetland or any stream passing through the wetland (i.e. lowering of the base level) should be permitted. Ensure an adequate buffer is present to deal with run-off from the road (see Item 3 above). During construction, minimize disturbance of the wetland at, and adjacent to, the road crossing site (see Item 8).

• Where a road runs alongside a wetland and it intercepts natural hill slope runoff into the wetland, the road should be set back from the boundary of the wetland by at least 15 m and feed-off points should be included at frequent intervals along the road (at least every 100 m) and the outflows of these should conform to the requirements of the storm water outflows (given in Item 2 above).

• Where development (e.g. hardened surfaces, infilling and drainage) in a wetland is unavoidable then the resulting impacts must be mitigated. In many cases, off-site mitigation may be the only means of achieving satisfactory mitigation.

• Stringent controls should be put in place to prevent any unnecessary disturbance or compaction of wetland soils. Where any disturbance of the soil takes place in a wetland, these areas must be stabilized and any alien plants which establish should be cleared and follow up undertaken for at least 2 years thereafter and preferably longer. Where compaction results, remedial measures must be taken (e.g. “ripping” the affected area).

• Where the infiltration rate of a wetland’s catchments is naturally high and the wetland is maintained predominantly by groundwater input, adequate surface for infiltration should be ensured. In such cases, specialist input should be obtained to determine this. Where the level of development is very high, reduced surface runoff can be promoted through mechanisms such as porous pavements. (The inclusion of these mechanisms in areas dominated by hardened surfaces is generally sound catchments management practice, and should be encouraged widely).

• Municipalities should identify and delineate wetlands contained in their area of jurisdiction (according to the wetland inventory guidelines developed by National Department of Environmental Affairs and Tourism). Mapping should be undertaken at a minimum scale of 1: 50 000.

• The onus is on the developer to identify and delineate all wetlands in the project area at a finer scale than 1: 50 000, depending on the proposed development. Mapping at a minimum scale of 1: 10 000 is generally required. All wetlands in a development site need to be mapped as part of the Scoping Report and EIA procedures, and the impacts of a development on any wetlands present must be assessed.

• Any development must comply with the requirements of the National Water Act. Through the concept of the “ecological reserve”, this act makes provision for ensuring water of acceptable quantity and quality for maintaining the ecological functioning of wetlands and river systems.

(Ref: M Thornhill: Department of Agriculture and Environmental Affairs: Draft document 2004)



APPENDIX 3 TONGAAT SCHEME

Use Zone FAR Cov. Min. Size (m)

Min. Front

HT Front b/l (m)

Side & Rear (m)

Parking Other

Special Residential

0.6 40 650 15 2 7.5 4.5 Res: 1 garage or carport per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.

If the lot is to be used for medium density development, the max. number of units may be obtained by dividing the min. lot size with the area of the land.

Special Residential 2

0.6 40 300 10 2 5 4.5 Res: 1 garage or carport per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.

If the lot is to be used for medium density development the max. number of units may be obtained by dividing the min. lot size with the area of the land.

General Residential 1

(area-1000m2) x 0.00045+0.45. If lot is bigger than 2000m2: (area-1000m2)x0.0001+0.9

40 2000 25 6 7.5 4.5 Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings. Hotel: 1 for every 2 bedrooms & 1 loading bay

Side space increased by 1 metre for every storey in excess of 3 storeys for the full height of a building. Limited to 3 storeys where indicated.

General Residential 2

(area-1000m2)x0.0001+0.45

40 1000 18 3 7.5 4.5 Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings. Hotel: 1 for every 2 bedrooms & 1 loading bay per hotel

Limited to 2 storeys where indicated.



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Use Zone FAR Cov. Min. Size (m)

Min. Front

HT Front b/l (m)

Side & Rear (m)

Parking Other

Commercial 2 70 500 12 8 Str. Line 2 Loading Bay: 1 bay per 500m2 part thereof of lot area. Parking: 1 per 23m2 of gross floor area.

Previous regulations surrounding 100% coverage has been removed. Residential use on ground floor is prohibited.

Commercial 2 0.75 75 500 12 3 Str. Line 2 Loading Bay: 1 bay per 500m2 of 25% lot area. Parking: 1 per 60m2 of floor area.

100% Cov. for structures designed for vehicle parking In addition to parking regulations 75% of the lot shall be set aside for public parking which a charge maybe levied. Residential use on ground floor is prohibited.

Educational (area-1000m2)x0.00045+0.45. If lot is bigger than 2000m2:(area-1000m2)x0.0001+0.9

30 N/A N/A N/A 7.5 4.5 N/A Refers to schools, colleges, institutions, academies; laboratories; lecture halls; convents monasteries, & hostels but not reformatories.

Administrative & Public Buildings

(area-1000m2)x0.00045+0.45. If lot is bigger than 2000m2: (area-1000m2)x0.0001+0.9

40 N/A N/A N/A 7.5 2 1 per 65m2 of office area

Agriculture 0.125 12.5 20000 N/A 2 7.5 2 N/A Private Open Space

0.125 12.5 N/A 1 7.5 2 1 bay per 6 seats or 1 bay per 23m2 of floor area.

Refers to venues such as Swimming Baths, Golf Courses and Sports fields.

Service Station

0.4 60 2000 N/A 2 7.5 4.5 1 Loading Bay; Parking: 1 bay per 50m2 of gross floor area.



71

Umdloti Scheme

Use Zone FAR Coverage

Min Lot Size (m)

Height

Front b/l (m)

Side & Rear b/l

(m)

Parking Other

Agriculture 0.125

12.5 20000 2 7.5 4.5 None

Caravan Park 0.2 25 10000 2 7.5 4.5 Max area for shop or restaurant 150m2. Sewage disposal to the satisfaction of the Board

Garage and Service Station

0.4 60 2000 2 7.5 4.5 1 bay per 60m2 1 Parking bay for every 60m2 or major portion of floor area & a loading area for bulk tankers

General Commercial 1 80 450 5 Str. Line 4.5 Shops: 1 bay per 46m2 of shop space. Offices: 1 bay per 93m2

Residential use of the site is restricted to the upper floor. The F.A.R for the residential use should not exceed 0.35.

Composite use (res. & com.)

2000

General Residential 1 0.65 30 2000 6 9 4.5 Res: 1 garage or carport & 1 visitors parking per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.

Not less than 25% of the site to be set aside for a garden free of parking bays & driveways. If property is used strictly for medium density then coverage maybe increased to 30% &density to be limited to 30 units per hectare.

(Licensed Hotel) 1 40 General Residential 2 0.45 30 2000 3 9 4.5 Res: 1 garage or

carport & 1 visitors parking per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.


Intermediate Residential 30 2000 3 7.5 4.5 Res: 1 garage or carport & 1 visitors parking per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.

Density of the lot will be limited to 20 units per hectare.



72


Min Lot Size (m)

Height

Front b/l (m)

Side & Rear b/l

(m)

Parking Other

Light Industry 0.5 50 1000 2 7.5 4.5 Up to 25 employees: 1 bay for every 4 people For the next 25: 1 bay for every 5 people Any further employees: 1 bay for every 10 people

One dwelling unit may be permitted on each site. The site must be serviced with a sewage disposal system which meets the Boards satisfaction.

Limited Commercial 0.5 50 450 2 9 4.5 Shops: 1 bay per 46m2 of shop space. Offices: 1 bay per 93m2

Residential use of the site is restricted to the upper floor.

Composite use (res. & com.)

2000

7.5 4.5 Private Open Space 0.15 15 N/A 2 Service Industry 0.5 50 1000 2 7.5 4.5 Up to 25 employees:

1 bay for every 4 people For the next 25: 1 bay for every 5 people Any further employees: 1 bay for every 10 people

One dwelling unit may be permitted on each site. The site must be serviced with a sewage disposal system which meets the Boards satisfaction.

Special Residential 0.3 25 1000 2 7.5 4.5 Res: 1 garage or carport & 1 visitors parking per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.

If the lot is to be used for medium density development the max. number of units may be obtained by dividing the min. lot size with the area of the land.

m.d:2000 Special Residential from 3 lot 1731 to 1747



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Min Lot Size (m)

Height

Front b/l (m)

Side & Rear b/l

(m)

Parking Other

Special Zone 2 0.6 30 2000 5 7.5 4.5 Res: 1 garage or carport & 1 visitors parking per dwelling. Med. Den.: 1 garage or carport & 1 visitors parking per 2 dwellings.


Worship 0.5 30 3600 N/A 7.5 1 bay per 8 seats

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Ohlanga-Tongati Local Area Plan and Coastal Management Plan

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