TECHNICAL WORKSHOP 4 – KWADUKUZA MUNICIPALITY

1. BACKGROUND

The KwaDukuza Municipality is one of four local municipalities that fall under the iLembe

District Municipality jurisdiction. The KwaDukuza area covers approximately ±750km²

between the uThongathi and uThukela rivers in Northern Kwa-Zulu Natal. It is located

between Africa’s two largest harbours, the Durban Harbour and Richards Bay harbours.

The boundary extends from:

the uThukela River and the Mandeni Local Municipality in the north,

the eThekwini Metropolitan Municipality and the uThongathi River in the south

the Maphumulo Local Municipality and Ndwedwe Local Municipality boundaries in

the west to

the coastline in the east.

The municipality borders a coastline that spans approximately 50km incorporating a range of

sensitive coastal environments and excellent tourism opportunities. The KwaDukuza region

consists of a number of development nodes with varying degrees of development. All main

towns but three are found along the coast, namely:

Ballito

Shakas Rock

Salt Rock

Tinley Manor

Zinkwazi

KwaDukuza (formally known as Stanger)

Groutville

Shakaskraal

The KwaDukuza Municipality has one of the fastest growing populations in the province, it is

characterised by a fairly young population. The growing population has subsequently

increased the demand for housing, social facilities, infrastructure and economic opportunities

to absorb the labour market. As per the STATS SA 2011 Census data it has experienced a

growth rate of approximately 3.2% between 2001 and 2011.

Figure 1: Current Population – Source: Statistics South Africa

POPULATION

231189

POPULATION GROUP

Black 182284

Coloured 2213

Indian 32532

White 12884

Other 1272

Figure 2: Population Distribution – Source: Statistics South Africa

AGE (YEARS)

< 9 47440

10 - 19 40652

20 - 29 52681

30 - 39 36855

40 - 49 23270

50 - 59 14650

60 - 69 9445

> 70 6195

1.1. Spatial Planning and Growth

The KwaDukuza Spatial Development Framework provides strategic guidance for the future,

physical/spatial development of the KwaDukuza municipal area. It ensures that the

envisaged physical space economy reflects the social, economic and environmental

development issues identified in the IDP. The adopted package of plans provides guidance

for the existing and future physical / spatial development of the municipality. It facilitates

integration, i.e. ensuring appropriate vertical and horizontal linkage of policies, intentions and

development which are given credibility by national, provincial and local policies. A key piece

of information that reflects the growth of KwaDukuza Municipality is that as depicted in the

Statistics South Africa report “Selected building statistics of the private sector as reported by

local government institutions, 2015” where eThekwini Metropolitan Municipality recorded the

0 50 100 150 200

Black

Coloured

Indian

White

Other

Thousands

0

500

1000

1500

2000

2500

< 9

10

- 1

9

20

- 2

9

30

- 3

9

40

- 4

9

50

- 5

9

60

- 6

9

> 7

0

Tho

usa

nd

s

highest value of building plans passed, contributing 68,5% or R11 445,9 million to the total of

R16 706,8 million reported for KwaZulu-Natal during 2015, followed by KwaDukuza

Municipality (13,4% or R2 238,1 million), Msunduzi Municipality (4,7% or R784,0 million),

Newcastle Municipality (3,2% or R540,6 million) and City of uMhlatuze (2,7% or R446,5

million).

The above indicates that the municipality is experiencing rapid growth since it is considered

to being a secondary city.

2. LOCATION MAP

3. DESCRIPTION OF THE TECHNICAL WORKSHOPS

The purpose of the technical workshops is to provide delegates with a diverse experience of

the planning and development atmosphere that currently exists in the Municipality. It will

expose the delegates to a number of the conference themes and further highlight the key

challenges that affect a diverse growing municipality that consists of rural, urban and coastal

regions.

3.1 Study Area 1: Greater Compensation Area Conceptual and Development

Framework Plan

Study area one consists of the southern region of KwaDukuza Municipality. It is located

within an “Aerotropolis” or “Airport city” which has the Dube TradePort and the King Shaka

International Airport as its nucleus. It is also located within the eThekwini-uMhlathuze

corridor which is the primary provincial corridor in terms of the provincial growth and

development plan.

The study area for this framework plan forms part of the southern region of KwaDukuza

Municipality and borders eThekwini Metropolitan Municipality and Ndwedwe Local

Municipality, and it falls within the iLembe District Municipal area. There are challenges

relating to cross border planning involving the different municipalities, bulk infrastructure

availability, and legislation relating to the Subdivision of Agricultural land, 1970 (Act No. 70 of

1970).

Figure 4: Compensation Locality Plan

The role of the study area is detailed below:

Roles Social Economic Environmental

National History and cultural heritage associated with

King Shaka

Economic support role to N2 corridor linking

eThekwini to Richard’s Bay

Sibudu Cave archaeological site

Vegetation and species of national significance

Provincial/

Regional

Mix of suburban, rural/ traditional and

agrarian settlements at the interface between

the northern corridor and inland region for

settlement, landscape, culture

Economic support role to N2 corridor and KSIA/DTP

Expansion of industrial/logistics development along

primary provincial corridor

Regional catchment role for water resources

Regional biodiversity role for KDM/NLM/IDM

interface

Regional landscape role at interface between

developed corridor, rural and natural landscapes

Municipal

Residential area alternative to coastal corridor

Potential social hub for community services

provision

Rural services networks

Consolidation of the urban edge and

protection of the accessibility of the coastal

corridor

Industrial and logistics expansion area and hub

Regional town centre expansion from Ballito

Agriculture and tourism

Employment opportunities and investment location

Protection of water resources and downstream

tourism assets

Rates income for the municipality

Biodiversity and environmental services role for

municipality, including protection of water

resources and downstream assets, UDL, etc.

Visual gateway to the metro and coastal areas

Local /

GCA

Residential settlement area

Social networks and community structures

Community facilities and institutions

Local cultural heritage and tradition

Local economic activities and employment

opportunities

Local retail and commercial services hub

Local environmental services and natural

resources

Local recreation

Landscape and local sense of place

Scenario planning for the Greater Compensation Area:

Growth Scenario 1: Low Growth

1% pa growth rate for KwaDukuza (based on KwaDukuza SDF growth projections) 8% share

of growth allocated to GCA (based on continuation of current share)

Growth Scenario 2: Medium Growth

3% pa growth rate for KwaDukuza (based on continuation of historic growth rate) 10% share

of growth allocated to GCA (based on increasing share given strategic potential of GCA)

Growth Scenario 3: High Growth

5% pa growth rate for KwaDukuza (based on contribution likely to be required from KDM to

achieve 3% pa growth of iLembe District in iLembe RSDP) 12% share of growth allocated to

GCA (based on a significantly increased share given strategic potential of GCA)

Estimated Land Demands

Should Growth Scenario 2 be taken into consideration, it is estimated that approx. 2 350 new

households will need to be accommodated in the GCA by 2020.

LAND USE AREA BASIS

Residential 80ha KDM pop growth of 3% and GCA absorbs 10% of KDM pop increase

Average occupancy ratio of 3 per/du

Average density of 30du/ha

Industrial 60ha KDM absorbs 50% of IDM growth and GCA absorbs 50% of KDM growth

Commercial/Business 20ha Estimated at 25% of residential land demand

Social Facilities 20ha Estimated at 25% of residential land demand

Sports, Recreation and Cultural Open Spaces

20ha Estimated at 25% of residential land demand

Total 188ha –

Figure 5: Compensation Aerial Image

3.1.1 Challenges

Fragmented land use pattern

Identifying new linkages to support existing road networks

Cross border alignment

Provision of Infrastructure

Release of land from the Subdivision of Land Act, 1970 (Act No. 70 of 1970)

Table 4: Drivers of Change in GCA

NO. SOCIAL IMPLICATIONS FOR STUDY AREA

1 Population Growth Medium to high population in KDM and GCA will generate increased demand for housing, facilities, jobs, infrastructure, services, public spaces, etc

2 Demographic Profile

Mixed income, education and skills levels with significant issues in relation to poverty, low skills and education, increasing younger population, etc. impacts in affordability, demand for facilities, skills available in the economy, etc.

3 Settlement Growth Existing settlements at Ballito, Umhlali, Shaka’s Head and Driefontein will attract growth and development and require supporting urban systems

4 Urbanisation and Sprawl

Increasingly urbanised population but tendency for development to occur in more suburban, peripheral and greenfield locations promotes sprawl, inefficient and wasteful resource use, etc.

5 Lifestyle Choices

Preferences for suburban and rural lifestyles impact on the type and location of housing demand Security issues precipitate an increase in cluster/gated developments

6 Social Inclusion

Need for social inclusion and social justice influences demands for greater social, economic and spatial integration, expectations around improved service delivery, requirements for basic needs provision, etc.

NO. ECONOMIC IMPLICATIONS FOR STUDY AREA

1 Agricultural Activities

Declining dominance of the agricultural sector with competing land demands for urban and industrial uses Increasing importance of food security and retention and improvement of food production activities

2 Industrial and Logistics Development

Increased demand for industrial and logistics development linked to N2/R102, airport and DTP Large scale, inward looking nature of development with potential impacts on built form, spatial integration, etc.

3 Commercial and Business Development

Flight of offices, retail and business developments to greenfield sites in suburban and peripheral locations Growing population generates demands for commercial services and employment opportunities

Proposed development in the Greater Driefontein Area:

3.2 eThembeni Precinct Plan/Township Establishment Project

Study area two is the eThembeni township establishment and lies west of the uMvoti Toll

Plaza on the N2 national road and south-east of Groutville, within the KwaDukuza Local

Municipality. The project area comprises 82 properties on approximately 230 hectares which

was set aside for a human settlement project called the Chief Albert Luthuli Rural Upgrade

Project (CALRUP). Previously, the area comprised rural small holdings. However, over the

past few years, the area has experienced rapid development, due mainly to the informal

subdivision and disposal of sites by the original owners. Numerous residential houses have

been and are being constructed on the plots, without formal subdivision or proper planning

layout and, in some cases, in waterlogged areas. As a consequence, there is a need to

formalise the area to control the ad hoc and illegal developments, with structures

appropriately located, with the provision of bulk services and with management of the

environmentally sensitive areas (primarily wetlands) on the site. Added to this situation, is

the fact that a large portion (+-73%) of this area is considered to be a wetland.

To this end, the KwaDukuza Local Municipality has appointed a professional services to co-

ordinate the eThafeni Planning and Development Framework which will guide formal

township establishment.

There are currently a number of interventions under way including:

1) Environmental Authorization,

2) Regularization of illegal development,

3) Providing a Planning framework,

4) Township establishment process, and 5) facilitating the transfer of land.

Figure 9: eThembeni Aerial Image

The key themes that are set out to be addressed are Urban Planning and Policy making in

times of uncertainty, fragility and insecurity, and Planning Activism and Social Justice.

3.2.1. Challenges:

Lack of service infrastructure;

Occupation of uncertified housing structures;

Sand mining operations within the catchment;

Inadequate sewage disposal system due to high water table;

Canalisation, drainage and farming of various units across the site;

Encroachment and direct loss of habitat through formal and ad hoc development

# Issue Description Items of Concern Recommendations Specialists and Key Role

Players Required

1 Wetlands Preliminary

findings indicate

that wetland

coverage could

range between 27

and 81 hectares

(12-35%) of the

total 230 hectare

site (this includes

areas already

under housing).

No development may take

place in wetlands or

associated buffers. This

sterilises potentially 27-81

hectares of the site.

The ongoing protection of

wetlands as a no

development zone is

required in the township

plan. A wetland

rehabilitation plan is

recommended.

Water Use Licenses are

required if development

encroaches on wetlands or

their buffers.

Increase in the

development cost.

A comprehensive wetland

delineation (delineate the outer

edge of the temporary zone of

wetness) is required to

accurately determine wetland

boundaries and appropriate

buffers (generally 30m), so

that “no go” areas can be more

accurately determined.

The planning team is to

determine whether the extent

of “no go” areas affects the

feasibility of developing the

site, from a cost perspective.

Wetland Ecology Specialist

Town Planner

Project Co-ordinator

Specialist studies are

underway and appropriate

applications to the relevant

departments to be done.

2. Existing

Structures in

Wetlands

Subject to

confirmation via

detailed wetland

delineation which is

underway, it is

likely that a number

of houses have

been constructed

within wetlands.

Theoretically, these

structures should be

removed, the area

rehabilitated, the owners

compensated and

application made for Water

Use Licenses from DWA.

Another option is to create

drainage structures to dry

out the areas where the

houses are standing. The

destruction of wetlands and

their buffers would require

retrospective applications to

DWA (Water Use Licenses)

and DAEA (environmental

authorisation).

The project team will need to consider the options, consult with DWA and DAEA and Current and future building in wetlands needs to be stopped.

Wetland Ecology Specialist

Town Planner

Department of Water Affairs

(DWA)

Department of Agriculture

and Environmental Affairs

(DAEA)

3 Poor site

drainage/

site wetness

Regardless of

where true

wetlands are

situated, the site is

generally very wet

as high clay soils

retain moisture and

are poorly drained.

Founding conditions for

structures.

Effects of rising damp on

structures.

Ongoing damp damage to built structures.

Sewage disposal.

Stormwater drainage (to

prevent inundation of

buildings and gardens).

Increased cost of bulk

services.

Relevant specialists and

project team members to

advise on items of concern,

including how this affects costs

of construction, operation and

maintenance.

Soils and Geotechnical

Specialist

Hydrology Specialist

Structural Engineer and

Building Services Specialist

Wetland Ecology Specialist

3 Land use The current land

use is largely

residential,

however, there will

be a change of

land use from

agricultural to

housing via the

Land Use

Management

System

Arable land will be lost.

Vegetable gardens are an

important survival strategy

for poorer households.

The Department of

Agriculture will need to give

permission to develop the

land to a non-agricultural

use.

The town plan should make

provision for the incorporation

of individual or communal

vegetable gardens, some

wetlands may not be used for

this purpose.

Permission to release the land

from agriculture will require a

strong motivation as this goes

against Department of

Agriculture’s policy. This may

be favourable as the area is

already settled

Town Planner

Department of Agriculture

4 Soil and water

pollution

Drainage lines and

streams are

currently polluted

with litter and water

quality appears

poor, especially in

drainage lines

around stand

pipes. Illegal

dumping is taking

place in some

areas.

Waste disposal services

are required.

Ongoing anti litter and

dumping management

required.

Increased cost of service

provision (with a negative

effect on rates).

Project team will need to

consider the level and costs of

services required

(construction, operation and

maintenance).

Town Planner

KwaDukuza Local

Municipality

5 Illegal

subdivisions

and land

ownership

Individual owners

of original large

plots have sold off

small parcels to

numerous

individuals who

have built houses

without legal

subdivision or title

deeds.

Since the subdivisions are

illegal, while new house

owners have invested in

their properties, they are

unlikely to hold legal land

tenure.

The issue of land subdivisions

and land ownership will further

be investigated, confirmed and

resolved.

KwaDukuza Local

Municipality

Town Planner

Land Legal Services

6. Timing of

approvals

Time frames

associated with

various

applications to

obtain the

necessary

authorisations and

licenses are being

sought.

While approvals are being

sought, problems on site (illegal

construction, illegal

subdivisions, inundation,

damage to wetlands, etc) will

continue, if not controlled.

Current and future building in

wetlands needs to be stopped.

The project team will need to

consider how these issues are

managed in the interim.

Town Planner

Legal Advisor

KwaDukuza Local

Municipality

3.3 Groutville Priority 1

Study area three focuses on Groutville which is located approximately 4 km south of the

KwaDukuza Town. This project entails an upgrading of an existing informal settlement which

has both formal and informal structures. There are housing structures that are located on

wetlands and environmentally sensitive areas. The project grapples with the challenge of

maintaining a balance between the provision of infrastructure and sustaining existing

location of houses.

Figure 11: Groutville Aerial Image

The key themes that are set out to be addressed are Transforming Human Settlements.

Urban Planning and Policy making in times of uncertainty, fragility, and insecurity, as well as

Planning activism and Social Justice.

3.3.1 Challenges:

Policy gaps and/or rigidity;

Illegal land transaction;

Illegal development;

Competing needs i.e. provision of social land recreation vs residential opportunities;

Number of proposed units not matching beneficiary needs;

Delays in town planning process of implications on the ground;

Implications to relocation of existing structures located within wetland zone, size of

structure vs low income unit

Images of Groutville Priority 1:

3.4 Rocky Park Integrated Housing Project

Study area four is called the Rocky Park Integrated Housing Project. It is located on the

western periphery of the KwaDukuza CBD. This is a mixed use development comprising of

community residential units, affordable units, and lower income units with associated service

infrastructure and social amenities. It is a ground breaking project as it integrates a range of

income levels and accommodates different forms of housing opportunities.

The project is an infill development and provides housing opportunities within close proximity

to areas of economic activity. The Rocky Park Integrated Residential Development has met

the key objectives of the KwaDukuza Municipality (which are derived form the National and

Provincial Strategies) which include the following:

ensure the development in well located areas that provide convenient access to

urban amenities, including places of employment.

create social cohesion.

servicing of stands for a variety of land uses including commercial, recreational, as

well as residential blocks for both low, middle and high income groups.

land use and income group mix are based on local planning and needs assessment.

As the project is an Integraed Residential Development, part of the criterion for it to be

classified as an Integrated Residential Development it takes into account the different strata

of income levels which determined the mix of income groups and these have been defined

below:

R 0.00 – R 3,500.00

R 800.00 – R10,000.00

R 3,500.00 – R 15,000.00

> R 15,000.00

Tenure types are as folows:

Sectional Title Ownership (Low income)

Low Income Rental

Middle Income Rental

As a synopsis, Breaking New Ground principles were used to inform the project outcomes

which are summarised below:

BNG – KEY PRIORITIES

Is it

applicable

to the

project?

Residents should live in a safe and secure environment, and have adequate access to

economic opportunities, a mix of safe and secure housing, and tenure types, reliable and

affordable basic services, educational, entertainment and cultural activities and health, welfare

and police services.

✔

Ensure the development of compact, mixed land use, diverse, life-enhancing environments

with maximum possibilities for pedestrian movement and transit via safe and efficient public

transport in cases where motorized means of movement is imperative.

✔

Ensure that low-income houses are provided in close proximity to areas of economic

opportunities. ✔

Integrate previously excluded groups into the city, and the benefits it offers, and to ensure the

development of more integrated, functional and environmentally sustainable human

settlements, towns and cities. The latter includes densification.

✔

Encourage social (Medium-density) Rental Housing – Social rental housing is generally

medium-density and this housing intervention may make a strong contribution in urban renewal

and integration.

✔

There is a need to move away from a housing-only approach to a more holistic development of

human settlements, including the provision of social and economic infrastructure. ✔

More appropriate settlement designs and housing products, and more acceptable housing

quality. ✔

Enhancing settlements design by including professionals at planning and project design

stages, and developing design guidelines. ✔

There is a need to focus on changing the face of the stereotypical RDP houses, and

settlements, through the promotion of alternative technology and design. ✔

Social renting houses must be understood to accommodate a range of housing product

designs to meet spatial and affordability requirements. Social housing products may include: ✔

Multi-level flat, or apartment options, for middle income groups, incorporating beneficiary mixes

to support the principle of integration and cross-subsidisation; ✔

Co-operative group housing; and ✔

Communal housing with a combination of family and single-room accommodation ✔

Figure 12: Rocky Park Aerial Image

The key themes that are set out to be addressed are Transforming Human Settlements.

Planning Activism and Social Justice, and Planning for an interlinked and integrated rural-

urban development.

Challenges:

Flexibility of traditional town planning policies (i.e. town planning scheme);

Municipal policies on infrastructure provision not adequately catering for affordable

housing;

Funding availability for beneficiaries

4 EXPECTED OUTCOME

The main purpose of the workshop and selected sites is to expose the delegates to a

number of the conference themes. The workshops will further ensure that the delegates are

provided with a holistic view of key challenges that the municipality has overcome and still

has to overcome in order to achieve the concept of “cities we need”.

The municipality is also hoping to engage delegates in finding innovative and sustainable

solutions in order to solve existing problems as well as provide further guidance in

maximising on identified opportunities.

Images of Rocky Park IRD:

5 PROPOSED ITINERARY

Technical Workshop Item Description Time

1. Workshop delegates depart from Durban ICC

All participants and delegates depart from the Durban ICC

8:00

2. Arrival of delegates at KwaDukuza Municipal offices.

All participants and delegates will be

welcomed by Mr. Mava Ntanta and

Chimene Pereira

9:00

3. Presentation and Discussion - Greater Compensation Area Conceptual and Development Framework Plan.

The municipality will identify a suitable

venue where delegates and participants

will converge to receive briefing on the

Greater Compensation Area Conceptual

and Development Framework Plan

(Study area 1).

9:15

4. Drive around KwaDukuza Municipality

To give delegates a feel of the area 10:00

5. Departure for Rocky Park Integrated Housing project

The delegates will be transported to the

Rocky Park Integrated Housing project

(Study area 4)

11:15

6. Presentation and Discussion - for Rocky Park Integrated Housing project.

Delegates arrive at Rocky Park.

Presentation by Mr. Themba Dube 11:45

7. Departure for Chief Albert Luthuli Museum

The delegates will be transported to the

Groutville Priority 1 area (Study area 3) 12:30

8. Arrive at Chief Albert Luthuli Museum

Delegates arrive at Groutville Priority 1.

Presentation by Mr. Brian Xaba.

LUNCH and

13:00

9. Departure for eThembeni

The delegates will be transported to the

eThembeni area (Study area 2) 14:30

10. Arrive at eThembeni Delegates arrive at eThembeni.

Presentation by Mr. Mava Ntanta 14:45

11. Departure for Groutville Priority 1

The delegates will be transported to the Chief Albert Luthuli Museum

15:45

12. Presentation and Discussion - for Groutville Priority 1

Delegates arrive at Groutville Priority 1.

Presentation by Mrs. Nqobile Khawula 16:00

13. Discussion and debriefing

All to contribute 16:45

Technical Workshop Item Description Time

14. Workshop delegates depart from KwaDukuza Municipality for Durban ICC

All participants and delegates depart from the KwaDukuza Municipality for Durban ICC 17:00

6 TECHNICAL WORKSHOP LEADER(S)

Mr. Mava Ntanta – Director (EDP)

Mr. Chimene Pereira – Chief Town Planner (EDP)

Mr. Themba Dub – Director Human Settlements

Mrs. Nqobile Khawula – Senior Manager KDM Human Settlements