,
Bethelsdorp LSDF 2015/2016
Prepared for Nelson Mandela Bay Municipality
Prepared by YB Mashalaba and Associates
Contents
1. Executive Summary ...... 17
2. Background and Purpose ...... 17
2.1 Project Objectives ...... 17
2.2 Project Backround...... 19
2.3 Overview of Municipality ...... 21
2.4 Project Methodology ...... 21
2.5 National Policy Objectives ...... 22
2.5.1 Constitution of South Africa ...... 22
2.5.2 Municipal Systems Act 2000 (Act 32 of 2000) ...... 22
2.5.3 National Housing Act 1997 (act.107 of 1997) & National Housing Code ...... 22
2.5.4 Breaking New Ground Policy ...... 23
2.5.5 National Development Plan: Vision for 2030 ...... 23
2.5.6 Spatial Planning and Land Use Management Act (Act 16 of 2013) ...... 24
2.5.7 Local Government: Municipal Planning & Performance Management Regulations ...... 25
2.5.8 National Environmental Management Act, (Act 107 of 1998) ...... 26
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2.5.9 New Growth Path ...... 26
2.6 Provincial Policy Objectives ...... 27
2.6.1 Eastern Cape Vision 2030: Provincial Development Plan ...... 27
2.6.2 Eastern Cape Provincial Industrial Development Strategy 2010 ...... 27
2.7 Local Policy Objectives ...... 27
2.7.1 Nelson Mandela Bay IDP ...... 27
2.7.2 Urban Network Strategy 2015 ...... 28
2.7.3 Nelson Mandela Bay Metropolitan Municipal Spatial Development Framework ...... 29
2.7.4 Nelson Mandela Bay Sustainable Community Guide 2007 ...... 29
2.7.5 Integrated Environmental Policy for the Nelson Mandela Bay Municipality ...... 30
2.7.6 Urban Agriculture: Commonage Management Framework...... 30
2.7.7 Urban Agriculture Policy ...... 31
2.7.8 Conclusion ...... 31
2.8 Draft Vision Statement ...... 32
2.8.1 Proposed Vision ...... 32
3. Spatial Challenges and Opportunities ...... 34
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3.1 Situational Analysis Methodology ...... 34
3.1.1 Desktop studies ...... 35
3.1.2 Site analysis ...... 35
3.1.3 Questionnaires and Interviews ...... 35
4. IDP Inputs ...... 1
4.1 Challenges as Per The IDP ...... 24
4.1.1 Municipal Challenges ...... 24
4.1.2 Bethelsdorp LSDF Area Challenges ...... 24
4.2 Priorities as per the IDP ...... 25
5. Municipal Overview ...... 30
5.1 Biodiversity overview ...... 30
5.2 Socio-Economic Overview ...... 33
6. Regional Context of Bethelsdorp ...... 37
6.1.1 Regional Influence ...... 38
6.1.2 Pipeline Projects ...... 39
7. Bethelsdorp LSDF Status Quo ...... 44
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7.1 Biophysical Analysis ...... 44
7.1.1 Vegetation ...... 44
7.1.2 Endemism ...... 45
7.1.3 Ground water recharge ...... 46
7.1.4 Geology ...... 47
7.1.5 Protected Areas ...... 48
7.2 Biophysical challenges ...... 51
7.3 Biophysical Opportunities...... 51
7.4 Socio-Economic Analysis ...... 52
7.4.1 Demographics ...... 52
7.4.2 Age Distribution ...... 52
7.4.3 Population Groups ...... 53
7.4.4 Language ...... 53
7.4.5 Gender...... 54
7.4.6 Head of Households ...... 55
7.4.7 Highest Education Level ...... 55
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7.4.8 Employment Status ...... 56
7.4.9 Average Household Income ...... 57
7.4.10 Annual Household Income ...... 59
7.4.11 Annual Individual Monthly Income in the LSDF area ...... 60
7.4.12 Individual Monthly Income in the Sub Places ...... 61
7.4.13 Social Amenities ...... 63
7.4.14 Crime ...... 68
7.5 Socio-Economic Challenges ...... 69
7.6 Socio-economic Opportunities ...... 70
7.7 Economic Opportunities ...... 71
7.7.1 Identified Business Activities and Opportunitities ...... 71
7.8 Built Environment Analysis ...... 73
7.8.1 Major Land Uses ...... 74
7.8.2 Enumeration Area ...... 74
7.8.3 Informal Settlements ...... 75
7.8.4 Built Up Areas in The LSDF Area ...... 77
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7.8.5 Housing Sector ...... 78
7.8.6 Infrastructure...... 79
7.8.7 Transport and Movement Networks ...... 89
7.8.8 New Developments neighbouring the LSDF area ...... 90
7.9 Built Environment Challenges ...... 94
7.10 Built Environment Opportunities ...... 94
8. Section 4: Site Analysis: Land Use Findings ...... 95
8.1 Land Use findings ...... 95
8.2 Land Ownership ...... 96
8.3 Biophysical Observations ...... 98
8.4 Socio-economic Observations ...... 98
8.5 Built Environment Observations ...... 99
8.6 Land Use Survey ...... 99
8.7 Strategic Analysis ...... 100
8.7.1 Location with eco-tourism ...... 100
8.7.2 Socio-economic Factors ...... 101
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8.7.3 Built Environmental Factors ...... 101
8.8 Strategic Interventions ...... 101
8.8.1 Spatial Structural Elements ...... 102
8.9 Spatial Guiding Principles ...... 106
8.10 Local Spatial Development Vision ...... 107
8.11 SDF Alignment ...... 108
8.12 Spatial Planning Concept ...... 108
8.12.1 Development Principles ...... 108
8.13 Main Informants ...... 109
8.13.1 Biophysical ...... 110
8.13.2 Social Economic ...... 110
8.14 Urban Renewal...... 111
8.15 Human Settlements ...... 113
8.15.1 Human Settlements ...... 113
9. Synthesis and Analysis ...... 115
10. Land Use Guidelines ...... 127
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10.1 Residential Categories ...... 128
10.1.1 Low density residential ...... 128
10.1.2 MEDIUM DENSITY residential ...... 129
10.1.3 High Density Residential ...... 131
10.2 MIXED Use Categories ...... 132
10.2.1 Business ...... 132
10.2.2 Mixed use 1 ...... 134
10.2.3 Mixed use 2 ...... 135
10.2.4 Mixed use 3 ...... 137
10.2.5 Heritage ...... 139
10.2.6 Industrial ...... 140
10.2.7 Human settlementsDevelopment ...... 142
10.2.8 Transportation categories ...... 143
10.3 Open Space categories ...... 144
10.3.1 URBAN AGRICULTURE category ...... 144
10.3.2 All other open space categories ...... 146
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10.4 Community categories ...... 147
10.4.1 Location ...... 148
10.4.2 Development Concept ...... 148
10.4.3 Development Parameters ...... 149
11. Development Guidelines ...... 150
11.1 Introduction ...... 150
11.2 Public Realm ...... 150
11.3 Streetscape Hierarchy ...... 150
11.4 Built Form ...... 152
11.5 Parking ...... 152
12. Planning Control Guidelines ...... 153
12.1 Building Height and Depth ...... 153
12.2 Building Seperation ...... 153
12.3 Landscape Design ...... 154
13. Land Development Criteria ...... 154
13.1 Requirement for all applications for land use change ...... 155
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13.2 Requirements for all approvals for land use change ...... 155
13.3 Infrastructure provision ...... 156
14. Bibliography ...... 157
List of Figures
Figure 1 Sub Places and Wards in Bethelsdorp LSDF Area (Author, 2015) ...... 20
Figure 2 Methodology Process ...... 21
Figure 3 Wards and Sub Places ...... 1
Figure 4 Spatial Development Framework 2015 (NMBMM Spatial Development Framework, 2015) ...... 29
Figure 5 Biomes of the Eastern Cape (Nelson Mandela Bay Metropolitan Municipality, 2010) ...... 31
Figure 6 Critical Biodiversity Area (NMBMM, NMBM Draft Bioregional Plan, 2009) ...... 32
Figure 7 Population of NMBM (Statistics South Africa, 2011) ...... 34
Figure 8 Highest level of Education (Statistics South Africa, 2011) ...... 34
Figure 9 Illiteracy (Statistics South Africa, 2011) ...... 35
Figure 10 Employment (Statistics South Africa, 2011) ...... 35
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Figure 11 Average Household Income (Statistics South Africa, 2011) ...... 36
Figure 12 Household Goods (Statistics South Africa, 2011) ...... 36
Figure 13 Access to Internet (Statistics South Africa, 2011) ...... 37
Figure 14 Regional Influence ...... 40
Figure 15 Figure 23 Urban Nodes (Nelson Mandela Bay Metropolitan Urban Network Strategy, 2014) ...... 41
Figure 16 Locality Map of Bethelsdorp LSDF Area (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 42
Figure 17 Vegetation Map (Author, 2015) ...... 44
Figure 18 Endemism Map (Author, 2015) ...... 45
Figure 19 Water Recharge (Author, 2015) ...... 46
Figure 20 Geology of LSDF area (Author, 2015) ...... 47
Figure 21 Van Der Kemps Kloof (Mashalaba&Associates, Van Der Kemps Kloof, 2015) ...... 49
Figure 22 Van Der Kemps Kloof (Mashalaba&Associates, Van Der Kemps Kloof, 2015) ...... 51
Figure 23 Population (Statistics South Africa, 2011) ...... 52
Figure 24 Age Distribution (Statistics South Africa, 2011) ...... 52
Figure 25 Population Group (Statistics South Africa, 2011) ...... 53
Figure 26 Language (Statistics South Africa, 2011) ...... 54
Figure 27 Gender (Statistics South Africa, 2011) ...... 54
Figure 28 Head of Households (Statistics South Africa, 2011) ...... 55
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Figure 29 Highest Education Level (Statistics South Africa, 2011) ...... 55
Figure 30 Employment Status (Statistics South Africa, 2011) ...... 56
Figure 31 Employment Status (Statistics South Africa, 2011) ...... 57
Figure 32 No Income (Statistics South Africa, 2011) ...... 57
Figure 33 Annual Household Income (Statistics South Africa, 2011) ...... 59
Figure 34 Average Individual Monthly Income (Statistics South Africa, 2011) ...... 60
Figure 35 Individual Monthly Income (Statistics South Africa, 2011) ...... 61
Figure 36 Social Amenities and Open Spaces (Author, 2015) ...... 63
Figure 37 Fenced off park to prevent crime in KwaMagxaki (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 64
Figure 38 SCU Zones ...... 67
Figure 39 Crime across NMBMM (Security Service Consultants, 2014) ...... 68
Figure 40 Dilapidated building in Bethelsdorp SP (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 69
Figure 41 Small Activity Area (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 71
Figure 42 Petrol Station along Scholtz Street (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 72
Figure 43 Current Zoning of LSDF area (Nelson Mandela Bay Metropolitan Municiaplity, 1993) ...... 73
Figure 44 Geo Type (Statistics South Africa, 2011) ...... 74
Figure 45 Enumeration Areas (Statistics South Africa, 2011) ...... 74
Figure 46 Informal Settlements (GoogleMaps, 2011) ...... 75
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Figure 47 Informal settlements in Bethelsdorp (refer to Figure 42) (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 76
Figure 48 Built Up Areas (Author, 2015) ...... 77
Figure 49 Livestock illegally grazing in KwaMagxaki (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 78
Figure 50 Household Size (Statistics South Africa, 2011) ...... 78
Figure 51 Tenure Status (Statistics South Africa, 2011) ...... 79
Figure 52 Toilet Facilities (Statistics South Africa, 2011) ...... 80
Figure 53 Source of Water (Statistics South Africa, 2011) ...... 80
Figure 54 Refuse Removal (Statistics South Africa, 2011) ...... 81
Figure 55 Domestic Waste Collection (NMBMM Waste Management, 2015) ...... 82
Figure 56 Illegal Dumping Audit in Bethelsdorp LSDF area (WasteManagement, 2015) ...... 83
Figure 57 Illegal Dumping Audit in Bethelsdorp LSDF area (WasteManagement, 2015) ...... 84
Figure 58 illegal dumping on an open space (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 85
Figure 59 Illegal Dumping in open spaces (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 86
Figure 60 Energy or fuel used for cooking (Statistics South Africa, 2011) ...... 86
Figure 61 Household with Solar Geyser in Bethelsdorp SP (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 87
Figure 62 Energy or fuel used for heat (Statistics South Africa, 2011) ...... 88
Figure 63 Existing Roads of Metropolitan Significance (NMBMM, Nelson Mandela Bay Municipal Comprehensive Integrated Transport Plan Report, 2011/2012) ...... 89
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Figure 64 Chatty extension road to Jachtvlakte (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 92
Figure 65 JVT overlay ...... 93
Figure 66 Residential Businesses ...... 96
Figure 67 Land Ownership ...... 97
Figure 68 Example of cattle Kraal in Booysen Park (Mashalaba&Associates, Bethelsdorp LSDF, 2015) ...... 98
Figure 69 Complete Street (Greenfield, 2012) ...... 151
Figure 70 Street Parking Guideline (Fithall, 2014) ...... 153
Figure 71Building height and depth complementing the topography of the slope ...... 153
Figure 72 Landscaping in the public realm (Dawson, 2014) ...... 154
Annexures
A - Land Use Categories
B - Ward Level Analysis
C - Land Use Survey Maps
D – Questionnaire
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List of abbreviations
BDT Bethelsdorp Development Trust LSDF Local Spatial Development Framework
BNG Breaking New Ground MSDF Metropolitan Spatial Development Framework
BRT Bus Rapid Transit NDP National Development Plan
CBA Critical Biodiversity Areas NEMA South Africa National Environmental Management Act
CSIR Council for Scientific and Industrial Research NGP New Growth Path
CSU Community Sustainable Unit NMBMM Nelson Mandela Bay Metropolitan Municipality
DoT Department of Transport NMMOS Nelson Mandela Metropolitan Open Space System
EMF Environmental Management Framework PDP Provincial Development Plan
FET Further Education and Training PIDS Provincial Industrial Development Strategy
FIFA Federation International Football Association RDP Reconstruction and Development Programme
GDS Growth and Development Strategy SDF Spatial Development Framework
IIDP Integrated Development Plan SP Sub Place
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IIEP Integrated Environmental Policy For The Nelson Stats SA Statistical South Africa Mandela Bay Municipality
IKKM Ibhayi, KwaMagxaki, Kwadwesi and Motherwell Scheme UDDI Uitenhage - Despatch Development Initiative
LED Local Economic Development VDK Van Der Kemps Kloof
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1. EXECUTIVE SUMMARY consideration smart growth principles to ensure sustainable future development in the area.
The Nelson Mandela Bay Municipality appointed YB Mashalaba and Associates Consultants to develop the Bethelsdorp Local 2.1 PROJECT OBJECTIVES Spatial Development Framework in alignment to relevant legislation The proposed development of the LSDF will serve to assist the and policy, as well as existing municipal development guidelines, Municipality in their planning for future development in the area. programmes and frameworks. In this regard, this document gives a The LSDF will incorporate the following elements: highlight of the spatial challenges facing Bethelsdorp and raises propositions on how these can be overcome based existing local Provide a strategic development vision for the study area plans and guidelines. in line with the broad development objectives emanating from the Growth and Development Strategy (GDS), the
Metropolitan Spatial Development Framework (MSDF)
2. BACKGROUND AND PURPOSE and the Integrated Development Plan (IDP); Provide development guidelines to parties with an interest to develop or invest in the area in such a way that the strategic vision for the area and the interest of The Local Spatial Development Framework (LSDF) is a valuable the residents’ are also taken into account; tool to direct and assist spatial restructuring within the LSDF study Identify specific development issues and challenges area. The main role of the LSDF is to provide a spatial vision for the within the study area and to make proposals to address Bethelsdorp LSDF area based on the municipality’s desired spatial those challenges in terms of the social, economic and form and also identify opportunities through which this spatial vision environmental needs of the area; can be obtained. The LSDF will not only reflect the aims and desires of the NMBMM for the LSDF area; but will also take into
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Identify specific land parcels that have potential for Transportation projects including future bus routes and development and the type of development rail alignments; recommended for those areas; Identify and ensure protection of all environmentally Provide a logical and comprehensively derived basis for sensitive areas; the assessment of development applications so that the Investigate the existing public transport routes as well as area is ultimately developed as a cohesive whole in line future expansion and improvement with the strategic vision for the area; to public transport infrastructure; Strategic scope and orientation of the analysis is to Investigate the status of existing housing projects in the include all potential development sectors; study area as well as making proposals for future The analysis should as far as possible be provision of housing in the area; quantifiable/measurable via the Sustainable Community Establish a clear alignment between the capital Unit (SCU) principles; expenditure as per sector plans of the IDP, in order to Examine national, provincial and local strategic growth address an implementation framework for the LSDF; imperatives; Investigate the provision of community services and Define the existing situation with regards to property in facilities in the area; terms of ownership, zoning, service infrastructure, Investigate servicing requirements needed to support vegetation, slope, development potential, living future planning proposals; standards measure, demographic profile and heritage Incorporate Sustainable Community Unit principles in value; planning of the study; Take into account strategic projects in the area, Identify possible interventions and strategic projects that including but not limited to Van der Kemps Kloof, could be undertaken to achieve the vision for the study Bethelsdorp Village project as well as planned area; and
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Identify all land that is owned by the State as well as the NMBMM and investigate if such land should either be retained or released for development sold/leased) and what for what purpose.
2.2 PROJECT BACKROUND
The Bethelsdorp LSDF area is located approximately 20km from the Port Elizabeth CBD. The Bethelsdorp LSDF area is neighbored by Helenvale, Gelvandale, Algoa Park and Ibhayi.
This report serves to present findings of the status quo investigation process undertaken as part of the development of the Bethelsdorp Local Spatial Development Framework (LSDF). The status quo analysis entailed investigations into legislation; IDP informants, the socio-economic conditions, biophysical environment as well as the built environment. The map below indicates the wards and Sub Places that make up the Bethelsdorp LSDF Area.
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Figure 1 Sub Places and Wards in Bethelsdorp LSDF Area (Author, 2015)
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2.3 OVERVIEW OF MUNICIPALITY 2.4 PROJECT METHODOLOGY
The Nelson Mandela Bay Metropolitan Municipality’s main functions are the provision of basic services to the communities as per Part B of Schedule 4 and 5 of the (South African Constitution , 1996).
(Municipal Systems Act, No. 32 , 2000) requires all municipalities to compile Spatial Development Frameworks (SDF) as a core component of their Integrated Development Plan (IDP).
The Local Spatial Development Framework of the Bethelsdorp LSDF area is being developed in line with the Municipal Planning and Performance Management Regulations of 2001 in accordance Figure 2 Methodology Process of Municipal Systems Act of 2000 (Act 32 of 2000).
The overall approach to deliver the project successfully within the required timeframe will comprise all phases of the LSDF as defined in Draft Guidelines for Development of Spatial Development
Frameworks, 2014. The figure above depicts the phases to be undertaken during the compilation of the Bethelsdorp Local Spatial Development Framework Policy Context and Vision Directives.
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2.5 NATIONAL POLICY OBJECTIVES 2.5.2 MUNICIPAL SYSTEMS ACT 2000 (ACT 32 OF 2000) 2.5.1 CONSTITUTION OF SOUTH AFRICA The Municipal Systems Act, 2000 stipulates that all municipalities The Constitution is the supreme law of the land. The Bill of Rights must prepare a Spatial Development Framework (SDF) as an protects the rights of all people in our country and affirms the essential component of the Integrated Development Plan (IDP). The democratic values of human dignity, equality, and freedom. In IDP must therefore reflect a Spatial Development Framework and terms of the Constitution: the following Sections are relevant to must include the provision of basic guidelines for land use spatial planning: management systems for the municipality.
Section 24: Everyone has the right to an environment, which is not harmful to their health or well-being. 2.5.3 NATIONAL HOUSING ACT 1997 (ACT.107 OF 1997) & NATIONAL HOUSING CODE Section 26 (1): Everyone has the right to have access to adequate housing. The National Housing Act reiterates the Constitutional right to access adequate housing and identifies the state’s legal Section 152: spells out the objectives of local government responsibility to a sustainable housing development process. The as insuring access to at least basic services and facilitating act identifies general principles applicable to housing development. economic development within a framework of financial The Act provides the following recommendations concerning sustainability. housing provision:
Prioritise the housing needs of the poor;
Provide a wide choice of housing and tenure options;
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Be economically, fiscally, socially and financially affordable Adequate access to economic opportunities; and sustainable; A mix of safe and secure housing and tenure types; Focus on integrated development planning; Reliable and affordable basic services, educational, Consider and address the impact on the environment; entertainment, health, welfare and police services Socially and economically viable communities; within a Multi-purpose cluster concept; Safe and healthy living conditions; Compact, mixed land use, diverse, pedestrian friendly, Racial, social, economic and physical integration in urban and promotes good quality of life; and rural areas; Low-income housing in close proximity to areas of Effective functioning of the housing market and level opportunity; playing fields; Integrated, functional, and environmentally sustainable Higher densities and the economical utilisation of land and human settlements, towns and cities; services. Social (Medium-Density) Housing; Alternative technology and design.
2.5.4 BREAKING NEW GROUND POLICY 2.5.5 NATIONAL DEVELOPMENT PLAN: VISION FOR 2030 (Breaking New Ground Policy: A comprehensive Plan for Housing Delivery , 2004) was adopted by government as a framework policy The National Planning Commission has developed a National which focuses on a holistic approach to developing human Development Plan (NDP) which concentrations on enabling settlements, including the provision of social and economic sustainable and inclusive development. infrastructure. The BNG Policy prescribes that housing delivery The NDP introduces the long-term vision for the future development should comply with the following objectives: of South Africa. It acknowledges the spatial inefficiencies that characterizes existing settlements and commits the national Safe and secure environments; government to developing a National Spatial Framework.
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Policy for land use and development; The spatial principles that are identified in the NDP include the Guidelines for land use management; following: A capital expenditure framework showing where the municipality intends spending its capital budget; and Spatial justice; A strategic environmental assessment. Spatial sustainability; Spatial Planning and Land Use Management makes the following Spatial resilience; provisions: Spatial quality; Spatial efficiency. The general principles stated in SPLUM shall apply to the actions of all three spheres of government, and other 2.5.6 SPATIAL PLANNING AND LAND USE authorities responsible for the implementation of legislation MANAGEMENT ACT (ACT 16 OF 2013) regulating the use and development of land and shall guide: The preparation, adoption and implementation of any Spatial The Spatial Planning and Land Use Management Act (SPLUMA), Development Framework, policy or by-law concerning 2013 is regarded as an important piece of legislation that deals with spatial planning and the development or use of land; spatial planning and land use management in the country. The Act The compilation, implementation and administration of any provides principles, norms and standards as well as frameworks on land use scheme or other regulatory device for to the land use, therefore falling within section 146 of the Constitution. management or control of the use of land; SPLUMA is of vital importance as a reference to the development of The sustainable use and development of land; Bethelsdorp LSDF. SPLUMA aligns itself with the NDP 2030 by The consideration by a competent authority of any incorporating the same developmental principles for spatial application that impacts or may impact upon the use and planning. development of land; and SPLUMA requires municipalities to prepare an SDF with the following components:
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The performance of any function in terms of this Act or any Section 2(4) of the Local Government: Municipal Planning and other law regulating spatial planning and land use Performance Management Regulations provide that an SDF should: management. Give effect to the SPLUMA principles; In terms of SPLUMA the SDF should indicate the following: Set out objectives that reflect the desired spatial form Direction of growth; of the municipality; Major movement routes; Contain strategies and policies to achieve the Special development areas for targeted objectives and which should indicate desired management to redress past imbalances; patterns of land use; Conservation of both the built and natural Address the spatial reconstruction; environment; Provide strategic guidance regarding the location Areas in which particular types of land use should be and nature of development; encouraged; Set out basic guidelines for a land use management Discouraged land use; system in the municipality; Areas in which the intensity of land development Set out a capital investment framework for the could be either increased or reduced. municipality's development programs; Contain a strategic assessment of the environmental 2.5.7 LOCAL GOVERNMENT: MUNICIPAL PLANNING impact of the SDF; & PERFORMANCE MANAGEMENT Identify programs and projects for the development REGULATIONS of land within the municipality; Be aligned with the spatial development frameworks The Performance Management Regulations entail a framework that reflected in the integrated development plans of represents the specific processes that needs to be conducted by neighbouring municipalities; the municipality.
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Provide a plan of the desired spatial form of the Environmental , social and economic sustainable municipality, which should: development; indicate where public and private land development The protection of natural resource and the maintenance of and infrastructure investment should take place; natural systems; indicate desired or undesired utilisation of space in a The provision of access to resources and environmental particular area; management that puts people and their needs first. delineate an urban edge; identify areas for strategic intervention; and 2.5.9 NEW GROWTH PATH Indicate priority spending areas. The New Growth Path (NGP) 2010 aims to grow the economy by 7%, create 37000 jobs per annum and create 5 million additional 2.5.8 NATIONAL ENVIRONMENTAL MANAGEMENT jobs by 2020. The New Growth path is proposed to address the ACT, (ACT 107 OF 1998) economic downturn since 2008. The NGP economic development In terms of the provision of NEMA, the following directives are focus areas are as follows: relevant to development: Employment creation; Development must be socially, environmentally, and Cross-cutting development policy package for growth, economically sustainable. decent work and equity; Equal access to environmental resources, benefits, and Proposals for macro-economic policy, micro-economic services to meet basic human needs. policy, and social partners; Caution should be used when permission for new Resources required to support economic development; developments is granted. Incorporation of stakeholders in the economy through The key principles of NEMA that inform the SDF include the institutional arrangements. following:
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2.6 PROVINCIAL POLICY OBJECTIVES Resourcing the PDP; Distributed agency and shared agenda-setting;
2.6.1 EASTERN CAPE VISION 2030: PROVINCIAL Integrated coordination and efficiencies. DEVELOPMENT PLAN 2.6.2 EASTERN CAPE PROVINCIAL INDUSTRIAL The Eastern Cape long-term provincial development strategy is DEVELOPMENT STRATEGY 2010 based on focused goals, interventions and programmes that are aligned to the NDP and related policies and strategies. The Provincial Industrial Development Strategy provides a framework for plans and interventions designed to build the The provincial development goals are as follows: productive capability. PIDS is aimed at promoting economic growth and development through altering the structure and distribution of A growing, inclusive and equitable economy; industrial activity. The PIDS also aims to combat the economic An educated, empowered and innovative citizenry; crisis by setting out goals and objectives for saving jobs and A healthy population; avoiding deindustrialisation. Vibrant and equitably enabled communities; Capable, conscientious and accountable institutions. The principles that are in place to reinforce the PDP’s implementation are as follows: 2.7 LOCAL POLICY OBJECTIVES
Understanding of context; 2.7.1 NELSON MANDELA BAY IDP Social justice; Spatial equity and justice; The Nelson Mandela Bay IDP 2011-2016 the key development challenges for the municipality are as follows: Intergenerational equity;
People-centred development; Unemployment; Keeping the public good public; Inadequate access to basic services ;
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Crime prevention; Ensuring responsive, accountable and clean government Infrastructure, maintenance and service backlogs; that mitigates risks and ensures internal control efficiency Illegal dumping; and effectiveness. Lack of integration between the three spheres of government; Housing shortages; 2.7.2 URBAN NETWORK STRATEGY 2015
Lack of integrated and sustainable human settlements. The Urban Network Strategy Framework is a local government The strategic objectives of the municipality’s IDP are as follows: strategy. The strategy has identified six township clusters in the Nelson Mandela Bay which include the following: Resident communities in Nelson Mandela Bay have access
to basic services. 1. Uitenhage, Despatch, KwaNobuhle and Bloemendal Cluster; Developing and sustaining the spatial, natural and built 2. Mother-Wells Estate Cluster; environments. 3. Ibhayi-Bethelsdorp Cluster; Fostering a safe, secure and healthy environment for both 4. CBD Cluster; employees and communities. 5. Southern Areas Cluster and Positioning Nelson Mandela Bay as a destination of choice. 6. N2-Western Areas Cluster Accelerating service delivery. These areas are analysed in terms of social-economic attributes. Ensuring sound financial management and viability. The LSDF area is depicted as stated with the lowest income and Ensuring integrated service delivery amongst the three highest population and density for the municipal area. spheres of government and sharing knowledge amongst local authorities. The strategy identifies primary network links (rail and road) as well Entrenching a culture of public participation. as important business hubs in the metropolitan. The LSDF area includes one of the major transport arterials, Stanford Road.
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2.7.3 NELSON MANDELA BAY METROPOLITAN promote integration and provide for economic opportunities. MUNICIPAL SPATIAL DEVELOPMENT Community Units have been defined as the average distance a FRAMEWORK person can comfortably walk in a half an hour/2km radius.
The MSDF is enforced by Section 26(e) of the Municipal Systems The SCU planning has developmental principles that align with the Act (Act 32 of 200) which stipulates its importance in the IDP. The NDP. The goals and principles of importance for spatial planning in MSDF translates the IDP into a broad spatial guideline that is to be SCUs are: used as a tool in conjunction with the IDP to guide decision makers, Poverty eradication and the satisfaction of basic needs; investors and to support the context of the IDP. The framework Gender equality and equity; outlines the desired spatial development of the metropolitan, The environment highlights priority investment areas as well as additional basic Participation and democratic processes; guidelines for land use management systems. Local economic development; The three main focus areas of the MSDF are the following: Accessibility; Mixed-use development; Sustainability and the restructuring of the city Corridor Development; Implementation and Prioritisation Safety and security Incorporating Sector Plan Development Densification variation and flexibility;
Reducing urban sprawl SCU principles indicate the direction and priorities of the 2.7.4 NELSON MANDELA BAY SUSTAINABLE Bethelsdorp LSDF. COMMUNITY GUIDE 2007
The planning guide is an approach to improve and address the The Nelson Mandel Bay municipality has introduced Sustainable condition in Nelson Mandela Bay cities and town. The guide applies Community Units (SCUs) as an attempt to reduce spatial division, to urban spatial and structural planning by considering the
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economic, social and environmental factors that influence spatial Sustainable development ; growth. At the Sustainable Community Level the objectives concern Healthy environment; the community directly and have issues that are concrete and the Protecting the environment; guide’s key principles are sustainability and integration to address Legal compliance; the developmental challenges. The guide fills the gap between the Efficient use of natural resources; Spatial Development Framework and detailed plans therefore Holistic approach; promoting a sustainable and integrated physical and socio- Precautionary approach; economic structure. Polluter pays;
The sustainable community guide identifies a framework for the Public participation; direction of Bethelsdorp LSDF. Environmental awareness; Integrated planning and decision making;
Continuous improvement; Best practical environmental option. 2.7.5 INTEGRATED ENVIRONMENTAL POLICY FOR
THE NELSON MANDELA BAY MUNICIPALITY
The IEP embodies the Nelson Mandela Bay Municipality’s vision, 2.7.6 URBAN AGRICULTURE: COMMONAGE and adheres to practising and promoting sustainable development MANAGEMENT FRAMEWORK during its day to day execution of duties which impact the The Commonage Management Framework highlights that the environment. The IEP fulfils the national environmental Nelson Mandela Bay Municipality has demarcated commonage requirements through strategies and plans. The IEP provides a areas in the Uitenhage area for urban agriculture, and that there is strategic guide for plans and frameworks. need for policy to define commonages and to guide their inclusion The environmental key principles for the Nelson Mandela Bay in development initiatives, while also raising approaches to poverty Municipality are as follows: alleviation and job creation in Nelson Mandela Bay Municipality. It is
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within this framework that the drafting of the Urban Agriculture establishment of urban agriculture consultation forums and Policy was raised and prioritized. Some challenges facing the formation of strategic partnerships in support of urban agriculture municipality in terms of commonages were also raised and include initiatives. In addition, the policy suggests that part of municipal land but are not limited to water scarcity, lack of policies and guidelines should be set aside for such activities while ensuring that farmers as well as educational support and lack of information are leased some municipal land to carry out their farming. Issues of dissemination in this regard. use of water, livestock keeping and urban crop farming are also raised within the policy, and it is important to note that there is no
measures for urban crop farming within the municipality as The framework gives a broad perspective of commonages and stipulated by this policy. identifies two types as ‘Traditional and New Commonages’ while Lastly, the policy highlights the importance of aligning urban also raising the legal framework and institutional arrangements agriculture initiatives to existing strategies and programmes such thereof. The framework also raises the fact that the municipality as; economic and industrial development strategies, poverty owns commonage land for the purpose of urban agriculture, which alleviation strategies, urban renewal, sustainable human is where the Urban Agriculture Policy comes into play. settlements, sector and business support, skills development, local community economic development strategies, HIV/Aids campaigns, and youth development programmes. 2.7.7 URBAN AGRICULTURE POLICY 2.7.8 CONCLUSION This policy sets the tone and guiding principles for urban agriculture undertakings in Nelson Mandela Bay Municipality. According to this The legislative and policy directives play a vital role in guiding the policy, Nelson Mandela Bay Municipality supports urban agriculture direction and setting the tone of the Bethelsdorp LSDF. The and sees its importance in poverty alleviation and economic National policy provides an overview of the objectives that must be development. For this reason, the policy sets out guidelines on incorporated in the LDF while the Provincial legislation delivers fostering a sustainable form of urban agriculture through more guidance of the current situation in the LSDF area. The local
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objectives provide detail into where economic, social and The need to correct dysfunctional spatial patterns that have environmental priorities lie in the metropolitan. The alignment of all contributed to inequality, poverty and segregation; three spheres is imperative to sustain a cohesive and coherent Ensuring the conservation of the environment and LSDF. addressing issues of pollution to create sustainable, aesthetically pleasing neighbourhoods.
Urban sprawl needs to be reduced through brown field 2.8 DRAFT VISION STATEMENT development with the aim to create integrated communities with functional connectivity. The draft spatial vision presented herein reflects the characteristics The need to foster a sense of pride and involvement of the Bethelsdorp LSDF area and echoes the development amongst community members create through developing principles as discussed in the policy section of this document. The social amenities and accessible social services. proposed vision is also aligned to the Provincial as well as The need to create economic opportunities and promote Municipal goals and ideals. investment that can boost the local economy and reduce crime and poverty. 2.8.1 PROPOSED VISION The proposed spatial vision for the Bethelsdorp LSDF flowing from
The vision proposed discussed below is informed by key national, the objectives discussed above is as follows: provincial and municipal legislation that have a bearing on the “To build upon existing assets to create a vibrant LSDF study LSDF. The vision is desired to normalise existing spatial patterns. area that maximizes opportunities for its residents while being
The Bethelsdorp LSDF vision is based on these objectives: socially equitable and environmentally sustainable.”
Improving the quality of life through ensuring access to basic This vision is attainable by following the Spatial Development infrastructure, social amenities and employment Principles as follows: opportunities Optimise the use of existing resources;
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Address spatial patterns of Apartheid; Provide socio-economic systems that are embedded within, and dependent upon, eco-systems; Preserve culture and heritage; Encourage economic investment to reduce poverty and segregated communities.
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3. SPATIAL CHALLENGES AND OPPORTUNITIES
3.1 SITUATIONAL ANALYSIS METHODOLOGY
Data collection for the situational analysis consisted of 3 main aspects as stipulated below:
Desktop studies
Questionnaires
Land use survey
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3.1.1 DESKTOP STUDIES
Desktop studies entailed acquisition of secondary sources such as strategic documents, articles, etc. Information obtained through the desktop study included the following:
o National Policy and legislation; o Provincial level strategies ; o Municipal strategies; o Statistical data.
3.1.2 SITE ANALYSIS In addition to the above mentioned data collection methods, a site analysis process was also carried out in the study area. Please find the site analysis map attached. The main purpose of this analysis was to obtain the following information:
o Capture the land uses such as residential, commercial, special uses, educational, etc. o Verify the availability of infrastructure o Assess the type(s) of housing in the area; o Identify problem areas / hotspots o Get a general feeling of the way the communities live and interact
The Land Use Survey Map is attached in Annexure C.
3.1.3 QUESTIONNAIRES AND INTERVIEWS Questionnaires were issued to the relevant ward councillors in a bid to obtain more detailed first-hand information regarding the current situation in their different ward areas. In instances where the service providers were able to meet with the councillors the questionnaire was
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administered verbally. These questionnaires were also administrated via email, telephonically and fax to all ward councillor. Challenges that occurred during the process was a low response rate. The questionnaire template is attached in annexure D.
3.1.3.1 WARD OVERVIEW
A brief ward analysis has been constructed from desktop information and the questionnaires that were completed. This ward analysis provides a brief ward level overview of the relative wards within the LSDF study area. The situational analysis investigates in further detail about the sub places within the LSDF. The ward analysis findings are attached as Annexure B.
The table below indicates the sub places within each ward:
Ward Sub Place Ward 32 Salsonville, Cleary Park, Hillside, Salt Pan Ward 29 Bethelsdorp Sub Place, Booysen Park Ward 33 Govan Mbeki, Arcadia
Ward 30 KwaMagxaki Ward 34 Arcadia, West End
Ward 31 Windvogel Ward 35 Sanctor, West End
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Ward 36 Kwadwesi Ward 41 Booysen Park
Figure 3 Wards and Sub Places Ward 37 Bethelsdorp Sub Place, KwaDwesi, Arcadia
Ward 38 Bethelsdorp Sub Place, Booysen Park
The questionnaire template and the brief ward level analysis can be found attached as annexure B and D.
4. IDP INPUTS Booysen Park Sanctor
Arcadia Salsonville The Nelson Mandela Bay Municipal Integrated Development Plan 2011-2016 has noted activities that that will improve and better the Bethelsdorp LSDF area. Plans and priorities are divided into ward locations. Cleary Park Kwadwesi The LSDF area includes wards 29 – 38 and ward 41. These wards Kwamagxaki cover the following sub areas: Salt Lake Salt Pan Chatty
1
West End o Lack of integrated planning between the three Hillside spheres of government;
Govan Mbeki o Unfunded mandates; Windvogel o Lack of integrated and sustainable human
settlements.
4.1 CHALLENGES AS PER THE IDP 4.1.2 BETHELSDORP LSDF AREA CHALLENGES
o High poverty and 14% unemployment;
The following development challenges have been identified within o Lack of access to basic services especially in the NMBMM Integrated Development Plan: informal settlements; o Informal settlements are located in undesirable
areas; o High Crime (gangsterism); 4.1.1 MUNICIPAL CHALLENGES o Illegal dumping; o 36,6% unemployment; o Lack of youth development programmes o 44% of households access at least one social grant; o Minimal facilities for the aged;
o 3% of residents have no schooling; o Lack of police stations, clinics and dumping sites (NMBMM IDP 2011-2016, 2011). o Infrastructure, maintenance and service backlogs;
o Lack of socio-economic and racial integration; o Aging and poor infrastructure;
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4.2 PRIORITIES AS PER THE IDP o Building information, training and tourism centre; o Building senior centre; o Women and youth centres; o KwaMagxaki Local Economic Development Specific priorities have been identified in each of these wards and o Urban agriculture/food gardens include: o
Ward 29 Ward 31
o Tarring of gravel roads; o Multi-purpose centre with a library; o Upgrading sports fields; o Construction of mobile clinic; social housing; provision of o Beautification of the ward; housing for backyard dwellers. o Constructing sports centre and parks o Provision of primary school; Ward 32 o Renovation of old buildings; o Salt Lake o Waste drop off centre. o Construction of clinic, library, resource centre;
o Renovation of parks and playing fields; Ward 30 o Identify land for business and housing.
o Infrastructure development and upgrading o Salsonville/Clearly Estate/ Hillside o Flood plain and Chatty River canalization o Upgrade old age home; o Tarring gravel roads; o Construction of multi-purpose sports field; o Construction of 500 rental housing stock o Reposition of taxi rank. o Upgrade community halls; o Grading and fencing sports fields;
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Ward 33 o Rectification of houses in KwaDwesi Extension; o Provision of new playground equipment; o Provision of housing and eradication of bucket system; o Maintenance of informal fields/parks; o Repairs and maintenance of Salt Pan trench; o Provision of containers for vendors and urban refuse o Construction of community hall with library and satellite transfer recycling stations; police station; o Extension of intersection between KwaDwesi Police o Repair unoccupied vandalised buildings; Station and Ziyabuya Complex; o Provision of infrastructure to Kliprand informal settlement. o Upgrading KwaDwesi clinic; Ward 34 o Construction of police station. Ward 37 o Construction of community hall, library and clinic; o Upgrading Riemvasmaak Informal Settlement; o Erection of playground/parks; o Upgrading of all sports fields and roads. o Building of Senior Secondary School and primary school; Multi-purpose centre; o Skip bins at transfer station; Ward 35 o Upgrading sports fields; o Rectification poorly built RDP houses; o Provision of houses and vegetable garden; o Provision of water and electricity in informal settlements and o Upgrading of sport fields; Kleinskool; o Construction of pedestrian crossing; o Upgrade sports stadium; o Fencing Bethelsdorp cemetery; o Relocation of backyard dwellers; o Rectification of dilapidated houses in Bethelsdorp. o Development of Clinic, councillors office, resource centre Ward 36 and community centre;
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o Rectification of houses in flood areas (Ext. 31 and Ward 41 Kleinskool) o Beautification of the area. o Multi-purpose centre (Joe Slovo); Ward 38 o Tarring of roads; o Upgrading sports field (Chatty); o Traffic calming measures and circles; o Provision of houses for Westville informal settlements; o Rectification of houses in Bloemendal; o Develop taxi rank, bus stop and shelter, magistrate office o Relocation and provision of houses for people staying in and police station, clinics, schools, crèches or Early Endlovini informal settlement; Childhood development, fire station, Shopping complex o Upgrade play grounds; in Chatty; o Land provision for clinic; library and police station in George o Provide containers for selling fruit and vegetables; Botha VD; o Provide wheely bins; land for farming; o Land for vegetable gardens: o Upgrading of RDP houses in KwaDwesi extension; o Denson Street, Bloemendal; o Provision of sidewalks in Chatty and Joe Slovo; o Near Kroneberg Primary School; o Construction of skills development and youth centre, o Open Space in Bramble Street; sports ground and sports stadium, sports and art o On the vacant land in Endlovini once informal museum, old age homes, settlement has been cleared. o Upgrade roads, identify land for churches; o Upgrading sports fields o Provision for school transport. o Sidewalks in Bloemendal; o Greening of Zanemvula Houses. o Reform Bloemendal; o Upgrade existing roads; The following have been identified as the common priorities in all o Identify sites for churches wards:
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Repair and maintenance of roads, sidewalks and street o school transport and lights, informal fields and parks, cemeteries and storm water o church sites drains; Funding for the relocation of residents in informal housing; Introduction of vegetable gardens, traffic calming, foot Construction and electrification of clinics, houses, senior bridges, high mast lighting and multi-purpose centers; secondary school, primary school, bus stops, taxi ranks, fire Upgrading of sports fields, police station, clinics and old age station, police station, filling station and community centers homes; and Identification of land for business and housing; Beautification of parks, open spaces and playgrounds Cleaning and clearing bushes, canal, dumping sites and litter on vacant land; Rectifying dilapidated houses; Eliminating illegal dumping by fencing and rezoning vacant municipal land; Provision of the following: o new park equipment, o waste bins, o containers for vendors, o housing, o recycling stations, o clinics, o street names and numbering of houses, o farming land, o shopping complex,
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Figure 4 Spatial Development Framework 2015 (NMBMM Spatial Development Framework, 2015)
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The LSDF is to take into consideration all municipal IDP priorities to 5. MUNICIPAL OVERVIEW ensure alignment of projects. The map above derived from the 2015 Draft Nelson Mandela Spatial Development Framework depicts 5.1 BIODIVERSITY OVERVIEW important developmental proposals and opportunities earmarked for the LSDF area. Key aspects identified for the LSDF area include the following: The biodiversity of the Nelson Mandela Bay municipal area falls within the Cape Floristic Region and the Maputaland-Pondoland- o Protected area of Van Der Kemps Kloof as a Critical Albany Centre of Endemism. Both of these areas have Biodiversity Area which needs to be conserved and experienced severe transformation of natural habitat and continue protected; to face land use pressures, these areas are now accepted as global o Housing developments that will be taking place before 2020; biodiversity hotspots. Biodiversity hotspots are internationally o The indication of cemeteries, activity corridors along recognised as the richest and most threatened reservoirs of plant Stanford Road, Uitenhage road, Bethelsdorp Road, and animal life on earth. Bloemendal Arterial and Old Port Elizabeth Uitenhage Road; and Nelson Mandela Bay municipality is recognised as a 5 biome city o Built up areas and major development projects such as because 5 of the 7 South African Biomes are located in the Chatty and Jachtvlakte. municipality, namely: the Thicket, Grassland, Nama-Karoo, Fynbos
and Forest Biomes. The area also boasts a significant amount of
endemic species i.e. species that are only found in that area. Nelson Mandela Bay Municipality has urbanised 40% of its natural habitat and Bethelsdorp LSDF area falls into this urban bracket.
The NMBM has the most amounts of endangered species of all municipalities in the Eastern Cape.
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The municipal area has 2.4% that is identified as protected areas. Proposed formal protected areas are Van Der Kemps Kloof (778 ha), Chatty (1,161 ha) and Aloes (226 ha) Nature reserves. Most of the land in NMB is privately owned therefore it is challenging to implement protection and conservation for CBAs.
The Bethelsdorp LSDF area is categorised by high density, other natural areas, PA1 and 2, and Critical Biodiversity Area. The challenges that wetlands and CBAs experience are; littering; erosion because of over grazing; modification of wetlands and alien vegetation (Denise M Schael, Phumelele T Gama and Bridgitte L Melly, 2015).
Figure 5 Biomes of the Eastern Cape (Nelson Mandela Bay Metropolitan Municipality, 2010)
Critical Biodiversity Areas are critical for the conservation of biodiversity and eco-system functions. CBA categories are based on biodiversity characteristics and ecosystem threats.
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The below map indicates the Critical Biodiversity Areas (CBA) of The general recommendations for CBA areas in NMBM are as Nelson Mandela Bay Municipality. follows:
Vegetation cover and habitat should be maintained and no further loss should occur; Mimic or maintain ecological processes; Prioritise CBAs for land care projects; Prevent unauthorised development or degradation through neglect or ignorance. CBAs that are not formally protected should be zoned as Open Space 3; Rehabilitation programmes will be implemented on sites where CBAs have been disturbed or degraded; Within urban areas the Urban Open Space System legally protects CBA (Nelson Mandela Bay Metropolitan Municipality, 2010). Wetlands Water resources in South Africa are very limited. There are 1712 wetlands in NMBM. Only a few wetlands resources are being used
for water extraction for livestock and harvesting.
Figure 6 Critical Biodiversity Area (NMBMM, NMBM Draft Bioregional The NMBM is an arid and semi-arid region. NMBM has a wetland Plan, 2009) system that is temporary and ranges from seasonal to intermittent to episodic. Fauna and flora are endemic species that can adapt to
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the weather conditions in Nelson Mandela Bay Municipality. These 5.2 SOCIO-ECONOMIC OVERVIEW types of systems consequently have high biodiversity compared to permanent systems (Ephemeral Wetlands of the Nelson Mandela Bay Metropolitan Area: Classification, Biodiversity and Management In 2011, Nelson Mandela Bay Municipality had a population of Implications, 2015). 1,152,115 people. The population growth rate between 2001 and 2011 was 1.36% (NMBMM IDP 2011-2016). The following indicates potential priority conservation areas that have identified endangered species and vegetation within the There is an indication that there has been a reduction in poverty in Wetland: the municipality since 2005. The reduction in poverty is linked to the decrease in illiteracy for those above 20 years and the increase in The International Union for Conservation of Nature and people continuing school after the age of 15 (Statistics South Africa, Natural Resources (ICUN) has red listed threatened 2011) species (Crinum campanulatum)in the Hopewell Conservation Estate; Based on stats figures, a total of 290155 people within the Van Stadens Reserve and Parson’s Vlei have red listed municipality are economically active. The unemployment rate is at threatened species (Streptocephalus dendyi); 36.6% (NMBMM IDP 2011-2016). Theescombe needs increased protection and conservation because of the impact of pollution; Seaview seeps have a unique association with stromtolites which are the earths oldest fossils; Parsons Vlei has many pristine wetlands that should remain conserved; Redhouse needs a rehabilitation system because of land degradation and pollution.
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POPULATION % of Highest Educational Level 23500 Higher Education 23000 22500 Completed Secondary 22000 Some Secondary 21500 21000 Completed Primary 20500 Some Primary 20000 19500 No Schooling 19000 0 5 10 15 20 25 30 35 40 45 1990 1995 2000 2005 2010 2015 % of Highest Educational Level
Figure 7 Population of NMBM (Statistics South Africa, 2011) Figure 8 Highest level of Education (Statistics South Africa, 2011)
The population in NMBM has increased substantially therefore the The decreased illiteracy within the municipality indicates the need for infrastructure and public service provision is necessary. progress of educational institutions. The decreased illiteracy has increased the formal employment sector therefore contributing to The municipality has 90% no fee schools and have eliminated mud the overall economic growth. This decline needs to continue by schools which is evident in the decrease of illiteracy. There are developing more schools close to housing settlements and 1460 early childhood development centres across the province. As developing environments that are attractive and safe for students. well as 5500 schools connected to ICT (Nelson Mandela Bay IDP 2011-2016, 2011). The government has made nutrition programmes open to 1746477 learners as well as scholar transport systems (Nelson Mandela Bay IDP 2011-2016, 2011).
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Illiteracy: Aged 20+ Years Employment Status
6000 5475 5000
4000 4126 289969 290155 Employed 3000 Unemployed 2000 Discouraged Work Seeker 1615 Not Economically Active 1000 949
0 41859 1995 2000 2005 2010 167229
Figure 9 Illiteracy (Statistics South Africa, 2011)
Figure 10 Employment (Statistics South Africa, 2011) 68.5% of the population is of working age, there is only 6% of the The developing formal economic sector has contributed to the population that is above 65 and 25.5% under the age of 15. This household income although there are a substantial number of indicates majority of the population are able to work are in the youth people that are not receiving an income. The small percentage of bracket. The youth unemployment rate is 47.3%. Majority of the those discouraged to work indicates the vast opportunities. 30.5% that obtain a matric certificate as their highest qualification, experience hardship trying to find a job because of the lack of trained skill in a specific field. There is only 12% of youth that succeed in higher education which stresses the need to find alternative educational solutions. The above graph indicates that there are more employed people than unemployed in Nelson
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Mandela Bay Metropolitan. There is a small group of individuals that mostly residing in informal settlements, poor housing settlements are discouraged to seek work. and RDP houses (Statistics South Africa, 2011).
Average Household Income Household Goods 100 R153,801 - R307,600 80 R76,401 - R153,800 60 R38,201 - R76,4000 40 20 R19,601 - R38,200 0 R9,601 - R19,600 R4,801 - R9,600 R1 - R4,800 None income
0 5 10 15 20 Yes No
Percentage
Figure 12 Household Goods (Statistics South Africa, 2011) Figure 11 Average Household Income (Statistics South Africa, 2011) The above graph indicates the household goods that people own. Many people have the basics such as a refrigerator, a stove and cell phone. The graph indicates that many people do not own The above graph indicates that the average household income in computers and motor cars this can be the result of the low Nelson Mandela Bay Metropolitan is R19601-R38200. There is a household income in the municipality. high percentage of people that do not receive an income which is indicated in the previous graph in terms of unemployment. Many of the households are not receiving an income; these people are
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6. REGIONAL CONTEXT OF BETHELSDORP Percentage of people who have access to internet
From Home 11% The Bethelsdorp LSDF area is neighboured by; Helenvale,
From Cellphone Gelvandale, Algoa Park and Ibhayi. Gelvandale is located 4kms 14% from the study area and houses the Gelvandale multi-use stadium which was used as a training centre during the FIFA Soccer World From Work No Access 5% Cup. The area is majority single residential development. 65% From Elsewhere 5% Helenvale neighbourhood has access points on Stanford Road, Godetia Drive and Gail Road. The Matrix multi-purpose community
centre is located in this neighbourhood and offers facilities such as;
Figure 13 Access to Internet (Statistics South Africa, 2011) housing counselling facilities, a community hall and a public park The above graph indicates the percentage of people that have (Helenvale Multi-Purpose Community Centre, 2014, 2014). Algoa access to internet in the Nelson Mandela Bay Metropolitan. Many Park’s major access points are Uitenhage Road and Bethelsdorp people do not have access to internet which can be a contributing Road. Algoa Park has a low to medium housing typology. The area factor to those that do not have employment. Internet is a growing is majority residential and there is industrial activity opposite resource that serves as a gateway for opportunities in the form of Uitenhage Road in New Brighton. The major towns surrounding the information. This vital resource opens channels to employment, Bethelsdorp LSDF area are Uitenhage, Ibhayi, Despatch and education and innovation. The large amount of people that do not KwaNobuhle. There are new developments such as Jachvlakte have access and the small percentage that receive internet from Precinct that links the study area, Uitenhage and KwaNobuhle places that do not include work, home or their cell phones indicates (NMBMM, Jachtvlakte Sustainable Human Settlements the gap in ICT within the municipality. Development, 2014).
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Jacht Vlakte development has proposed setting aside 187.6ha of 6.1.1 REGIONAL INFLUENCE land for industrial activity. This will impact the LSDF areas The regional influences on the Bethelsdorp LSDF area influence the economic development. The industrial area is neighbouring the flow of movement and activity flowing in and out of the LSDF area. LSDF area is neighbouring the proposed Jachtvlakte develop which This will impact and influence economic and social activities. The provides industrial opportunity for the LSDF area. The logistics park hierarchy of nodes form a network of activity that link the LSDF provides opportunity for integration between areas therefore area. The nodes identified as pulling factors to the LSDF area are growing the economic growth. the following:
The archaeological features identified in the Jachtvlakte Precinct Influential Characteristics Spatial Influence can link and support the development of the tourism opportunities in Nodes the LSDF area. Port Major CBD of Linkage between Port Elizabeth Nelson Mandel Bay Elizabeth Port and CBD Metropolitan Uitenhage’s industrial Hub Baywest/ N2 Special Secondary Hub is anchored by the Baywest
Movement link for potential job Mall. The node is expanding to include mixed use and residential Potential for job opportunity development. The intensification is intended to render 10000 opportunities All movement networks lead to permanent job opportunities and 8200 residential opportunities the CBD across all income markets. Other developments such as Kuyga Uitenhage Uitenhage Link with industrial node CBD Automotive Hub interventions extension, Westbrook and Parsonsvlei is intended to have mixed use developments. The direct North South road linkage between Industrial Node Link tourism opportunities from the “garden town” Bay West/N2 Node and Chatty enhances accessibility to job Commercial Zone opportunities for the northern townships of the metro. Despatch Commercial Zone Rail network
Linkage to Uitenhage Njoli Centre Urban Hub Transport interchange that can Integrated Zone Link to Stanford Road
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Development of Stanford Road into an activity corridor and Tourism linkage to Njoli emerging corridor to Uitenhage; Square Commercial Activity Urban Hub of Chatty/Jachtvlakte; Chatty Residential Developed as a node that can Jachvlakte development bring economic opportunities Priority housing projects located in Chatty; and development to the LSDF area Proposed future rail. Commercial Activity
Integrated Zone
Potential Urban Hub
6.1.2 PIPELINE PROJECTS
The Bethelsdorp LSDF area is not a significant economical contributor to Nelson Mandela Bay but is significant in terms of the areas location and the possibilities for tourism and development.
The following are projects that are in the pipeline that spatially influence the LSDF area:
Construct Bloemendal Arterial Extend Stanford Road Construction of additional lane for Integrated Rapid Transit Network on Stanford Road
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The map below illustrates the regional context of the Bethelsdorp LSDF area.
Figure 14 Regional Influence
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The map indicates the major nodes that surround Bethelsdorp LSDF area and the opportunities that can be unlocked in close proximity. There are plans to extend the Stanford Road past Jachtvlakte township establishment and connecting the route to the R324 on route to Uitenhage (NMBMM, Jachtvlakte Sustainable Settlement Plan, 2014). The Old PE road connects the CBD to Despatch.
Figure 15 Figure 23 Urban Nodes (Nelson Mandela Bay Metropolitan Urban Network Strategy, 2014)
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Figure 16 Locality Map of Bethelsdorp LSDF Area (Mashalaba&Associates, Bethelsdorp LSDF, 2015)
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Despatch is a small historical town that flourished in the brick improvements, enterprise developments and spatial economic industry because of the rich clay soil. Affordable housing linkages between Uitenhage and Despatch. There is a strong focus settlements were developed in this area and people have been on job creation, skills development, education improvement, SMME relocated to Despatch from undesirable areas. sector development and the general socio-economic improvement of the Uitenhage and Despatch Communities. The LSDF area is Uitenhage is an old town. The area has buildings from the 1800s approximately 13 km’s from Despatch and 22km from Uitenhage that are still in their original form. Uitenhage is known for being an (NMBM, 2012/13). The LSDFs close proximity to the UDDI makes it industrial area because of the Goodyear factories and Volkswagen possible for movement and integration between the three areas for factory which is the biggest car factory in Africa. There is an employment, skills development and education. automotive supplier park and Alexander Park Industrial. These manufacturers are clustered in the same location therefore creating an automotive cluster. Uitenhage’s industrial area extends to Transnet Rail Engineering and has a manufacturing facility which has been identified as Transnet’s main export manufacturing facility. The CBD and Uitenhage in general have been revitalised and upgraded.
The CBD upgrade was focused on the historic Uitenhage Market Square which is located in the heart of Uitenhage. Nelson Mandela Bay Municipality has implemented the Uitenhage - Despatch Development Initiative (UDDI) which is a facilitation body to promote sustainable development within Uitenhage and Despatch. The UDDI’s goal is to stimulate special and economic sector development. The three strategic focuses of this initiative is; town
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7. BETHELSDORP LSDF STATUS QUO
7.1 BIOPHYSICAL ANALYSIS
7.1.1 VEGETATION
The map on Figure 17 indicates the vegetation within the Bethelsdorp LSDF area. The vegetation in the region is predominately Sundays Thicket with a small percentage in the protected area being thicket as well as a salt pan and water sources.
Groot Thicket occurs on moderate to steep slopes usually fairly steep and dense. Many parts have been destroyed because of over grazing and poor management (NMBMM, NMBM Draft Bioregional Plan 2009, 2009).
Figure 17 Vegetation Map (Author, 2015)
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7.1.2 ENDEMISM
The map in Figure 18 here within indicates the state of ecology in the Bethelsdorp LSDF area. The Bethelsdorp LSDF area contains Albany Centre and Cape Floristic species that are unique to this geographic location (Nelson Mandela Bay Metropolitan Municipality, 2010).
Figure 18 Endemism Map (Author, 2015)
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7.1.3 GROUND WATER RECHARGE
Ground water recharge is the process of water moving downwards from the surface to groundwater. The Bethelsdorp LSDF area has a high ground water recharge in the west of Bethelsdorp and a range of 25-95 in the majority of the area (Lourens P. J., 2013).
Figure 19 Water Recharge (Author, 2015)
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7.1.4 GEOLOGY
The LSDF area’s geology comprises of the Pre- Uitenhage group of rock (NMBMM, NMBM Draft Bioregional Plan 2009, 2009). The Uitenhage geology group can be divided into three formations; Mossel Bay Basin Riversdale Basin and Algoa Basin. The Algoa Basin overlays the Uitenhage group of rock and has six formations which include; Schelm Hoek, Nahoon; Salnova; Nanaga; Alexandria and Bathurst formations. The Uitenhage group is a conglomerate of silty sandstone and dark shales of siltstone (Lourens P. J., 2013). The geological materials within the Uitenhage group are; sodium, magnesium, chloride, total alkalinity, sulphate and fluoride. The geology is of poor quality for groundwater because the minerals exceed the maximum allowable limits (Lourens P. , 2013).
Figure 20 Geology of LSDF area (Author, 2015)
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sensitivity areas are; the riverine corridors, the wetlands and the 7.1.5 PROTECTED AREAS fynbos areas adjacent to Hopewell Conservation area. Areas with The Bethelsdorp Bontveld is a mosaic of subtropical thicket, lower sensitivity are the old unrehabilitated mines and the area grassland and fynbos species. This vegetation type is rich in around Bloemendale where over grazing and illegal dumping takes species, many of which are rare and endangered. The ecosystem place (Nelson Mandela Bay Metropolitan Municipality, 2008). protection level within the municipality totals 10,550 ha but only 2% Van Der Kemps Kloof has been evaluated as a heritage sensitive of land receives strong legal protection, the remaining protection resource. Heritage sensitivity identifies the vulnerability to areas such as Bethelsdorp LSDF area has weak legal protection, disturbances of the site in terms of vulnerability to: vandalism or under private ownership and may not be managed for biodiversity theft, inapropriate development or lack of management and conservation purposes (NMBMM, Nelson Mandela Bay Bioregional developmental actions on the site with no permit approval from the Plan). South African Heritage Resources Agency.
7.1.5.1 VAN DER KEMPS KLOOF In 2012, the Nelson Mandela Bay’s Public Health Directorate had Nelson Mandela Metropolitan Open Space System (NMMOS) has declared that Van der Kemps Kloof should be declared a nature identified Van Der Kemps Kloof as a priority area for biodiversity reserve in terms of the National Environmental Management: conservation. Protected Areas Act. The Van Der Kemps Kloof has potential to be part of the corridor that links Hopewell Nature Reserve, the greater In 2009, in the Nelson Mandela Bay Environmental Management Baviaanskloof Wilderness Area and Groendal Wilderness area Framework (EMF), Van der Kemps Kloof was noted at a value 6 therefore bringing a World Heritage Site to the Nelson Mandela Bay (on a rank between 1 to 10) for visual value. Visual Value was Metropolitan. This link would effect six municipalities and totalling 3 examined on aesthetic perception which looks into seven major 000 square metres. From this the Van Der Kemps Kloof Project was categories of visual features such as: valleys, seascapes, rivers, initiated and includes the Chatty Gorge east of Stanford Road, mountains, coastal forest, escarpments, cliffs and hills. The highest extends beyond Booysen Park and up to the Hopewell
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Conservation Area (Nelson Mandela Bay Metropolitan Municipality, 2010).
Tourism Opportunity
Van der Kemps Kloof is linked to a smalll historical village which is the main entrance to the reserve. The small village is currently run down and the full tourism potential is not being unlocked. There have been investigations into the possible redevelopment of the area such as ”Bethelsdorp Village” but nothing has materialised because of financial constraints. The Bethelsdorp Village Framework Plan was comissioned by the Bethelsdorp Development Figure 21 Van Der Kemps Kloof (Mashalaba&Associates, Van Der Trust (BDT) (The Matrix cc, 2006). Kemps Kloof, 2015)
The current challenges within Van der Kemps Kloof
The area is currently being misused for illegal dumping, grazing, hunting, erection of settlement structures, industrial development and harvesting of medical plants. The area has a lack of recreational facilities and services. The unsafe perception of Bloemendale/ Bethelsdorp negatively affects the nature reserve.
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The Chatty side of Van der Kemps Kloof/Chatty gives the Conservation Development Framework and Economic perception of a crime ridden area that does not excite small Viability Assessment, 2011). groups to explore alone. There is limited transport access in the area therefore the The current opportunities in the area are as follows: distance of Van der Kemps Kloof becomes an issue for visitors. The area has potential for long term ecological services, The lack of connectivity to the area makes Van der Kemps amenities, recreational and tourism opportunity. Kloof isolated from activity. Potential to create complementing tourism facilities; The current entrance of Van der Kemps Kloof has not The area has potential to incorporate Chatty; Hopewell as a stimulated tourists to visist the conservation area. unified nature conservation reserve; Illegal dumping, grazing, mining, poaching of plants, Van der Kemps Kloof can also be used for fire managent quarrying and quad biking has worsened the natural because of the large size and can provide a home for characteristics of the area. critically endangered vegetation and species; and The frequency of veld fires and the spread of invasive alien Suggestion of allocating a portion of Van der Kemps Kloof plants has the potential to lead to detrimental erosion. for agriculture has been another project in the works Undeveloped natural land is perceived as harsh and (NMBMM, Upper Chatty River Valley Conservation exposed. Development Framework and Economic Viability The area has dumping challenges such as building rubble, Assessment, 2011). domestic refuse and medical waste. Van Der Kemps Kloof is unable to entise toursts as a standalone entity. Van Der Kemps Kloof would have to be added on to current tourism activities that occur in the surrounding areas (NMBMM, Upper Chatty River Valley
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7.3 BIOPHYSICAL OPPORTUNITIES
The following biophysical opportunities were identified:
Unique vegetation and ecosystems offer opportunities for tourism; Protected areas and CBA’s present an opportunity for
tourism and education to be integrated through research and exploration of Van Der Kemps Kloof (Nelson Mandela Figure 22 Van Der Kemps Kloof (Mashalaba&Associates, Van Der Bay Metropolitan Municipality, 2008). Kemps Kloof, 2015)
7.2 BIOPHYSICAL CHALLENGES
The following biophysical challenges were identified:
The windy climate affects the vegetation cover of
unmaintained open spaces;
Loss of unique vegetation in unmaintained open spaces as
a result of unsuitable practices such as grazing on the land.
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7.4 SOCIO-ECONOMIC ANALYSIS 7.4.2 AGE DISTRIBUTION
7.4.1 DEMOGRAPHICS AGE DISTRIBUTION 70000 64417 POPULATION 60000 57883 60000 54516
50000 50000 44540 40000 36494 40000 30000 22775 20117 17844 30520 20000 14519 14637 30000 7445 5973 10000 3217 4308 3561 3495 672 0 20000 10315 10000 1720 163 0 0 ≤ 15 16 ≤ 30 31 ≤ 45 46 ≤ 60 61 ≤ 75 76 ≤ 90 91 ≤ 105
Figure 23 Population (Statistics South Africa, 2011) Figure 24 Age Distribution (Statistics South Africa, 2011) The total population within the LSDF area is 209573. Booysen Park has a high population with 54516 people and Cleary Park has 672 Majority of the population in the Bethelsdorp LSDF area falls within people with the lowest population. the 16 to 45 age bracket. The age distribution indicates that there is a low number of the population falling in the 76 to 105 age bracket. This indicates that Bethelsdorp has a high proportion of working age residents who need access to opportunities.
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7.4.3 POPULATION GROUPS Bethelsdorp Sub Place, Salt Pan, Salt Lake, Windvogel, Salsonville and West End. Population Group 7.4.4 LANGUAGE 120,0 The main languages spoken in the Bethelsdorp LSDF area are 100,0 0,1 7,3 0,9 Afrikaans and isiXhosa. The graph above indicates the different
80,0 ethnic and language groups. Booysen Park has an even distribution 46,1 38,5 between Afrikaans and isiXhosa speaking people. Areas such as 60,0 89,6 86,1 87,8 99,8 90,7 96,0 82,0 89,7 96,5 92,2 98,6 92,1 KwaDwesi, KwaMagxaki and Govan Mbeki consist mainly of Xhosa 40,0 speaking community. Bethelsdorp SP, Arcadia, Windvogel, Hillside 52,5 59,9 20,0 and West End are Afrikaans speaking areas 9,3 12,5 10,3 10,2 0,0 6,3 3,0 2,4 6,0 1,9
BLACK_AFRICAN COLOURED INDIAN_OR_ASIAN WHITE OTHER
Figure 25 Population Group (Statistics South Africa, 2011) The Bethelsdorp LSDF area population groups include; Black Africa, Coloured, Indian, White and Other. The population that is most dominant in the area is Coloured. Black African population group is predominant in Booysen Park, KwaDwesi, KwaMagxaki and Cleary Park. The Coloured population group is predominant in
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7.4.5 GENDER Language 100,0 88,3 90,0 82,6 82,9 Gender 78,0 77,3 80,0 Windvogel 70,0 59,5 Salt Lake 60,0 52,6 Hillside 50,0 44,9 42,8 42,5 Cleary Park 40,0 34,7 Salsonville 30,0 Sanctor 20,0 8,5 West End 10,0 0,8 1,6 Salt Pan 0,0 Govan Mbeki Arcadia Bethelsdorp SP Booysen Park AFRIKAANS ENGLISH ISIXHOSA KwaMagxaki KwaDwesi 0 5000 10000 15000 20000 25000 30000 Figure 26 Language (Statistics South Africa, 2011) FEMALE MALE
Figure 27 Gender (Statistics South Africa, 2011)
The gender distribution graph indicates that there are predominantly females in the study area. Kwadwesi, Arcadia and Booysen Park have significantly more females than males.
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7.4.6 HEAD OF HOUSEHOLDS 7.4.7 HIGHEST EDUCATION LEVEL
Head of Households Highest Educational Level 10000 40000 8000 35000 30000 6000 25000 4000 20000 2000 15000 10000 0 5000 0 No. of people
Male Female
Figure 28 Head of Households (Statistics South Africa, 2011) The above graph indicates the head of households in the Bethelsdorp LSDF area. Males are generally the head of Figure 29 Highest Education Level (Statistics South Africa, 2011) households across the LSDF area. In Govan Mbeki there is an Majority of people in the LSDF area have a Grade 12 certificate. equal distribution between female and male as the head of the There is a large disparity between the number who finish their high household. schooling and those who continue onto further education. KwaMagxaki has the highest number of people with Degree Qualification in the LSDF area but the amount is still very low. The gap in further education needs to be addressed and potential measures include FET colleges.
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7.4.8 EMPLOYMENT STATUS The employment status in the suburbs varies within the LSDF area. Booysen Park and Bethelsdorp have a higher employment rate than Employment Status the other areas in the LSDF area.
EMPLOYED The gap in further education needs to be addressed and potential
23% UNEMPLOYED measures include FET colleges. 33% DISCOURAGED WORK SEEKER 14% NOT ECONOMICALLY ACTIVE 26% 4% NOT APPLICABLE
Figure 30 Employment Status (Statistics South Africa, 2011) The employment status in the Bethelsdorp LSDF area indicates that there are more people employed than unemployed. There is a large percentage of “not economically active” category. This category includes full-time students, full-time homemakers, those who are retired, and those who are unable to work.
From the graph only 4% of the population are discouraged to work and 14% are unemployed. There are 26% of people that are not economically active which effects the economic growth of the area.
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7.4.9 AVERAGE HOUSEHOLD INCOME Employment Status per Sub Place 60 NO_INCOME 126 4 48 122 50 65 71
315 0 174 6 4 1065 2 896 3 5 40 2 2 5 4 3 5 3 7 749 10 6 1 7 8 14 922 30 12 16 13 3370 17 16 11 11 16 1184 20 42 36
31 30 31 Percentage Percentage of Employment 25 24 24 23 10 20 23 23 17 20
KwaDwesi KwaMagxaki Booysen Park Bethelsdorp SP 0 Arcadia Govan Mbeki Salt Pan West End Sanctor Salsonville Cleary Park Hillside Salt Lake Windvogel
Sub Places
EMPLOYED UNEMPLOYED DISCOURAGED WORK SEEKER Figure 32 No Income (Statistics South Africa, 2011) The average household income in the Bethelsdorp LSDF area indicates that there is significant poverty within the area. The pie Figure 31 Employment Status (Statistics South Africa, 2011) chart indicates households that do not receive an income. Booysen
Park has a significantly high unemployment rate compared to the
rest of the LSDF area Booysen Park has 3370 people with no income, this is reflected in the large informal settlement within this
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area. Facilities and opportunities are very limited within Booysen Park suburb. Booysen Park includes the new development of Chatty. Chatty consists mainly of government subsidised housing. Bethelsdorp Sub Place and Booysen Park account for almost half of households not receiving income in the study area. Hillside has the least number of households with no annual household income.
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7.4.10 ANNUAL HOUSEHOLD INCOME R9601 R1960 R3820 R76401 R15380 R30760 R614001 R122880 R1 - R4801 - 1- 1- - 1- 1- - 1- R245760 NO_INCOM R480 - R1960 R3820 R7640 R15380 R30760 R61440 R122880 R245760 1 OR SP Name E 0 R9600 0 0 0 0 0 0 0 0 MORE KwaDwesi 1065 318 445 929 869 690 800 648 207 26 20 11 KwaMagxa ki 174 15 29 128 107 199 430 583 284 41 6 7 Booysen Park 3370 1339 1712 3040 3200 1775 739 415 128 21 11 6 Bethelsdorp SP 1184 300 468 1225 1517 1298 1114 858 401 63 11 16 Arcadia 922 280 381 619 984 816 680 370 111 14 6 4 Govan Mbeki 749 256 371 873 830 448 139 42 26 1 3 1 Salt Pan 896 384 538 1033 1101 583 164 50 20 2 9 3 West End 315 109 157 449 578 619 520 290 96 17 9 0 Sanctor 65 6 19 105 115 152 152 130 52 4 1 0 Salsonville 126 5 7 130 173 160 198 196 85 18 2 1 Cleary Park 4 0 3 4 6 17 28 35 47 7 2 1 Hillside 48 3 8 40 63 115 186 234 182 36 1 0 Salt Lake 122 36 56 203 238 232 184 95 28 1 2 2 Windvogel 71 19 30 118 132 170 122 44 11 1 1 0
Figure 33 Annual Household Income (Statistics South Africa, 2011) The household income indicates the annual amount of income each household receives. The graph indicates that Booysen Park has the highest unemployment rate compared to the other suburbs in the LSDF area. The annual household income in Bethelsdorp SP ranges between
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R9601- R153800. Although Bethelsdorp SP has the second highest area with no income it also has the most households with the highest income.
7.4.11 ANNUAL INDIVIDUAL MONTHLY INCOME IN 47% of the working age population of the LSDF area do not receive THE LSDF AREA a monthly income. This shows that there is a large population in the area that are living in poverty. 15% of the people that do have an Average Individual Monthly Income average monthly income receive R1-R400 which is below minimum 14957 wage. The amount of individuals earning high monthly salaries is 78 83 2262 51 3889 628 very low. 6989 9249
12144 99001
22641
6099 31500
NO INCOME R1-R400 R401-R800 R801-R1600 R1601-R3200 R3201-R6400 R6401-R12800 R12801-R25600 R25601-R51200 R51201-R102400 R102401-R204800 R204801 OR MORE UNSPECIFIED NOT APPLICABLE
Figure 34 Average Individual Monthly Income (Statistics South Africa, 2011)
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7.4.12 INDIVIDUAL MONTHLY INCOME IN THE SUB PLACES
NO R1- R401- R801- R1601- R3201- R6401- R12801- R25601- R51201- R102401- R204801 SP Name INCOME R400 R800 R1600 R3200 R6400 R12800 R25600 R51200 R102400 R204800 OR MORE UNSPECIFIED KwaDwesi 10159 2730 503 1737 1079 906 1134 602 76 16 19 11 1144 KwaMagxaki 3649 221 77 409 237 518 829 731 100 16 1 6 651 Booysen Park 26332 9714 2397 5830 3218 1635 774 289 61 8 10 5 4185 Bethelsdorp SP 17963 4457 831 4003 2053 1989 1545 852 148 9 18 16 2609 Arcadia 11434 3523 390 1893 1682 1120 686 275 38 3 4 6 1541 Govan Mbeki 6687 3036 551 1915 668 289 89 36 21 1 3 1 1222 Salt Pan 6993 4256 692 2161 1002 325 99 37 21 0 9 3 624 West End 6951 1790 284 1866 950 907 493 240 35 2 8 0 965 Sanctor 1303 193 52 521 191 282 240 91 15 2 1 0 327 Salsonville 1532 144 62 674 257 330 344 195 28 3 4 0 702 Cleary Park 269 6 10 26 25 49 75 84 13 6 0 1 18 Hillside 1533 90 58 256 154 316 403 372 65 10 1 0 170 Salt Lake 2698 827 115 869 395 358 197 55 2 2 4 2 447 Windvogel 1498 513 77 481 233 225 81 30 5 0 1 0 352
Figure 35 Individual Monthly Income (Statistics South Africa, 2011)
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26337 people within Booysen Park do not receive an income monthly. This indicates that many people within Booysen Park are living in poverty. The average amount of monthly income of the people living in the Bethelsdorp LSDF area are earning R1-R400
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7.4.13 Social Amenities
Figure 36 Social Amenities and Open Spaces (Author, 2015)
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Social amenities include health facilities, community centers, police stations, fire departments, libraries and recreational areas. The Bethelsdorp LSDF area’s social amenities have been observed to either not be in the SCU designated measurement or/and are vandalized and unmaintained. There are a lack of health facilities, police stations and libraries in the LSDF area.
Recreational spaces in the study area are mostly fenced off, vandalized, or not utilized. Sports grounds are fenced off and not accessible.
Figure 37 Fenced off park to prevent crime in KwaMagxaki (Mashalaba&Associates, Bethelsdorp LSDF, 2015)
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The Bethelsdorp LSDF area does not follow the minimum regulations of the Guidelines for Human Settlement Planning and Design, 2005 and the CSIR Guidelines for the Provision of Facilities in South Africa, 2012. The CSIR Guidelines, 2012 is indicated in the first table. The first table investigates the required facility for the overall population in the LSDF area.
The CSIR Guidelines for the Provision of Social Facilities in South Africa, 2012 identifies the following:
Social Facilities Population Threshold Average No. of facilities Access Distance Minimum Site Size (ha) Range (people) needed in LSDF Area according to population (facilities)
Community Health Centre 60 000- 140 000 2 90% of population served 1,5 within 5km
Primary Health Clinic 40 000 5 90% of population served 0,5 within 5km
Fire Station 100 000 2 10-13 minutes response 0,3—1,2 time
Police Station 60 000 -100 000 2 8km 0.1-1
Library 5 000 – 70 000 3 8 – 10km 0.03
Home Affairs Office 20 000 - 80 000 2 >15 0.02
Community hall 10 000 -60 0000 5 15km 0.2-0.5
Post Office 10 000 -20 000 13 5 -10km 0.01 office space/ 0.03 land
Crematorium 200 000+ 1 30km
Worship Centre 3000 - 6000 46 2 km 0.15 -1ha
Secondary School 12 500 16 5km 4.8 <
Primary School 7 000 29 5km 2.8 <
The second table divided the LSDF area into 4 sections which complies with the SCU 2km radius for implementing services. The information collected from the Land Uses Observed is applied to the amenities currently located in the different sections. The Guidelines for Human Settlements and Design has identified specific guidelines but because of land restraints not all guided suggestions can be implemented. The second table is based on the regulations stated in the (CSIR Building and Construction Technology, 2005). Proposals and strategy interventions needs to consider the scale of the LSDF area to implement the necessary facilities that are needed by the community.
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Division Name Sub places Population Schools Health Facilities Library Community hall Post office Police Fire station (Mobile clinic/Clinic)
Required Currently Required Currently Required Currently Required Currently Required Currently Required Currently Required Currently A Bethelsdorp SP 36494 7 8 10 2 3 1 2 2 3 0 3 1 1 0
B Booysens Park 54516 16 4 14 1 5 1 3 2 5 0 5 0 1 0
C Kwadwesi 27562 10 5 3 2 2 2 2 1 2 1 2 1 0 0 KwaMagxaki
D Arcadia 37291 11 3 10 2 3 2 2 2 3 1 3 0 1 1 Govan Mbeki
E Sanctor 35863 11 15 8 2 3 2 2 2 3 0 3 0 1 0 West End Salsonville Cleary Park Salt Lake Hillside Windvogel
The below map illustrated the SCU units that should be considered when designating land parcels that will ensure the necessary social amenities are included in the LSDF area.
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Figure 38 SCU Zones
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serious crimes; subcategories forming part of aggravated robbery 7.4.14 CRIME and other crimes categories.
Year 2010 2011 2012 2013 2014 Total 7118 7208 7187 7256 7654 no. of crimes
Table 1 Total number of crime incidents in LSDF Area (Security Service Consultants, 2014) Drug related crimes, driving under the influence of drugs or alcohol and unlawful possession of fire arms had increased in 2014.
Total No. of Crimes in Crime LSDF Area Year 2013 Year 2014 Figure 39 Crime across NMBMM (Security Service Consultants, Unlawful possession of firearm 21 25 2014) and ammunition The image above indicates that the Bethelsdorp LSDF area falls in Driving under the influence of 152 181 drugs or alcohol a red zone which symbolises a high crime rate areas. Drug related crime 63 112
The crime rate in the Bethelsdorp LSDF area has increased since Table 2 Crimes heavily dependent on police action for detention (Security Service Consultants, 2014) 2010. The table below indicates the amount of crime incidents each The table below indicates that the LSDF area has the highest year. The categories that are identified by Crime Stats SA are: amount of crime incidents in the Nelson Mandela Metro. The most contact crimes (crimes against a person; property-related crimes; common crime cases in the LSDF area is burglary at residential crimes heavily dependent on police action for detection; other premises.
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Area within Nelson Mandela Total Number of Crimes Metropolitan Municipality in 2014 LSDF Area 7645 Mount Road 7247 Humewood 5854 Gelvandale 5230 New Brighton 4781 Walmer 4555 Kabega Park 3832 Uitenhage 3313 KwaNobuhle 3009 Algoa Park 3005 Swartkops 2275 Despatch 1246 Total 52001 Figure 40 Dilapidated building in Bethelsdorp SP (Mashalaba&Associates, Bethelsdorp LSDF, 2015) Table 3 Total number of crimes in Nelson Mandela Metropolitan (Security Service Consultants, 2014) The above dilapidated building was located in a low lying area and Gangs have consumed the youth in the LSDF area and are was flooded. These buildings can be reused for alternative activities contributing to the violence. Dilapidated and vacant buildings create that will not be dangerous to human life nor foster crime. an unsafe shelter for drug use and criminal activities. There is an evident need for more police stations, police visibility and programs 7.5 SOCIO-ECONOMIC CHALLENGES for the recovery of addicts. Community activities such as neighbourhood watch and eyes on the street can make a substantial change to the crime problem within the area. Socio-economic challenges that were identified included the following:
Lack of basic services;
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Lack of amenities and facilities; Development of youth development centers; Unemployment; Potential to propose better public transport systems to High crime rate; extend the economic opportunity of those residing in the Racial segregation; LSDF study area; Distorted spatial patterns; Infill development on old unused sites. Growing poverty; Poor living quality; Segregation in terms of income levels.
7.6 SOCIO-ECONOMIC OPPORTUNITIES
Socio-economic opportunities that were identified included the following:
Potential for development of small nodes to accommodate business activity; Potential for facilities such as internet cafes and FET colleges; Many residential businesses and informal activity areas;
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7.7 ECONOMIC OPPORTUNITIES
7.7.1 IDENTIFIED BUSINESS ACTIVITIES AND OPPORTUNITITIES
The LSDF area has many residential businesses that were identified during the land use survey; these are indicated on the accompanying land use map (Annexure A). Areas with clusters of residential business and other commercial activity need to be Figure 41 Small Activity Area (Mashalaba&Associates, exploited and developed further to increase the opportunities of the Bethelsdorp LSDF, 2015) people.
An activity street can be defined as a mixed land use urban area An example of a potential activity area would be along William that has a concentration of commercial and other uses. Activity Slammert Drive. Currently there are many residential businesses streets and areas should be determined on the basis of need, such as funeral homes, doctor’s rooms, Spaza shops, taverns and density, current land uses and the degree of positive impact the nursery schools. Along Scholtz Street, just off William Slammert development will have on the surrounding areas. there is a small activity area that currently has a petrol station, doctor’s rooms, a nursery school, take away shops and a liquor store. The activity area has potential to be upgraded and incorporate a retail centre.
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Figure 42 Petrol Station along Scholtz Street (Mashalaba&Associates, Bethelsdorp LSDF, 2015)
There are many activity pockets spread around the LSDF area. These pockets of activity have potential to bring economic sustainability to the area.
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7.8 BUILT ENVIRONMENT ANALYSIS
Figure 43 Current Zoning of LSDF area (Nelson Mandela Bay Metropolitan Municiaplity, 1993)
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7.8.2 ENUMERATION AREA 7.8.1 MAJOR LAND USES Enumeration Area Geo Type 60000 60000 50000 50000 40000 30000 40000 20000 30000 10000 20000 0 10000 0
FORMAL RESIDENTIAL INFORMAL RESIDENTIAL TRADITIONAL RESIDENTIAL FIELD FARMS URBAN AREA FIELD FARM PARKS AND RECREATION COLLECTIVE LIVING QUARTERS
INDUSTRIAL SMALL HOLDINGS VACANT COMMERCIAL Figure 44 Geo Type (Statistics South Africa, 2011) The graph above indicates the geo type of the Bethelsdorp LSDF area. The LSDF area is majority urban. The urbanized environment Figure 45 Enumeration Areas (Statistics South Africa, 2011) has limited the opportunity for agricultural areas. The current form of the Bethelsdorp LSDF area is dominated by formal residential land use. Other types of land use within the area include educational as well as a small portion of commercial uses.
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7.8.3 INFORMAL SETTLEMENTS
7.8.3.1 SETTLEMENT PATTERNS OF INFORMAL SETTLEMENTS
Figure 46 Informal Settlements (GoogleMaps, 2011)
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The Bethelsdorp LSDF area is fragmented and isolated from the central area of Port Elizabeth as well as other more affluent suburbs which offer better economic opportunities as well as social amenities.
The LSDF area has a substantial number of informal settlements. Informal settlements have been identified in Govan Mbeki, Booysen Park, Bethelsdorp SP, and Kwadwesi. The NMBM SDF 2015 states that the growth of informal settlements is due to slow housing delivery.
New housing settlements have followed patterns of moving people from centralised informal settlements to the periphery of the city. This therefore has increased urban sprawl within the city. These Figure 47 Informal settlements in Bethelsdorp (refer to Figure settlements are located far from opportunities and create negative 42) (Mashalaba&Associates, Bethelsdorp LSDF, 2015) externalities such as high travelling costs. New housing projects are . largely located on state owned land which is located far from amenities and infrastructure. This increases urban sprawl and distorts settlements patterns.
Many people are being relocated into areas such as the Chatty settlement where there are neither facilities nor road infrastructure.
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7.8.4 BUILT UP AREAS IN THE LSDF AREA
Figure 48 Built Up Areas (Author, 2015)
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The above map indicates the urban and open spaces in the 7.8.5 HOUSING SECTOR Bethelsdorp LSDF area. 7.8.5.1 HOUSEHOLD SIZE The Bethelsdorp LSDF Area has challenges with regards to open spaces and recreational areas. Open spaces are used as illegal Household Size dumping sites as well as grazing sites for animals this suggests the need for urban agriculture in the area. Salt Lake
Cleary Park
Sanctor
Salt Pan
Arcadia
Booysen Park
KwaDwesi 0 2000 4000 6000 8000 10000 12000 14000 16000 18000
1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 9 People 10 People
Figure 50 Household Size (Statistics South Africa, 2011) The household size indicates the amount of people living in one Figure 49 Livestock illegally grazing in KwaMagxaki (Mashalaba&Associates, Bethelsdorp LSDF, 2015) household. The average household in Bethelsdorp LSDF area is 4 people. A 6 person household is a common occurrence in Booysen
Park compared to other suburbs in the Bethelsdorp LSDF area.
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A high number of people in Kwadwesi, Booysen Park and Salt Pan in the same households. Booysen Park has a high percentage of live alone. occupied but rent free this can be contributed to the amount of government subsidised houses in the area. 7.8.5.2 TENURE STATUS 7.8.6 INFRASTRUCTURE Tenure Status
RENTED OWNED BUT NOT YET PAID OFF OCCUPIED RENT FREE 7.8.6.1 TOILET FACILITIES OWNED AND FULLY PAID OFF OTHER
120,0 Majority of households have flushing toilets connected to the sewerage system. There is a high percentage of households using 100,0 bucket toilets in Booysen Park, KwaDwesi, Salt Pan, Bethelsdorp 80,0 SP and Arcadia. Pit toilets have been set up in Booysen Park for
60,0 the informal settlement.
40,0
20,0
0,0
Figure 51 Tenure Status (Statistics South Africa, 2011) Majority of the houses in the study area are owned and paid off. West End, Bethelsdorp SP, Salt Lake and Salsonville have the highest percentage of houses paid off. These areas are old and observations have indicated that generation after generation reside
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7.8.6.2 WATER FACILITIES Toilet Facilities 18000 Source of Water 16000 14000 20000 15000 12000 10000 10000 5000 0 8000 6000 4000 2000 NOT APPLICABLE 0 OTHER WATER TANKER WATER VENDOR RIVER OR STREAM NOT_APPLICABLE DAM OR POOL OR STAGNANT WATER UNSPECIFIED RAIN WATER TANK OTHER SPRING BUCKET_TOILET
PIT_TOILET_WITHOUT_VENTILATION PIT_TOILET_WITH_VENTILATION_VIP CHEMICAL_TOILET Figure 53 Source of Water (Statistics South Africa, 2011) FLUSH_TOILET_WITH_SEPTIC_TANK Majority of Bethelsdorp LSDF receives water from municipality, FLUSH_TOILET_CONNECTED_TO_SEWERAGE_SYSTEM local water scheme or stagnant water sources. The water systems FIELD_NONE within Bethelsdorp have undergone upgrades and there are plans in place for maintenance programmes (NMBMM N. M., 2011). Figure 52 Toilet Facilities (Statistics South Africa, 2011)
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7.8.6.3 REFUSE REMOVAL
Refuse Removal 20000 15000 10000 5000 0
NOT APPLICABLE UNSPECIFIED OTHER NO RUBBISH DISPOSAL OWN REFUSE DUMP COMMUNAL REFUSE DUMP REMOVED BY LOCAL AUTHORITY OR PRIVATE COMPANY LESS OFTEN REMOVED BY LOCAL AUTHORITY OR PRIVATE COMPANY AT LEAST ONCE A WEEK
Figure 54 Refuse Removal (Statistics South Africa, 2011) Majority of the refuse removal in the study area is through wheelie bin collection every two weeks and black bag collection every week
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Community Based Contractors Co- operatives (Co-ops) were introduced in 2005. There are high penalties in place for co-ops who do not deliver their service. Co-ops collect waste with small vehicles therefore having the opportunity to travel through narrow roads such as roads in Kwadwesi. The map indicates the NMBM Waste Management Domestic Waste Collection Services in the study. The Waste Management analysis did not include Kwadwesi or KwaMagxaki.
Figure 55 Domestic Waste Collection (NMBMM Waste Management, 2015)
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Figure 56 Illegal Dumping Audit in Bethelsdorp LSDF area (WasteManagement, 2015)
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Rivers and Servitudes are major target sites for illegal dumping therefore trucks have been deployed to these areas to clear along the flood lines and rivers, such as the Chatty River. Front tipper trucks are being used along the servitudes to clear out roads. Storm water systems are cleared through litter picking especially along Bloemendal Arterial.
Figure 57 Illegal Dumping Audit in Bethelsdorp LSDF area (WasteManagement, 2015)
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educational initiatives have been implemented and these projects include: weekly door to door education; weekly clean up campaigns and schools are also involved in educational activities.
The challenges in the LSDF area with regards to refuse removal are as follows:
Animals tare through black bags therefore spreading the waste; Wheelie bins are misused for transporting goods; The bin collectors are under staffed and therefore many of the bins are not collected.
Drop off sites in the LSDF area are limited. There is only one drop off site along Stanford Road; Figure 58 illegal dumping on an open space (Mashalaba&Associates, Bethelsdorp LSDF, 2015) Trade refuse is a business collection service with a small Street cleaning occurs once every 40 days and litter picking rotates increase in pay for special collection of trade refuse. Many every 2 months. People from the area are employed and paid a Spaza shops have not applied for this service therefore stipend as litter pickers. there is an increase in illegal dumping. Informal Settlements located on private land or on land that Hiring the community to be part of the litter picking team has been is not earmarked for residential development do not receive adopted and successful in other low income areas such as a refuse collection service. Motherwell and KwaNobuhle. Within the LSDF area temporary Informal areas receive a weekly service from a communal skips used to create fires and metal boards for awareness are collection point because there is usually limited accessibility vandalised and sold for scrap metal. In an effort to counter this, into these areas for collection vehicles.
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7.8.6.4 ELECTRICITY
Energy or fuel used for cooking 20000 15000 10000 5000 0
Figure 59 Illegal Dumping in open spaces Electricity Gas Paraffin Wood (Mashalaba&Associates, Bethelsdorp LSDF, 2015) Coal Animal dung Solar Other None Unspecified Not applicable The Bethelsdorp LSDF area needs strategies to combat the illegal dumping situation. Currently the NMBM Integrated Waste Figure 60 Energy or fuel used for cooking (Statistics South Management Plan 2013-2017 (IWMP) is being reviewed which will Africa, 2011) be used as a tool to manage waste disposal and removal in the The main energy source used within the Bethelsdorp LSDF area is area. electricity. A few households do however make use of paraffin. Some households are using solar geysers. The possibility of alternative and greener energy options such as wind energy
remains to be investigated.
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Figure 61 Household with Solar Geyser in Bethelsdorp SP (Mashalaba&Associates, Bethelsdorp LSDF, 2015)
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Energy or fuel used for heat 10000 9000 8000 7000 6000 5000 4000 3000 2000 1000 0
Figure 62 Energy or fuel used for heat (Statistics South Africa, 2011)
Energy that is mostly used for heat in the LSDF area is electricity. Paraffin energy is commonly used in Booysen Park, Salt Pan area and Govan Mbeki. Informal areas located in Booysens Park,
Bethelsdorp SP, and Govan Mbeki do not have any connection to a source of heat.
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7.8.7 TRANSPORT AND MOVEMENT NETWORKS
Figure 63 Existing Roads of Metropolitan Significance (NMBMM, Nelson Mandela Bay Municipal Comprehensive Integrated Transport Plan Report, 2011/2012)
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The map above indicates the significant transport networks in the The main form of public transport used within the Bethelsdorp LSDF Nelson Mandela Bay Metro. R75 Uitenhage Road has been area is mini-bus taxis. There are also busses that serve the area identified as a trunk road within the LSDF area. The Proclaimed however in lesser volumes as compared to taxis. Public transport is Main Roads identified within the LSDF area are as follows; easily accessible in formal urban areas but new housing settlements and informal settlements are lacking tarred roads which Stanford Road; results in residents having to walking further for public transport. R368; This does not coincide with the Sustainable Community Unit. Bethelsdorp Road;
Rensburg Street; and Laurence Erasmus Drive. 7.8.8 NEW DEVELOPMENTS NEIGHBOURING THE The above road networks are vital for connectivity to employment LSDF AREA opportunities. Stanford road has a north to south connection providing opportunities in Uitenhage and PE CBD, while Laurence Erasmus/ Mission road connects east to west towards the Baywest 7.8.8.1 PLANNED DEVELOPMENT 1: JACHTVLAKTE Hub. DEVELOPMENT Other major roads within Bethelsdorp LSDF area are: Bloemendal The Jachtvlakte Precinct is planned to be a 2400ha Greenfield Arterial, Soudien Road and William Slammert Drive which is the development. The development is a combination of settlement’s longest Road in the study area. There are high levels of traffic and industrial development. The development is strategically congestion that occur predominantly during weekday peak hours located between Despatch, Uitenhage and Port Elizabeth therefore along Uitenhage Road and Stanford Road (NMBMM, Nelson unlocking economic opportunities. Road extension developments Mandela Bay Municipal Comprehensive Integrated Transport Plan such as Stanford Road and MR448 will enable linkages across the Report, 2011/2012). precinct.
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The Jachvlakte development is intended to take place within the o Convergence of Stanford Road, Bloemendal Arterial ecological framework as well as manmade wetlands and pans. and the MR448 (Old Uitenhage Road); Ecological linkages to the development such as the link between o Stanford Road is one of the primary links between Hopewell and Van Der Kemps Kloof Nature Reserve will create a the Port Elizabeth CBD and Uitenhage. The sustainable and green environment. Bloemendal Arterial is not yet fully developed; o R 368 serves as an important secondary link Illegal dumping has spread from the Bethelsdorp LSDF area into between Port Elizabeth and Uitenhage. the new development site. In the northern part of the green field o There is potential to link the Njoli and Chatty there are industrial developments including the NMBM Logistics Jachtvlakte nodes. Park and Volkswagen.
The precinct is surrounded by existing housing settlements of 7.8.8.2 PLANNED DEVELOPMENT 2: KWANOBUHLE KwaNobuhle, Khayamnandi, Despatch, Chatty and Bloemendal. ESTATE The Alexander Park Industrial Area in Uitenhage is located to the KwaNobuhle Estate is located west of the Jachvlakte north of the Jachtvlakte development site; Hopewell and Van Der Precinct and is a private integrated, mixed-use development Kemps Kloof are located to the south (NMBMM, Jachtvlakte with mixed and affordable housing, community facilities and Sustainable Settlement Plan, 2014). business nodes. The development is intended to have 14500 residential units. The KwaNobuhle Development and Key elements of the Chatty Extension and Jachtvlakte Development: Jachvlakte Precinct will create a linkage between existing Chatty and KwaNobuhle housing settlement. The Current Situation developments will take place along Stanford road therefore o The node is situated to the West of Njoli Street near opening new opportunities to transport linkages between the the intersection of the Bloemendal Arterial and Northern Areas and Uitenhage (NMBMM, Jachtvlakte Stanford Road. The node is at the core of the Sustainable Settlement Plan, 2014). Greenfield of the Zanemvula Mega Project;
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7.8.8.3 SUMMARY OF PLANNED DEVELOPMENTS The Bloemendal arterial is located between Chatty Extensions 3 o An estimated 54000 residential development opportunities and 4 to the east and Chatty Extensions 5, 12, 13 and 15 to the will be located in Joe Slovo West; Bethelsdorp North; west. The Bloemendal Arterial and Stanford Road will Khayamnandi; the Chatty developments and the accommodate the highest traffic volumes and also present Jachtvlakte/ KwaNobuhle development which is envisaged opportunities for retail development. There is also provision in the to provide densities adequate enough to sustain socio- NMBM’s medium term road improvements programme to make economic activities in the area; provision for the extension of the existing MR448 through the o R 368 serves as an important secondary link between Port Jachvlakte Precinct.
Elizabeth and Uitenhage and has the potential to link the Rail planning is also provisioned for in this development. The Njoli and Chatty Jachtvlakte Hubs (NMBMM, Jachtvlakte Stanford Road corridor is planned to be a future rail corridor which Sustainable Settlement Plan, 2014). is intended to replace the existing rail route in between Port Elizabeth and Uitenhage (NMBMM, Jachtvlakte Sustainable Human 7.8.8.4 LINKAGES Settlements Development, 2014). Stanford Road is planned to be extended from Chatty into Jachvlakte precinct. Stanford Road will be an all access road and primary road into the planned Settlement. Stanford Road currently extends just beyond Chatty extension 5, 12, 13 and 15. Stanford Road is proposed to have a 60m road reserve to enable the development of the BRT route. The road will have potential for retail development and to the South of the road there are plans for a solid waste collection point, community halls and health centre (NMBMM, Jachtvlakte Sustainable Settlement Plan, 2014) Figure 64 Chatty extension road to Jachtvlakte (Mashalaba&Associates, Bethelsdorp LSDF, 2015)
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The map below indicates the linkage and effect the Jachvlakte development will have on the Bethelsdorp LSDF area.
Figure 65 JVT overlay
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7.9 BUILT ENVIRONMENT CHALLENGES Possibility of strong networks and economic opportunities between new developments. The challenges identified will direct how land use and development controls can rectify the challenges with in the built environment. The built environment challenges were identified as the following:
There are limited agricultural areas ; There are pockets of informal settlements that lack infrastructure and facilities; Open spaces are being misused for dumping, animal grazing and illegally erected land uses; Pit toilets are still being used in many of the communities; There are limited waste drop off sites; Recreational areas are identified as being vandalized.
7.10 BUILT ENVIRONMENT OPPORTUNITIES
The Built Environment Opportunities were identified as the following:
Dilapidated buildings provide opportunities for brownfield development and rehabilitation; Suitable vacant land provides opportunity for development; Possibility to use vacant municipal land for land garden refuse drop off sites.
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8. SECTION 4: SITE ANALYSIS: LAND USE FINDINGS Police Stations 5
8.1 LAND USE FINDINGS Business: Salons, Funeral Parlor, Car Mechanics, 55 Gaming arcade etc. The table below provides a summary of activities identified in the Residential Medical Business: Dentist, Doctor, 21 Bethelsdorp LSDF area: Surgery Rooms
Types of Land Use No. Schools: Primary school, High School, Middle 59 School, College, Educational Facilities Cell Phone Containers 16 Shopping Centre 5 Cemetery 3 Shops, take away & cafes 204 Churches 81 Sports Fields and Recreational Areas 52 Clinics 3 Taverns 40 Community Centres: Soup Kitchens 6
Day Care 28
Informal Trading 20
Library 5
Motor Related Businesses 26
Open Spaces 24
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8.2 LAND OWNERSHIP Residential Business
Spaza The Land Ownership Map has identified parcels of land that are Broker Office owned by the municipality, provincial and national government, Car mechanics private and organizations. Using state owned resources for social Child Daycare amenities, land development and opportunities can make the Driving School Dry Cleaners process easier to acquire and invest in land. Saloon Funeral Parlour The land use ownership map indicates that the municipality owns a Garage Game substantial amount of vacant, recreational land and protected land. Lock Smith Newspaper Survey Tarven Timber Office Transport/Courier
0 50 100 150 200
Figure 66 Residential Businesses
The above graph indicates the various residential businesses within the LSDF area. The predominant residential businesses are Spaza shops and taverns. The zoomed in Land Use Survey Maps are attached to annexure C.
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Figure 67 Land Ownership
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8.3 BIOPHYSICAL OBSERVATIONS
Observations from the land use survey regarding the biophysical analysis were as follows: A large number of open spaces were identified. These open spaces have potential to be developed for social land use activities or transformed into recreational areas that
conserve the natural aesthetic. Figure 68 Example of cattle Kraal in Booysen Park In a few instances community members had taken it upon (Mashalaba&Associates, Bethelsdorp LSDF, 2015) themselves to set up urban agriculture projects on some of these open spaces. Examples seen were cattle kraals, cattle grazing as well as vegetable gardens. 8.4 SOCIO-ECONOMIC OBSERVATIONS
Employment levels were perceived as varying from high unemployment (e.g. areas such as Booysen Park) to low unemployment levels (e.g. areas Hill Side). Income levels were also perceived as varying from no income to middle and upper middle income. A number of social facilities were identified as depicted in the land use survey although there are areas such as Booysens Park that do not adequate facilities.
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Basis for assumptions: o Electrical infrastructure: Observed as mostly sufficient with the exception of informal settlements. The basis for assumption was the following: o Road infrastructure: In most places there are tarred o Observed activity on streets during work hours roads – however certain parts do not have sufficient o General condition and upkeep of homes (external road infrastructure e.g. parts of Joe Slovo and Chatty look) o Major road networks identified during the land use survey o Type of housing in the area e.g. Government were the following: subsidized housing such as RDPs etc. o Stanford Road; o Presence of informal settlements o Old PE Uitenhage Road; o Levels of car ownership o Uitenhage Road; o Types of cars observed in homes (Saturday morning) o Missionvale Road; o Public transport (taxis and busses observed) o Bloemendal Arterial ;
8.5 BUILT ENVIRONMENT OBSERVATIONS o Bethelsdorp Road.
Observations from the land use survey regarding the built 8.6 LAND USE SURVEY environment were as follows: The following have been identified as emerging priorities based on o Water and sanitation infrastructure: Observed as the land use survey findings: mostly sufficient. Redressing isolated spatial form through promoting integrated and sustainable human settlements;
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Improving mixed land use by creating more areas 8.7 STRATEGIC ANALYSIS within the Bethelsdorp LSDF Area for commercial activity; The strategic analysis is a synthesis of all the findings of the status Addressing informality- a number of informal quo. The status quo has identified development trends and the businesses were identified and this points to the need external and internal environment of the Bethelsdorp LSDF area. for innovative ways of addressing informality in the The Bethelsdorp LSDF area has a variety of opportunities; the LSDF through initiatives such as an LED Strategy and following have been identified as emerging priorities based on the other enabling policies; status quo and land observation findings. Crime - perceived crime could potentially discourage investment in the area and therefore needs to be addressed through elements such as community 8.7.1 LOCATION WITH ECO-TOURISM policing; planning for crime prevention; etc. ;
Heritage aspects - the area of Old Bethelsdorp in The Bethelsdorp LSDF area is part of a significant area of history Bethelsdorp SP near Van Der Kemps Kloof, and environmentally sensitive land. The Bethelsdorp LSDF area is specifically has historical sites and buildings which located in a pristine natural environment of Van Der Kemps Kloof. need to be taken into consideration when planning; Heritage aspects –such as areas of Old Bethelsdorp in Bethelsdorp Protected areas - there is a high number of critical SP near Van Der Kemps Kloof, specifically has historical sites and biodiversity areas that need to be taken into buildings which need to be taken into consideration when planning. consideration.
Integration – The LSDF area needs more integration in
terms of: integrated human settlement; connectivity between surrounding areas and social integration.
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8.7.2 SOCIO-ECONOMIC FACTORS the current and future needs of the area. Informal housing and illegal dumping is a common occurrence within the area. The Bethelsdorp LSDF status quo has identified that the area has high unemployment, many qualification do not exceed grade 12 and The LSDF area is lacking integration in terms of: integrated human the area is a high crime zone. Perceived crime could potentially settlement; connectivity between surrounding areas and social deter investment in the area. The general over view indicates the integration. Isolated spatial form can be addressed through necessary implication of development that will introduce promoting integrated and sustainable human settlement. opportunities in the area. The manner in which the identified emerging priorities will be Some areas such as Chatty, Booysen Park and Kwadwesi do not addressed will be discussed in the Phase 3 report which will focus have sufficient social amenities. on spatial proposals. Spatial Proposals
There are a substantial amount of home-based businesses within 8.8 STRATEGIC INTERVENTIONS the Bethelsdorp LSDF area. Home-based business is a direct response to limited employment opportunities in the formal employment sector. Many of these businesses have clustered in The strategic interventions are informed and based on the spatial strategic locations which has created activity areas. Innovation to needs and opportunities identified in the analysis chapter. The address informality in the LSDF through initiatives such as an LED conceptual framework indicates how the vision for the development Strategy and other enabling policies; of the study area will be realized spatially as well as addressing the issues identified, using the spatial planning principles. 8.7.3 BUILT ENVIRONMENTAL FACTORS The main principles that will be implemented within the spatial It has been identified that the built environment in the Bethelsdorp proposals are equity, sustainability, efficiency, integration, fair and LSDF area does not have adequate infrastructure to accommodate good governance. The principles can be implemented into the LSDF area by developing flexible land use opportunities that
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enhances the LSDFs unique characteristic, centring guidelines and • Promote integration by linkages and reducing the distance controls on an interactive and inclusive development environment between people, places and activities. as well as creating a framework that attracts investors and The development strategies identified in this phase will inform future development. Equity, fair governance and integration are an growth and nature of the LSDF area of the development that is important component to South African societies. The SPLUMA envisioned for the LSDF area. principles emphasises the need to redress the unequal planning of the past. The Bethelsdorp LSDF area has been shaped by the political ideologies of apartheid and post-apartheid such as class divisions in which racial groups are separated and buffered from 8.8.1 SPATIAL STRUCTURAL ELEMENTS each other. To comply with the Nelson Mandela Bay SDF and to plan for There are few formal job opportunities within the LSDF area and efficient transport access, maximised use of resources and accessing employment means long daily commuting to larger sustainability, there needs to be a focus on investing limited public centres. Promoting balanced development will link areas of resources to areas of strategic opportunity in order to create economic opportunity with areas of greater needs as well as maximum impact. For this to be achieved certain spatial structuring synergizing mix land uses. Therefore the proposed development elements are required to guide future planning. Management and plans will incorporate the following principles: implementation intensity of these structuring elements are tools for redevelopment and development implementation. Structuring • Create quality and safe living environments for all residents; elements should operate at a variety of levels and scales. These • Address spatial imbalances ensuring basic needs/ service; structuring elements are clustered in the following components.
• Reduce infrastructure and service disparities;
• Redress imbalances in the location of employment opportunities;
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The following structural elements are relevant to the study area: The node will inform investment opportunities and development interventions. Nodes Nodes are areas where a higher intensity of land uses and Corridors activities will be supported and promoted. Nodal development Corridors are links between nodes. Corridors attract increased improves efficiency, provides easy access and creates intensity of development which improves the access to thresholds for a variety of uses and public transport services. opportunities. Development corridors play a specific role in development and management of land use, transport and Nodes are clusters of mixed land use including residential which infrastructure. provide opportunity for economic activity and increases the thresholds for sustainable transport systems. Development Spines Development spines include road or rail systems that link These provide convenient and efficient access to commercial various nodes, industrial opportunities and economic and community facilities. The nodes create a focus and opportunities and high density residential areas that form the establish identity whilst protecting the character of the urban spine to the corridor. A local area spine is appropriate for the area. LSDF area because it will serve local needs and services.
The nodes and linkages are intended to have a dynamic impact Integration of land use and transport into an efficient and to the LSDF area. Nodes are intended to bring in economic and sustainable urban environment. Development spines promote social sustainability. integrated communities. The spine also promotes effective linkages between urban and residential thresholds. Stanford Local, recreational and tourism nodes are appropriate for the Road and Uitenhage Road are potential development spines LSDF area which could take the form of a grid of streets, a that link the CBD and Uitenhage. single major intersection, a single activity street or a site. The node will be characterised by a variety of mixed use and activity.
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Infill Development character. These elements have defined the space and have Infill and densification is an additional tool to nodes and created a sense of place and memorability. corridors to achieve spatial integration. BAD projects and The built form clearly identifies the characteristic of the area which development can contribute to the overall character of the LSDF is established through density, building form, public space and area as well as increase the local economic activity. landscape as well as the urban and suburban area. This element is
Urban Development Line intended to protect, conserve and establish the maintenance of a Urban Development Line is intended to control urban sprawl by variety of lifestyles.
setting strict limitations on urban development. Legislation for an Dormitory areas such as Chatty lack the influential effect of well- urban growth boundary is one way amongst others to manage designed and placed buildings. major challenges posed by unplanned urban growth and the encroachment of cities upon agricultural and conserved land. Streets Streets are the linkages between spaces, neighbourhoods and The urban line promotes a more convenient and efficient places. Streets are defined by their physical dimensions and settlement form. The line enforces density targets and physical character of their size scale and character of the building that line development patterns. The development line ensures that there them. The pattern of the street is what defines the LSDF area. won’t be urban encroachment on environmental assets such as Van Der Kemps Kloof. The street layout of the LSDF area promotes inclusion and traffic flow. The older area of the LSDF area such as Bethelsdorp SP has Settlement and Built Typologies a grid layout while the rest of the areas have grown organically. Buildings are the most pronounced element in urban design. They Activity streets and pedestrian walk ways guide the direction of shape and articulate the space by forming the street walls. Well- economic activities. Streets need to be safe and well-lit to designed buildings can form a sense of place for the area. encourage activity and create a better quality of life. Bethelsdorp LSDF area is majority low residential housing. Each sub place within the LSDF area is identified by its own typology and
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Hubs
A hub is the central and most active part or place, which can Open Space System also be defined in terms of air travel as a strategically located Open Space System is an interconnected and functional spatial airport or city where a carrier's major facilities and operations system open spaces which includes ecological assets that need to are housed, and where most of its scheduled flights originate be protected. This spatial structuring element promotes the from or terminate at. According to the Nelson Mandela Bay protection and management of ecological assets combined and Municipality SDF, there are several hubs identified within the configured in a manner that will promote the sustainable delivery of municipal area as tabulated below; ecological system.
Public Spaces Public spaces improve the quality of life as well as the area. PRIMARY URBAN HUBS SECONDARY HUBS These spaces create an aesthetic appeal to the design and increase the value of the area. Motherwell Njoli Hub The number of critical biodiversity areas that play a pivotal role Chatty Jachtvlakte Hub in ensuring that opportunities can be unlocked. These spaces PROPOSED SECONDARY HUBS create a green channel within the Bethelsdorp LSDF area. These areas need to be protected from illegal dumping, over Despatch CBD grazing and informal settlements. Uitenhage CBD Greenacres/Newton park Walmer Node Opportunity areas Makro/Framesby/Westering Opportunity areas are areas of clusters of existing and or new industrial enterprises and land uses. The role of these opportunity
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areas is intended to concentrate manufacturing, service roles, 8.9 SPATIAL GUIDING PRINCIPLES business parks and commercial opportunities. The establishment of these areas will support economic development. The following normative principles have been extracted from various sources and are considered appropriate to guide the In order to address spatial issues and restructuring development in preparation, review and implementation of the Bethelsdorp LSDF. the LSDF area, spatial restructuring tools are required. The above The objective of the principles and norms is to influence the structuring elements have been identified to guide future outcomes of planning decisions in terms of decisions on land use development. These tools have been identified to be used in a change, development applications and relating to the Local spatial practical manner to ensure sustainable high quality settlements. development framework. The guiding principles for the development
The key objectives of the structuring elements are as follows: of the LSDF strategies and proposals are as follows:
Contain urban sprawl; Promote sustainability: sustainable social and economic Promote urban and social integration; development depends on the quality of the environment. The desired spatial form should be flexible to accommodate Promote higher densities; change and constant enhancing of the environment. Create quality environments; Good governance: The LSDF will serve as the basis for the Promote pedestrian friendly environments and movement development of systems and procedures for spatial patterns; transformation and land use management; Create a sense of place; Integrated development: The LSDF will promote land use Enhancement of investment opportunities; and and spatial integration as a means to create an efficient and Simplifying decisions-making regarding development integrated spatial structure; applications. Convenience: The creation of environments that facilitates
convenient walking distances to public and social facilities;
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Equitable Development: The community of LSDF area The Bethelsdorp LSDF vision will consider the principles that are should be able to enjoy equitable access to development, specifically relevant to the LSDF area, consider the NMBMM vision resources and opportunities. and their direction of growth, as well as incorporating national and Efficiency: Creation of functioning environments scaled to provincial priorities within the vision. The vision of the LSDF area the needs of local people and role players. adopts the Nelson Mandela Bay Municipal mission statement as The principles and norms collectively form a vision for the spatial follows: transformation of the LSDF area. They direct and steer land ‘Nelson Mandela Bay Municipality is a global city that is development, planning and decision- making in land use so that governed by an inclusive and innovative municipality, focused outcomes are consistent with the development objectives as on sustainable service delivery, socio-economic development, outlined in the IDP. The vision will also influence implementation infrastructure development local and regional integration’ and monitoring processes. The long term spatial development vision for the Bethelsdorp LSDF 8.10 LOCAL SPATIAL DEVELOPMENT VISION area is guided by the long- term strategic intent and short to medium development programmes as outlined in the Nelson The Nelson Mandela Bay Metropolitan Municipality has the Mandela Bay IDP. The vision presents the desired future spatial following spatial vision which is; ‘To be a globally competitive and state and outlines the strategic interventions for it to be realised. preferred Metropole that works together with the people’ The aim of the Spatial Development Framework is to direct a spatial The spatial vision for the municipality confirms the intention to vision that is in align with national, provincial and local legislation. include the community into all development initiatives and create an The Local Spatial Development Framework is intended to create a environment that supports sustainable development. These key sustainable and equitable environment that supports opportunities elements need to be translated in the Bethelsdorp LSDF vision to and social integration. ensure alignment and strategic focus on key factors that have been emphasised.
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8.11 SDF ALIGNMENT 8.12.1 DEVELOPMENT PRINCIPLES The objectives of the Bethelsdorp LSDF are focused on the concept This section highlights the Nelson Mandela Bay Municipality SDF of a sustainable and equitable environment. To achieve this proposals for the purpose of alignment to the Bethelsdorp LSDF. desirable state the following principles should be applied. Interventions that have been proposed for future development within the municipal boundaries are listed below; Character The LSDF area has lost its sense of character and direction. The Urban renewal unique environment and character does not reflect in the urban Spatial transformation form. The principle of character is therefore applicable for the area Land Use Scheme implementation because it is aimed at developing a sense of place, identity and Development of Integrated Human Settlements purpose to the urban space of the LSDF area. Legibility contributes Hubs and Integrated Zones Development to the character of the LSDF area by creating clear image and Development Corridors promoting an easy understanding of how to get around the area. These principles contribute to the overall attractiveness to the area The Bethelsdorp LSDF recommendations are therefore aligned to which can instil a sense of pride for those living and working in the these SDF proposals in order to ensure continuity and area. complementarity. Continuity The LSDF area lacks definition to its space this culminates in dead spaces. The principle is relevant to many aspects such as: 8.12 SPATIAL PLANNING CONCEPT movement, public linkages, street footage, landscaping, view lines, etc. Continuity defines the space and adds more prominence to the From unpacking the SDF proposal, our Spatial Planning Concept environment which it is applied. Enclosure contributes to continuity will be using the following development principles by providing definitions to the streets and spaces within the area.
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Complete Communities therefore create areas that are more visible and less prone to anti- Complete communities encourage people to walk or cycle therefore social behaviour. destinations need to be accessible within a pleasant walking distance. Concentrating a mass of people and activities can support animated and vibrant place making. Variety The principle of variety refers to a diversity of complementary Integrated Sustainable Human Settlements activities supporting one another. It is evident in the Bethelsdorp The principle of integrated sustainable human settlements begins LSDF area that there are a range of activities that don’t compliment by achieving a greater mix of land uses, amenities and socially the surrounding activities such as churches next door to taverns. mixed facilities. This can increase social activity within the public Providing a variety of land uses in strategically located areas will precincts therefore promoting safer and integrated communities. contribute to the overall character and convenience of the area. Pedestrian Friendly The LSDF area has a high pedestrian movement. The principle is reflected by attributes such as defined access. The principle creates Maximize development and economic opportunities an environment where people can walk and cycle in safe, pleasant Intensified land uses that are in close proximity to public transport walking distance and designated areas. Activity and pedestrian and strategically located ensures more efficient use of land. These movement can support vibrant place making. locations should be exploited with land uses that encourage lower order employment therefore bringing employment closer to homes.
Safer environment 8.13 MAIN INFORMANTS It has been identified that the Bethelsdorp LSDF area has a high The contextual analysis of the Bethelsdorp LSDF area has been rate of crime and gangsterism this can be addressed through the summarised and reflected as the main informants to be addresses principle of safer environment. Safer environment aims to create in the proposed strategies. The following points indicate the main safer public spaces and streetscapes by using public eyes. This will informants that will guide the development of the spatial proposals.
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8.13.1 BIOPHYSICAL 8.13.2 SOCIAL ECONOMIC The Biophysical informants for the Bethelsdorp LSDF area are as The following informants identify key aspects of the socio-economic follows: environment that will impact the spatial proposals. Illegal Activity Brownfield development There is a loss of unique vegetation in unmaintained open spaces The LSDF area has buildings and sights that are not fully utilised. as a result of unsuitable practices such as grazing on the land as These spaces contribute to crime, illegal dumping and impacts the well as illegal dumping. overall character of the area.
Eco-tourism Cultural Land It has been identified that there is a need for designated cultural The LSDF area has unique vegetation and ecosystems which can land within the LSDF area. offer opportunities for tourism.
Social amenities and facilities Protected areas and CBA’s present an opportunity for tourism and Sub places within the Bethelsdorp LSDF area (Chatty, Bethelsdorp education to be integrated through research and exploration of Van SP and Kwadwesi) lack of facilities and basic amenities. This then Der Kemps Kloof. forces communities to travel to other neighborhoods to use facilities
such as schools and clinics that become over crowded. The lack of The Van Der Kemps Kloof is a beautiful reserve with unique facilities and amenities has an indirect link to unemployment; racial vegetation but the entrance to the historical area does not represent segregation and growing poverty. the Van der Kemps Kloof Reserve in a welcoming manner. Informal Settlements Pockets of informal settlements are located in the Bethelsdorp LSDF area. Informal settlements are located on vacant land or close to servitudes and flood plains. Informal settlements lack
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facilities, amenities, refuse collection and infrastructure. Quality of Development potential life in these communities is poor and not sustainable. The visual, social and economic transformation of the LSDF area can occur through the development of mixed land uses Lack of concentrated development development which allows for both formal and informal economic The LSDF area is characterised by home-based and informal activities to be accommodated. This in turn will enable the creation trading businesses. There are limited commercial, retail and light of more sustainable communities and stimulate revitalisation in the industrial facilities, even though there is demand. This can be the area. consequence of lack of concentrated demand and dispersed movement patterns.
Urban Structure 8.14 URBAN RENEWAL There is a lack of spatial definition of structuring elements in the urban structure area, this results in reduced legibility and local orientation. Urban restructuring of the LSDF area is required to In revitalising the LSDF area an urban renewal approach is anchor critical public links with new landmarks. proposed. Urban renewal involves revitalization of strategically located areas through restoring infrastructure, local economic Economic constraints Development opportunities at exposed locations are limited as well development projects and social integration. Urban renewal will be as a lack of available space has constrained local business the main focus of the proposed development strategies. Urban development. Strategic locations such as William Slammert and renewal is a broad term that will be creating a more efficient and Scholtz intersections should be exploited for mixed land use for desirable space for the LSDF area as a whole. local business development. The renewal strategy is intended to re-evaluate the gaps in services Informal trading facilities should be implemented on sites where it is and better the residences quality of life. Urban renewal includes the most prominent. Recognising informal traders provides locals with following activities: the opportunity to be formalised in the local economy by registering Improvement of services quality, to use such facilities.
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strict enforcement of by-laws, Improve transport linkages. management of informal traders; Improve the quality of public spaces. Upgrading and maintenance of the streetscape to create an Improve housing near major systems and infrastructure by attractive environment for residents and businesses; encouraging investment, maintaining safety and alleviating Relocation of businesses, environmental hazards. Relocation of people; Improve public transport stops and pedestrian crossing to Use of government purchased land property for public better accessibility for pedestrians. purchase ; Taxi ranks, bus stops etc. must be located near major Discourage properties that are abandoned or poorly activity points. maintained; Clustered activities in identified strategic locations Encourage ripple effect investment that can better the area; Allocate land for mixed land use. Increase safety and security. Improve quality of residential accommodation. Urban renewal is intended to be used as a tool for economic Increase capacity of land, infrastructure and buildings to development In the Bethelsdorp LSDF area and a reform adopt different uses over time. mechanism by reinforcing principles such as the Sustainable Provide a range of housing typologies. Community Unit. Urban renewal enhances communities which can Incorporate multi-modal transportation and land use patterns revitalise the Bethelsdorp LSDF area. that support public transportation and pedestrian movement. Reduce transport costs and times for commuters through The development proposals are then focused on restructuring the spatial changes. townships physical environment because of the identified spatial Enhance intra-township mobility and accessibility. disparities the urban renewal strategy is intended to revaluate the Co-ordinate investment for infrastructure to support gaps in services and better the residences quality of life. The increased activity initiatives proposals identify strategies to attain the following:
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These strategies and initiatives are intended to be located in areas Higher capacity of land, infrastructure and buildings to where it will be most effective. For the strategies to be successful, adopt different uses over time; there will need to be substantial public investment in community Range of housing typologies. facilities, environmental upgrade and formal or informal activity as The above priorities will bring economic development into the area well as intense urban management. in terms of the following:
Developing quality housing and enhancing the property 8.15 HUMAN SETTLEMENTS investment status; Infrastructure development and provision to accommodate 8.15.1 HUMAN SETTLEMENTS future investment; and Promoting complete streets and uniquely designed areas to Human settlements are a vital part of the revitalisation of the LSDF compliment to the neighbourhood character. area. Many aspects identified in the IDP relate to the design, As well as addressing and accommodating illegal land uses. environment and structure of human settlements. This development proposal addresses some of the human settlement priorities by This proposal links to the following vision and objectives: Create implementing the following: quality and safe living environments for all residents
Infill development; Promote appropriate densities and densification in appropriate locations; 8.15.1.1 INTERVENTIONS Identify the optimal use of infrastructure and resources; The following interventions will assist in creating a sustainably Insure adequate provision of social and economic amenities; vibrant LSDF area that maximises opportunities for its residences: Improved quality of residential accommodation; Clustered activities in identified location; Bad Buildings Projects
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Urban agriculture Tourism hub Mixed land uses Growth Points Service and Retail hub and Neighbourhood activity.
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9. SYNTHESIS AND ANALYSIS
The below table indicates the key issues and opportunities for the LSDF area. The table explains the process how sites were chosen and proposals were developed.
Key issues/ Development Rationale Required Interventions Characteristics Proposed site Site Selection Rational for site selection opportunitie Proposals Considerations s Tourism Hub Improve and Van der Kemps Kloof Beautification programmes Activity area Bethelsdorp SD The tourism node will The site was chosen because it is develop Tourism has been identified in o Water Road and incorporate the old in a heritage and reserve area. VDK Promote land uses that support Defined sense of place Hub the status quo that the Brink Road Bethelsdorp SP area. Kloof is an important resources that the Tourism objectives such as Easy access reserve is being The potential challenge has not been used to its full mixed land use and encouraging neglected and not Mixed land uses is to revamp the area to potential in the area. The Tourism Hub is informal business activity. used to its full fit a tourism friendly intended to revamp Pedestrian Friendly VDK Kloof to potential. The analysis Create a platform for mixed land aesthetic. become more has highlighted that uses through consent use. Attract visitors with the area could bring in recreational activities accessible, more Align strategy with the tourism Residential houses may defined and attract tourism and economic have to be redeveloped department Invest in the tourism tourists activities into the into land uses that economy historic and natural support the tourism hub area. Use urban design to create definition, integration and Contribute to aesthetic such as mixed land accessibility historical appeal uses, information centres, shops, Integration between the restaurants and Protect priority habitats and community and activity museums biodiversity areas area
Information centre Renovate old buildings
Urban Initiate and The status quo analysis Allocate safe hygienic sites Space for reuse of urban Bethelsdorp SP The location of the The sites that have been identified for Agricultural development of has identified that the specifically for livestock wastes (fertiliser garden) o Lee Samuels farms should be away urban agriculture have been identified Urban agricultural community in the Drive from any residential/ because of the large amount of Zone zones Bethelsdorp LSDF area Use these sites for sustainable Farm market; commercial activities to livestock roaming in that area and the takes great pride in their methods to contribute to the Bethelsdorp SP prevent any nuisances need for urban agriculture based on the livestock although there is kraals identified in the site analysis To create a safe economy and the community by Community gardens o Phambili Street such as increased flies, no safe and hygienic survey. The sites were also selected by hygienic employing and using skills from Kwadwesi diseases etc. to spread location to keep all the identifying the best sites suited for environment for the community. Public and private o Mzimkhulu Street to the community. animals. The free roaming animal activities such as away from livestock where investment livestock has created human activity, located in areas that they can effectively Educate and encourage food Bethelsdorp SP The challenge would be many challenges for the are located near current agriculture contribute to the security through school Grazing grounds o Barberry Road to locate an agricultural community which is activity and located not too far from economy and the programmes and community site that is closely
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community. identified in the status meetings. located to the areas activity for safety reasons. quo. where there is currently Stimulating the productive reuse illegal livestock farming. of urban organic wastes by having As well as identifying vegetable gardens run by the possible water sources community and using vegetable and infrastructure fertiliser for these gardens. needed to accommodate such a development. Create space on sites and
consent in zoning schemes for sustainable neighbourhood The land needs to be gardens and markets large enough for the activities required;
Building capacity in urban agriculture
Encourage multi-stakeholder planning and involvement by including- government, private and community members when sites are being developed.
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Waste Creating Waste has been Increasing the weekly and Promote the prevention Recycling points can • Community points and Site locations will be identified by the Initiatives programmes and identified in the fortnightly pickups can decrease and reduction of pollution be located at all temporary skips can be Nelson Mandela Bay Waste locating space to status quo as a huge illegal dumping as well as schools, shopping implemented on sites Management Plan 2016 take place for waste problem in the LSDF creating policies that implement Provide sites for waste centres, garages and where illegal dumping is can change the study area. The stricter implications on those drop off in easily central points in common. outlook the attitude and businesses that do not register accessible and near to activity streets community has on behaviour of the for business waste pickups. The current illegal sites • The challenge with waste community towards Master Waste Management allocating sites for waste initiatives have programme has identified Education and Awareness temporary skips and created a challenge solution for the Nelson Mandela campaigns community points is that for municipality to Bay which will be incorporated in illegal dumping usually control the vast the document once the Master occurs on open spaces amount of litter and Waste Plan 2016 is complete. Provide recycle bins on and servitudes close to waste in the area. safe, accessible sites residential area. This can create unhealthy Create an environment where Reuse and recycle environment for the recycling is a way of life by stations can provide a residences. making recycling points facility for the community accessible and close to activity to organize recyclables • Increasing the weekly and reusable items. and fortnightly pickups Encourage waste management These stations can create can decrease illegal education and awareness jobs for the community dumping as well as programmes in community and can sell used creating policies that meetings and schools. products and bring implement stricter economic benefits to the implications on those area. businesses that do not register for business waste pickups.
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Bad Building Bad Buildings The status quo has Better utilization of unused Increased focus on Bethelsdorp The project must The sites where chosen because of Project Project emphasizes identified that there are buildings regeneration programmes o Bertram Road compliment the zoning the anti-social impact these specific the need to a few buildings in the in closer proximity to and surrounding land sites have on the area as well as upgrade current LSDF area that has Use of facilities and existing opportunities and West End uses. the IDP imperatives that were buildings that do potential to be infrastructure available to infrastructure o Jenneker Street identified by the municipality. not contribute to the upgraded or create social and commercial Site investigation and aesthetic of the redeveloped for new development to benefit the Development depends on community participation area as well as land use activities. community neighbourhood must be executed to create a social significance ensure that the hazard to the area. Bad Building projects need to be located where there is unused Support brown field land, dilapidated buildings and development and mixed where there is opportunity for land use redevelopment.
Bad buildings is a tool for urban regeneration
The strategy is to create an environment that supports Urban regeneration initiatives Social Implement The status quo has Open spaces that link schools, • Mobile police and day Post offices can be Social amenities can be Sites have been chosen on the Amenities amenities and identified gaps in sports facilities and social facilities clinics; and Schools located within activity clustered together to bases of the SCU’s, CSIR facilities that better facilities and amenities need to be preserved from provide more Guidelines for the Provision of nodes to better the quality of life in the LSDF area. development to create green Incorporate facilities and convenience Facilities and the Guidelines and access to These gaps have a linkages between facilities. amenities into appropriate accessibility for for Human Settlement facilities substantial impact on locations communities Clustering amenities Planning. the quality of life that Integrate different communities by gives more exposure Facilities and amenities are Schools the communities will providing shared facilities across Interrelationship or and encourages the use based on the 2km/ 30 minute experience. neighbourhoods linkages close to or Sanctor of public facilities. walk radius identified in the Facilities such as clustered facilities o Along Rensburg Proposals in areas such SCU guidelines schools, police Locate facilities on exposed and Road as Chatty, Booysens Sites are selected based on stations, churches and safe land to encourage use Reduced inequality and Park and Kwadwesi the need in the sub area as health facilities are the Bethelsdorp SP especially in terms of community increased security have clustered well as the population main facilities that are o Angola Road centres economic land use Facilities and amenities also lacking in the LSDF activities with social require a specific size of land Public facilities can create area. KwaDwesi amenities and according to the CSIR spaces of intense activity Use bad buildings projects for o AsrayI Street residential. guidelines. community activity because of Sites for the fire department central location. Booysen Park Preferably located and police station where o Booysens park where there is considered because of access Drive accessibility to public points and the sites central
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Community Centre and transport as well as position to reach a range of Library accessible to pedestrian different areas.
Sanctor o Soudien Road Clinics, police stations Arcadia and fire station need to o Laurence Erasmus service many Drive and Soudien neighbourhoods so the Road location needs to be central and accessible West End to main network o Esterhuizen systems. Street
Clinic Clinics will vary in Kwadwesi specialties. Some clinics o Msantulana will have a variety of Street services on one site while others will be Bethelsdorp SP specific for a certain o Laurence need. For example Erasmus clinics that deal with HIV/AIDs or Family Booysens Park planning. This will o Bloemendal depend on the site size Arteria and if there is space to have larger clinics in Arcadia that area. o Soudien Road Schools and community centres are Booysens Park recommended to be in o Booysens Drive the same facilities or Arcadia close to one another in Rensburg Road central location.
Fire station Bethelsdorp SP o George and Stanford street
Police Station Bethelsdorp SP o Auburn Road
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Industrial Create an The LSDF area has Providing areas for light industrial Intense concentration of Windvogel To exploit current Sites were chosen based on the Area agglomerate of many informal activities with in the LSDF area activities Bethelsdorp resources Bethelsdorp land survey, the status quo and industrial activity industrial activities can have a positive economic Road Road has a the surrounding environment of that is easily such as motor repair affect for the area. Linkage to infrastructure designated industrial the site that was chosen. accessible an offers shops, make shift Analysing opportunity costs for to support light industrial Govan Mbeki area that can be Criteria included need, available a variety of scrap yards and residents with hazardous and activity Uitenhage Road expanded. There is infrastructure, accessibility and industrial activity. mechanic. These were noisy land uses to relocate Booysens Park infrastructure and the general environmental factors identified in the land businesses to designated Contribute to the • Fiji and Mpuko accessibility to support that may be affected by light use survey. It was industrial area aesthetic of the area by this. The area can industrial activities. Street identified that the Create a flexible environment formalizing light become an LSDF area has where economic, social and industrial activities agglomeration of industrial activity within environmental can work Sanctor industrial services. the urban fabric that harmoniously though flexible • Esterhuizen affects the general zoning Street The challenge with the aesthetic of the site may be the far Saint Bede residential area. proximity to light Street industrial businesses within the residential fabric.
Activity must adhere to regulations to ensure that noise or air pollution and other hazards do not effect surrounding communities Human Provide adequate The status quo Infill development Improved quality of Bethelsdorp SP Accessibility to basic Sites were selected on the bases Settlements shelter analysis has identified residential o Rensburg services of the current informal settlements that the LSDF area Promote appropriate densities accommodation street in the area. Upgrading informal Promoting has pockets of Accessibility to settlement sites has also and densification in appropriate sustainable land informal settlements locations Booysens Park economic activities considered the surround use planning and that have been Higher capacity of land , o Booysens and social services amenities and facilities. developed informally. management; Higher densities also provide an infrastructure and Park Road The areas do not have opportunity to increase social buildings to adopt Accessibility to waste management Promoting human amenities in the area and provide different uses over time Arcadia accommodation which resource systems, water is well located, suitable more spaces for economic o Soudien electricity or sanitation development and development. Road for human liveability, services. Booysen capacity-building for Range of housing affordable, human settlement Park has the highest typologies appropriate, and development. density informal Identify the optimal use of financially sustainable settlement in the infrastructure and resources
Identify areas that Bethelsdorp LSDF Land must be
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have potential to area. Insure adequate provision of owned by the state bring economic and social and economic amenities or land must be developmental obtained from land growth into the owners Improve quality of residential area. accommodation
Bulk services need Formalization of to be implemented informal Clustered activities in identified on the proposed settlements location site.
Higher capacity of land , infrastructure and buildings to adopt different uses over time
Range of housing typologies
Focus is on extending an appropriate regulatory framework to ensure health and safety rights are being implemented
Integration of settlements into the mainstream urban fabric
Resolve illegality of land use through accommodating informal settlements in the town planning scheme
Installation of bulk services infrastructure
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Activity Focal The focal points are It has been identified Identify the optimal use of Mixed land use with retail Clearly Park The selected sites should The major activity focus points are Points aimed at bringing that there is a lack of infrastructure and resources and amenities o Stanford Road be easily accessible located strategically on major activity investment into the designated economic (Intersection of Located on main roads corridors. These are major entrance LSDF area. areas in the LSDF Insure adequate provision of Improved public transport Rensburg and Be in close proximity to points into the LSDF area area. There is a high social and economic amenities stops and pedestrian Stanford road to public transport unemployment rate in crossing to better Chatty Extension) Be able to support a The intersection between Uitenhage the LSDF area and Improving housing near major accessibility for variety of economic Road and Ralo Street needs to one of the contributing systems and infrastructure by pedestrians Kwadwesi activities such as retail accommodate public transport stops, factors can be the lack encouraging investment, o Intersection of and office space safe pedestrian networks with cycle opportunities. Creating maintaining safety and alleviating Taxi ranks and bus stops Uitenhage Road Have good visibility from lanes and pedestrian footpaths to centralised activity environmental hazards must be located near and Ralo Street main roads to gain the increase accessibility into the area. . focal points can bring major activity points attention of passing economic and Accommodate for bus stops and travelers and boost the o Bethelsdorp SP The Ziyabuya Mall is in a central development pedestrians Public and private economy of the area o Stanford Road location opposite the police station, opportunity. investment must be and George construction material site and Enhance competitiveness of incorporated in the Botha informal trade as well as along a labour market by creating expansion of these major arterial. The node can service designated areas for economic developments Kwamagxaki, Kwadwesi, New growth Kwadwesi and Masibulele. The Node can be improved by providing formal structures for informal traders, expanding the light industrial area.
Ziyabuya Mall is the on route half way mall from Despatch to Port Elizabeth CBD
Locating these activities along Uitenhage Road provides convenient access and suitable road infrastructure for light industry.
Cleary Park is strategic located near the entrance of the LSDF area. Cleary Park can be designed into a memorable entrance to the LSDF area with public transport, public transport stops mixed land uses, offices. The site is also support by the NMBM SDF.
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The Bethelsdorp Activity Point is located on Stanford Road, this creates a link of activity between Clearly Park, Bethelsdorp and Chatty. The Bethelsdorp Activity Point has good access and can play an important role for emergency services. The site has access to Stanford Road, and Rensburg which travels directly into Bethelsdorp to Kwadwesi which links to old Uitenhage Road and Uitenhage Road
Growth Point Growth Points are Stanford Road has been Locate growth point that create Channel and direct Chatty The Growth points sites Booysens Park and Stanford Road identified as areas identified as a major new movement systems between development to o Booysens are recommended to be have the possibility for mixed land that have potential network that links the PE existing economic nodes and new designated activity points Park and in strategic locations uses and housing typologies to be major activity CBD and Uitenhage nodes Stanford Road because they will link to because of the future developments areas which attract through Bethelsdorp and Using zonings that support the Commercial development, Chatty the surrounding that will be occurring in the area as and bring economic the future Jachvlakte growths points objective by being housing developments, o Bloemendal potential development well as the close proximity to growth as well as Development. mixed land use with social public space and facilities Arterial as well as nodes Stanford Road as an access point social integration in facilities, residential and business. located along the and amenities such as the day to the area. Chatty is a growing Accessibility, visibility and safety Mixed income housing, Stanford Road such as clinic. housing settlement that is recommended to ensure a Jachvlakte development Providing different housing needs amenities, services walkable environment especially Medium density typologies along nodes and activity and facilities. The area is that the Chatty community are residential This node will be a hub streets should also be considered. currently facing a variety mostly pedestrians accommodation point linking the CBD The challenge with these sites are of challenges such as lack Designate areas for public will the LSDF area to the infrastructure and upgrading of of tar roads, no facilities transport terminals to allow for an Transport interchanges new Chatty and roads to accommodate the growing and no economic easy transition between buses Jachvlakte development settlements.
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opportunities. The site is come from the CBD to the Chatty Clinics, educational to Uitenhage therefore The Bloemendal and Stanford also located far from areas and transferring people to facilities and community the sites need to be in growth point is a major transport public transport facilities taxis to get to the destinations centres central and accessible interchange. The Bloemendal and opportunities. The locations arterial runs across Growth points can change the bleak outlook for the Chatty community and the Bethelsdorp LSDF area.
Neighbourho The neighbourhood Formal areas of Neighbourhood activity points These activity points are a Booysens Park Neighbourhood activity Booysen Park Drive currently has od activity activity point is economic activity are supports the residential smaller hierarchy than the o Booysen Park points are walk up housing, providing different point intended to bring located far from businesses by creating a walkable activity focal points but Drive recommended to have residential typologies can support economic activities communities. The area and active area by clustering provide an important an attraction close to the the neighbourhood node and to a local level. LSDF area has many residential businesses through function of servicing the Kwamagxaki activity streets that will contribute to new developments in Bringing residential businesses land use management local Neighbourhood o Ralo Street draw the people to the the Booysen Park area. As well as convenience to the and activity in area. provide affordable housing for the communities and prominent streets. informal settlements in the area. Clustered activities in identified Activity street Govan Mbeki Example: Ralo street allocating sites These streets may strategic locations will create a o Old Uitenhage currently has a taxi stop specifically for local have household with larger flow of people and activity Pedestrian Dominated Road and a [pre-primary close Old Uitenhage is a primary route activity. businesses such as bringing more economic and with slow moving traffic to the activity point, that does not accommodate the shebeens, spaza social cohesion in these areas. Govan Mbeki has a current business and pedestrian Arcadia shops, and funeral Development that sports field along the activity located along the network. o Rensburg and parlours and doctors Reduce transport costs and times encourages a broader same activity street, This network can have points of Barberry Road rooms. These for commute by providing local range of income groups Booysens Park has activity and points of vehicle
residential businesses conveniences close to religious institutions and movement. need to be communities Create an environment Bethelsdorp SP a school along the route. acknowledged and that supports a sense of o Laurence Site selection should Ralo Street is in a central location supported Promote urban economic place Erasmus Drive have education, and has large amounts of development to enhance the and Rensburg community, religious or pedestrian traffic especially near capacity of urban areas by These neighborhood Street recreational facilities the bus and taxi stops as well as implementing development activity points link to o William Slammert close to activity areas. informal trading facilities. This programmes surrounding areas, and Scholtz Road The organic sprawl of location provides opportunity for schools and o Stanford Road residential businesses is supporting local businesses neighborhoods and Heathcote common in the LSDF Promote a positive cycle of growth because of the centrality and the area but in many cases and investment infrastructure in place. like William Slammert
road and Rensburg road Support local businesses and Old Uitenhage road and corner
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encourage activity these activities are William Slammert road has informal already clustered with activity and large pedestrian Create new business clusters activity. movement. This location for a which maximizes effort through neighbourhood node will support creating mixed use environments the community and provide a central location for activity. Identify erven recommended for enhanced business rights in Rensburg and Barberry road appropriate locations intersection has land for extending the light industry as well as the Providing space for informal service and retail centre. traders focused around economic and pedestrian movement William Slammert and Schultz Road generator is a busy intersection with
residential businesses and a centre Adequate facilities in well located with many family businesses. The spaces should be provided upgrade and inclusion of the development strategies can create an activity centre
Stanford Road and Heathcote can be another activity point that links Cleary Park node along Stanford road.
Service Service and Retail Multi-modal Located at the intersection of Affordable housing Arcadia Investigation into the Rensburg and barberry road has and Retail zone is similar to transportation and land movement routes Services and o Rensburg Road introducing informal brick manufacturing already on the Zone neighbourhood use patterns that economic activities and Butterlily settlements into the site. This plays as an opportunity to activity but it is on a support public Well serviced by public transport Light industrial Road formal economy also add on to the site. The site is larger scale and transportation and and improved taxi ranks activity also occupied by an informal incorporates light pedestrian movement Public transport stops Consider Infrastructure settlement. This provides an industrial activity Mixed land use activities Close proximity to and land restraints opportunity to formalise the informal and public services. community services settlement, create a space for retail Increased profile of the Located at the intersection of such as vegetable and convenience shopping as well pedestrian and public movement routes gardens as creating light industry in the transport aspects of Cluster of public same facility. nodes services The site is located on a main intersection which provides access Promote a positive for the light industrial activity and cycle of growth and public services. The density on the investment site is high therefore there is an increased demand for close
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convenient retail and convenience shopping. This brings economic activity and public services into the Create a central point area as well as opportunities for the where residents and community. communities can use a range public services
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Elizabeth scheme area includes the formal Port Elizabeth Municipal 10. LAND USE GUIDELINES area which includes most parts of the Bethelsdorp area excluding
KwaMagxaki and KwaDwesi. These excluded areas are covered by The land use guidelines provide an overview of applicable the IKKM Scheme. The IKKM Scheme is guided by the Provincial development controls for each of the land use categories in the Notice 733 of 1989 (Black Communities Act) legislation and was study area as well as to provide guidance on the process of amended in 1990. Both schemes have electronic scheme maps and assessing and approving land use applications within the LSDF scheme registries according to the NMMM (Towards a New Land area. The guidelines assist government, private interests and the Use Management System (Nelson Mandela Metropolitan general public on the different land uses and development Municipality, 2005). parameters which are applicable in the LSDF area which will The regulations of a Town Planning Scheme in terms of the Spatial ultimately produce cohesive development that is in line with the Planning and Land Use Management Act (Act 16 of 2013) indicates strategic vision. that the scheme needs to be simplified yet comprehensive as well as the following:
Port Elizabeth Zoning Scheme, the IKKM Town Planning Regulations and procedures that must be followed for land Scheme and future replacement schemes use development and management of any land as well as guidelines for lodging applications, objecting and appeals; The intention of a Town Planning Scheme is to act as a statutory Assessment guidelines to ensure compliance with tool for implementing the Spatial Development Plan; there are two requirements stipulated in the procedural guidelines for schemes that govern the LSDF area which are the Port Elizabeth lodging an application. and IKKM Zoning Scheme. A wall to wall scheme may be investigated to unify all current The Port Elizabeth Zoning Scheme is guided by the Land Use schemes. Development parameters described in the sections that Planning Ordinance legislation and was amended in 1993. The Port
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follow would then be aligned to the future replacement scheme Central and South Arcadia. once such has been adopted. Central areas in Booysen Park; Dominates the bulk of West End, Windvogel, Hillside, Cleary
Park and Salsonville 10.1 RESIDENTIAL CATEGORIES
The Bethelsdorp LSDF area has a substantial amount of illegal land 10.1.1.2 DEVELOPMENT CONCEPT use activity according to the current Port Elizabeth Zoning Scheme. Low Density Residential is more in line with the densities currently Land use activities such as scrap yards, taverns, shops, car found in the LSDF area. Low Density Residential can include mechanics and churches have been identified on sites that are not buildings such as a dwelling unit with consent of the following zoned for that activity. These activities have been acknowledged boarding houses, backpacker’s facilities, guest houses, and and have been accommodated into the residential fabric at the children homes, place of public worship, special uses and group consent of the municipality housing at the consent of the council. Low Density residential falls under Residential Zone 1 and Residential Zone 2 of the Port Elizabeth Zoning Scheme and IKKM Zoning Scheme. The density 10.1.1 LOW DENSITY RESIDENTIAL for low density residential is 20 – 40 dwelling units per hectare.
10.1.1.1 LOCATION 10.1.1.3 DEVELOPMENT PARAMETERS
Mostly covers the following areas: Recommended Uses Covers the entire KwaMagxaki, Kwadwesi and Salt Lake Low density residential max du/ha 20 - 40 areas.
Central Sanctor (East of Sanctor high school). East and central southern areas in Bethelsdorp;
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Building Lines
Recommended Use Zone As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme and future replacement scheme PE Zoning Scheme: Residential 1; Residential 2
IKKM Zoning Scheme: Residential 1; Residential 2
10.1.2 MEDIUM DENSITY RESIDENTIAL
Height 10.1.2.1 LOCATION
As per the applicable zoning scheme
Covers the entire Govan Mbeki
Coverage Covers north of Arcadia East of Booysen Park As per the applicable zoning scheme Central East of Bethelsdorp North of Hillside; South of Sanctor Parking North side of West End On-site parking according to DOT standards and /or as per relevant scheme 10.1.2.2 DEVELOPMENT CONCEPT
Medium Density Residential provides for townhouses and walk-
ups in the LSDF area including proposed medium densities on
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vacant land. It can include a variation of semi-detached, row or Height linked residential units as well as retirement complexes. The density As per the applicable zoning scheme for medium density residential is 40 - 80 dwelling units per hectare.
Specific reference should be given to design parameters, provision of open spaces, infrastructure and service provision. Medium Coverage density is recommended to be located near main transport linkages As per the applicable zoning scheme and near service centres.
Parking 10.1.2.3 DEVELOPMENT PARAMETERS On-site parking according to DOT standards and /or as per relevant Recommended Uses scheme
Medium density max density 40 - 80 du/ha
Building Lines
Recommended Use Zone As per Port Elizabeth Zoning Scheme or IKKM Zoning Scheme as well as the future replacement scheme. PE Zoning Scheme: Residential 1, Residential 2, Residential 3, and Residential 4
IKKM Zoning Scheme: General residential; or
As per future replacement scheme
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10.1.3 HIGH DENSITY RESIDENTIAL recommended to be located near main transport linkages and near service centres. 10.1.3.1 LOCATION 10.1.3.3 DEVELOPMENT PARAMETERS South-East of the intersection Bethelsdorp Road and Old Uitenhage Road (in Arcadia) Recommended Uses East of the intersection Rensburg and Barberry Road (in Dwelling Units Arcadia) West of Barberry Road(in Bethelsdorp) Residential buildings
South of Old Uitenhage Road in Bethelsdorp South-West of the intersection of William Slammert Drive and in Booysen Park Drive (Booysen Park). Recommended Use Zone
West of Booysen Park. PE Zoning Scheme: Residential 2, Residential 3, and Residential 4
10.1.3.2 DEVELOPMENT CONCEPT IKKM Zoning Scheme: Residential 1 and Residential Zone 2
High Density Residential provides for townhouses and walk-ups in the LSDF area including proposed high densities on vacant land. It Height can include a variation of residential dwelling types including walk- ups/multi-story housing. The density for high density residential is As per the applicable zoning scheme 55<120 units per hectare.
Specific reference should be given to design parameters, provision Coverage of open spaces, infrastructure and service provision. High density is As per the applicable zoning scheme
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10.2 MIXED USE CATEGORIES
Parking
On-site parking according to DOT standards and /or as per relevant scheme 10.2.1 BUSINESS
Building Lines 10.2.1.1 LOCATION
As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme Intersection of Uitenhage Road and Ralo Street (Ziyabuya and future replacement scheme Mall) Clearly Park Mall, south of the intersection Stanford Road Special Recommendations (Provision including Port Elizabeth and Rensburg Road Zoning Scheme and IKKM Zoning Scheme) The intersection Stanford Road and the link Extension Road Business activity should be at low to medium intensity in Chatty No noxious uses are permitted within this land use category The intersection Stanford Road and Heathcote Road Flats and walk-ups are recommended for this category to formalise informal housing and provide different housing typologies 10.2.1.2 DEVELOPMENT CONCEPT
The core proposal within this mixed use category is that of
determining and enhancing activity focus points. Activity focus points are strategically located on major activity corridors. These are entrance points into the LSDF area as well as half way points
between Port Elizabeth, Dispatch and Uitenhage. Concentrated areas of activity provide a focused point where economic and social
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activities can be accessed. These activity areas support local Coverage businesses and encourage external businesses to invest. As per the applicable zoning scheme
10.2.1.3 DEVELOPMENT PARAMETERS Parking
Recommended Uses On-site parking according to DOT standards and /or as per relevant scheme Offices, Retail, Transportation facilities, General Business, Public services, Light Industrial as well as any other uses permissible in the recommended Use Zones in the applicable Zoning scheme. Building Lines
As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme and future replacement scheme
Recommended Use Zone Special Recommendations (Provision including Port Elizabeth Zoning Scheme and IKKM Zoning Scheme) PE Zoning Scheme: Business 1, Business 2, Business 3, Industrial 2 Possible inclusion of light manufacturing, storage and goods handling IKKM Zoning Scheme; Business Zone Cluster activities in concentrated area Provision for informal trade Provision for industrial activity Height
As per the applicable zoning scheme
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10.2.2 MIXED USE 1 in the area as well as the close proximity to Stanford Road as an access point and current amenities such as the day clinic. 10.2.2.1 LOCATION Growth point links to the surrounding potential development as well Stanford Road and Booysen Park Drive as nodes. The intersection Bloemendal Arterial Road and Stanford
Road.
The square within St Bede Street, St Anne Street, St 10.2.2.3 DEVELOPMENT PARAMETERS Arcadius Street and St Bridge Steers. West of the intersection George Botha road and Stanford Recommended Uses
road. PE Zoning Scheme: Public facilities, Offices, Retail, Public Services (Clinics and Police Stations), Educational Facilities, Place of Worship, Petrol Garages, Transportation Facilities, Light industrial 10.2.2.2 DEVELOPMENT CONCEPT and Residential activity as well as any other uses permissible in the
The core proposal within this mixed use category is that of recommended Use Zones in the applicable Zoning Scheme. establishing growth points. Growth Points are intended to create IKKM Zoning Scheme: Places of Instruction, Places of Worship, linkages between existing economic nodes and new nodes by Community Facilities, Shebeens, Service Stations, and Service creating a point of activity. Activities such as commercial Trades development, housing developments, public space and facilities should be encouraged in these areas.
Growth Points have the possibility for mixed land uses and housing typologies because of the future developments that will be occurring
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Recommended Use Zone
PE Zoning Scheme: Business 1, Business 2 and Business 3, Special Recommendations (Provision including Port Elizabeth Residential 2 and Residential 3, Community 1, Community 2 and Zoning Scheme and IKKM Zoning Scheme) Community 3 Consideration of infrastructure development and upgrading IKKM Zoning Scheme; Residential Zone, Institutional Zone, of services should be incorporated into development plans Business, Residential 2, Residential 3 to accommodate the growing settlements. Provision for informal traders Height Consideration of public open space required for the density As per the applicable zoning scheme unit
Coverage
As per the applicable zoning scheme 10.2.3 MIXED USE 2
Parking 10.2.3.1 LOCATION
On-site parking according to DOT standards and /or as per relevant The intersection of Rensburg Road and Butterlily Road; scheme The intersection of the link Extension Road and The Railway
in Chatty. Building Lines 10.2.3.2 DEVELOPMENT CONCEPT As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme and future replacement scheme Proposals within the mixed use 2 land use zone focus on the establishment of service and retail zones which support public
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transportation and pedestrian movement as well as increased Coverage access to social services. These service and retail zones also have As per the applicable zoning scheme business activities as well as residential activity. Non-residential uses are limited to existing and emerging service and retail zones. Parking
On-site parking according to DOT standards and /or as per relevant scheme 10.2.3.3 DEVELOPMENT PARAMETERS Building Lines Recommended Uses As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme Retail, Shops, Offices, Light Industrial Activity, Scrap Yard, and future replacement scheme Residential, Public Services (Courts, Community Halls, Police
Station), and Residential as well as any other uses permissible in the recommended Use Zones in the applicable Zoning scheme. Special Recommendations (Provision including Port Elizabeth Zoning Scheme and IKKM Zoning Scheme) Recommended Use Zone Public open spaces should be provided as per the Port PE Zoning Scheme: Residential 2, Business 2, Business 3, Elizabeth Zoning Scheme and IKKM Zoning Scheme Community 1 and Residential 3 Retail activities are recommended to be restricted to the first IKKM Zoning Scheme: Residential 1, Residential 2, Residential 3, floor. Business
Height
As per the applicable zoning scheme
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10.2.4 MIXED USE 3 to service the local neighbourhood by clustering social and business activities in identified strategic locations. Clustering 10.2.4.1 LOCATION activities will then reduce transport costs and times for commute by providing local conveniences close to communities. Neighbourhood The intersection William Slammert Drive and Laurens activity points promote urban economic development to enhance Erasmus Drive the capacity of urban areas by promoting certain land uses.
The intersection of Booysen Park Drive and William Neighbourhood activity points are located in certain areas to Slammert promote and support local businesses as well as creating new The intersection of Mpuko street and William Slammert business clusters in mixed use environments. Neighbourhood Old Uitenhage Road and Wimmer Road activity points should accommodate informal economic activity that Adams street opposite Triomf Primary in Salsonville is focused around economic and pedestrian movement generators. East corner of Esterhuizen Street and Teak Street in West Neighbourhood Activity points are recommended to incorporate the End following: Laurence Erasmus Road and Rensburg Road; William Slammert and Scholtz Road Pedestrian dominant with slow moving traffic and on street The intersection of Ralo Street and Mooda Street in parking. KwaMagxaki Short blocks and low rise buildings An environment that supports a sense of place Recommended to link to surrounding schools and neighbourhoods. 10.2.4.2 DEVELOPMENT CONCEPT
Proposals within the mixed use 3 land use zone focus on the establishment of neighbourhood activity points which are intended
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10.2.4.3 DEVELOPMENT PARAMETERS Parking
Recommended Uses On-site parking according to DOT standards and /or as per relevant scheme Education Facilities, Home Enterprises, House Shops, Social Facilities, Place of worship, Sports Facilities, Public transport facilities, Informal Trade Facilities and Dwelling Units as well as any Building Lines other uses permissible in the recommended Use Zones in the applicable Zoning scheme. As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme and future replacement scheme
Recommended Use Zone Special Recommendations (Provision including Port Elizabeth PE Zoning Scheme: Business 3, Residential 1, Residential 2, Zoning Scheme and IKKM Zoning) Residential 3, Community 1, Community 2 and Community 3 Any other use as determined by council, except noxious use IKKM Zoning Scheme: Business, Residential 1, Residential 2, and may have specific development parameters Residential 3 Possible inclusion of light manufacturing, storage and scrap yard (Approval by council) Sub division recommended only for properties >600m² Height
As per the applicable zoning scheme
Coverage
As per the applicable zoning scheme
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10.2.5 HERITAGE Preservation of the building; Risky and noxious land uses should not be approved around 10.2.5.1 LOCATION the site; Accessible to the general public; Water Road and Brink Road Surrounding land uses should enhance aesthetic appeal; and 10.2.5.2 DEVELOPMENT CONCEPT Heritage value should be a protected resource. Heritage sites fall under Community Zone 2 of the Port Elizabeth Zoning Scheme. The heritage category makes provision for mixed land uses which do not detract from the heritage rich resources in the area, while The intention of the Tourism Hub is to develop the following: promoting activity in the area. Activity area Defined sense of place Easily accessible Heritage Site Mixed land uses Heritage sites include monuments, historical buildings and Pedestrian Friendly significant historical developments. Historical resources pose as an Attract visitors with recreational activities economic and development opportunity. Preservation of heritage Invest in the tourism economy buildings contributes to the character and tourism potential of the Contribute to aesthetic historical appeal LSDF area. Integration between the community and activity area Land use requirements for heritage sites should consider the following:
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10.2.5.3 DEVELOPMENT PARAMETERS Parking
Recommended Uses On-site parking according to DOT standards and /or as per relevant scheme Information centre, Community centre, Public park, Guest lodges, Hotels, Residential, Shops, Restaurants, Museum, Transport Building Lines Facilities, Public Park, Nature Reserve, Cemetery, Social Facilities, As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme Educational Facilities and Churches and future replacement scheme
Recommended Use Zone Special Recommendations (Provision including Port Elizabeth PE Zoning Scheme: Business 1, Business 2, and Business 3, Zoning Scheme and IKKM Zoning Scheme) Community 1, Community 2, Public Open Space Residential 2 and Provision for informal trade facilities Residential 3 Nature reserve and CBAs must be priority for protection with IKKM Zoning Scheme: Open Space, Residential, Business, no development in this area Institutional and Street Heritage buildings and sites should be preserved Any other use as determined by council, except noxious use Height may have specific development parameters As per the applicable zoning scheme
10.2.6 INDUSTRIAL Coverage The industrial land use includes activities such as manufacturing As per the applicable zoning scheme and light industrial activity. Bethelsdorp LSDF area has many sites
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in the residential fabric that are being used for industrial activity 10.2.6.3 DEVELOPMENT PARAMETERS such as scrap yards, car mechanics etc. Prior to an application for Activity must adhere to regulations to ensure that noise or air industrial use being approved, there has to be an investigation into pollution and other hazards do not affect surrounding communities. how each application for industrial activity will impact the surrounding land uses and if it will complement the surrounding Recommended Uses areas. Scrap Yards, Manufacturing, Spray Painting, Industries, Business Purposes, Public Garages, Parking, Warehousing, Shops and Builders Yard 10.2.6.1 LOCATION
• East of Stanford Road in Windvogel Recommended Use Zone • Uitenhage Road close to Ziyabuya Mall
• The intersection of Bethelsdorp Road and Old Uitenhage PE Zoning Scheme: Industrial 2 • Along Esterhuizen Street North West of West End IKKM Zoning Scheme: Industrial Zone • East of St Bede Street
• The intersection of Rensburg and Barberry Road
Height
10.2.6.2 DEVELOPMENT CONCEPT As per the applicable zoning scheme
Create an agglomerate of industrial activity that is easily accessible Coverage and offers a variety of industrial activity as well as accommodating for less intensive industrial activity. As per the applicable zoning scheme
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Parking 10.2.7 HUMAN SETTLEMENTSDEVELOPMENT
On-site parking according to DOT standards and /or as per relevant This category has been developed specifically to accommodate scheme future human settlements development within the Jacht Vlakte development.
Uses within this category will vary and may consist of, but not be Building Lines limited to, the following: As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme Residential; and future replacement scheme Open spaces; Community facilities/ amenities;
Special Recommendations (Provision including Port Elizabeth Mixed uses; Zoning Scheme and IKKM Zoning) Transport.
• Strict environmental, aesthetic and pollution control must be applied to the proposed developments • Approval for noxious uses needs to be thoroughly investigated to insure that the surrounding areas will not be affected.
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Residential Core Roads are found exclusively in residential areas 10.2.8 TRANSPORTATION CATEGORIES and serve residential traffic and public transport. These roads Transportation refers to land use that provisions for transportation connect neighborhoods and activity hubs. amenities and facilities, transportation infrastructure for public use Local Streets are on a smaller scale compared to the above and land that has been allocated for motorised and non-motorised mention hierarchies. Local streets serve residential access to vehicles. The following should be considered: individual and adjacent properties. Local streets should have a Wheelchair friendly sidewalks; pedestrian focus and focused on accessibility. Public street furniture and parking; Rail Bus stops; Street trading; Metrorail has prepared a Regional Rail Plan in NNMBMs CITPs Complete streets; and (2011/2012) proposed to set land aside for future rail services along Taxi facilities Stanford. This impacts the LSDF area because there is existing north –south railway servitude through Chatty for future development. The NMBM BEPP 2016-2017 has noted that there 10.2.8.1 DEVELOPMENT CONCEPT has been provision for a railway station at KwaNobuhle Estate which will link Chatty/Jachvlakte to KwaNobuhle. The LSDF area has following transport categories. According to International standards, the standard recommended
building setbacks for new residential development in proximity to
Main Roads railway operations is as follows:
These include the networks connecting local areas to the LSDF Freight Rail Yard 300m area. The road has the highest volume of traffic compared to the Principle Main Line 30 meters (Guidelines for New other hierarchies as well as the longest length. Development in Proximity to Railway Operations, 2013).
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should be encouraged and spatially protected especially if The setback should be measures from the mutual property line to undesirable land uses illegally occupy these spaces. the building face. This ensures that there is room very future The sub categories for open spaces include the following: development (Guidelines for New Development in Proximity to Railway Operations, 2013). Critical Biodiversity Area Cemeteries Noise barriers should be implemented as well the following distance Recreational between the train tracks and residential/ commercial activity: Public Open Spaces Freight Rail – 1000m Urban agriculture Principal Main Line-300m Protected areas Planned road extensions Ecological Support Areas Infrastructure This entails planned extensions to roads to accommodate Road reserves development and enhance efficiency of movement along Rail reserves. determined routes.
10.3.1 URBAN AGRICULTURE CATEGORY
10.3 OPEN SPACE CATEGORIES Urban agriculture has been identified as a necessary activity within the LSDF area. There is a high amount of illegal grazing which has led to the need for designated agriculture zones. The objective of
The Open Space category is intended to create vibrant, safe, this category is to control and manage the currently unregulated live regulated, well managed and maintained public and private stock in the LSDF area as well as designate land for community environments. Wetland systems and key natural drainage areas gardens and identify any other agricultural uses in the area. should be protected from development. A network of open spaces
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Urban agriculture may take place on the homestead or on land 10.3.1.2 DEVELOPMENT CONCEPT away from the residence, on private land or on public, or semi- To create a safe hygienic environment for livestock where they can public land (schoolyards, grounds of schools). This depends on the effectively contribute to the economy and the community through intensity and extent of the activity. education and encouraging food security. According to the Urban Agriculture Policy for Nelson Mandela Bay Urban Agriculture contributes to greening the city and reducing Municipality, activities of urban agriculture include private home urban heat and dust. Urban Agriculture is intended to stimulate the gardens, subsistence agriculture, community gardens, urban live- productive reuse of urban organic wastes and reducing the urban stock-keeping, produce for markets, small holding agriculture within ecological footprint. the municipal area and small-scale commercial urban agriculture involving livestock, crops, poultry and piggery. The policy also Instigating urban agriculture initiative will have to involve public permits, for the purposes of improving livelihoods and developing participation, multi-stakeholder planning and selecting the local economy, production, processing, marketing and environmental programmes that can maximise the initiatives such distribution of crops and animals as well as products from these in as reusing urban waste. an urban environment using locally available resources. In addition and as guided by the Urban Agriculture Policy, these
10.3.1.1 LOCATION initiatives have to target beneficiaries based on vulnerability and need, and priority should be asserted to women, youth children and • Lee Samuels Drive differently abled. • Vulindela Street
• Mzimkhulu Street
• Barberry Road
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10.3.1.3 DEVELOPMENT PARAMETERS 10.3.2 ALL OTHER OPEN SPACE CATEGORIES
Recommended Uses 10.3.2.1 LOCATION Farm Store, Vegetable Gardens, Small Kraals, Grazing Grounds The open space system is located throughout the LSDF area and Community gardens
Recommended Use Zone 10.3.2.2 DEVELOPMENT PARAMETERS
PE Zoning Scheme: Special Purposes Zone as per PE Zoning Scheme or IKKM Zoning Scheme and future replacement scheme. IKKM Zoning Scheme: Special Zone
Recommended Uses Special Recommendations (Provision including Port Elizabeth Zoning Scheme and IKKM Zoning Scheme) Open space, park, garden, recreation site, sport field or square, nature reserves, critical biodiversity areas and protected Urban Agriculture needs to be monitored and have strict environments as declared in terms of the National Environmental access points Management: Protected Areas Act, 2003 (Act no. 57 of 2003) and Water and infrastructure facilities need to be considered in the Integrated Environmental Policy for Nelson Mandela Bay development plans Metropolitan Municipality.
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Recommended Use Zone Open Space development parameters are centred on site specifications. PE Zoning Scheme: Private Open Space and Public Open Space Consent use for open space is cemeteries, sports facilities, IKKM Zoning Scheme: Open Space tourist facility and telecommunication towers according to the Port Elizabeth Zoning Scheme and IKKM Zoning Coverage Scheme. As per the applicable zoning scheme Open space requirements are determined on the Guidelines for Human Settlement Planning and Design by CSIR
Building as well as the Sustainable Community Unit and the Parking CSIR Guidelines for the Provision of Social Facilities in South Africa. These guidelines will work in conjunction with On-site parking according to DOT standards and /or as per relevant the density of the area, typology and available land. scheme
10.4 COMMUNITY CATEGORIES Building Lines Allocation of institutional land in strategic and convenient locations As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme gives guidance on the planning of public facilities within residential and future replacement scheme. settlements. According to the Guidelines for Human Settlement Planning and Design by CSIR Building as well as the Sustainable
Community Unit, states that land needs to be reserved for social Special Recommendations (Provision including Port Elizabeth facilities and institutional land use. By following the SCU to allocate Zoning Scheme and IKKM Zoning Scheme) land for social facilities ensures that communities are in walking distance form necessary facilities.
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Institutional and community facilities that are required for the LSDF providing more exposure and encouraging usage as well as provide are identified on pg. 68 in terms of the Guidelines for Human more convenience for the community. Settlement Planning and Design by CSIR Building and Construction The following should be considered in the development concept: Design. • Develop open spaces that link schools, sports facilities Community categories within the LSDF area are as follows: and developing a safe pedestrian route; Community • Integrate different communities by providing shared Municipal owned facilities across neighbourhoods; Primary school • Locate facilities on exposed land to encourage use; Secondary school • Reduction of the land required by clustering facilities; Religious institutions • Preferably located where there is accessibility to public Future primary school transport as well as accessible to pedestrian; Future secondary school. • Clinics, police stations and fire station need to service many neighbourhoods so the location needs to be central and accessible to main network systems; 10.4.1 LOCATION • Clinics will vary in specialties. Some clinics will have a variety of services on one site while others will be Social facilities sites are located evenly across the LSDF area as specific for a certain need. For example clinics that deal per the SCU Guidelines. with HIV/AIDs or Family planning; and
10.4.2 DEVELOPMENT CONCEPT • Post offices can be located within activity nodes to better accessibility for communities Social facilities should be clustered with other social and economic • activities which will reduce inequality and increased security. Clustering public facilities can create spaces of intense activity,
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10.4.3 DEVELOPMENT PARAMETERS Building Lines
Recommended Uses As per the Port Elizabeth Zoning Scheme, IKKM Zoning Scheme and future replacement scheme Fire services, police stations, clinics, dumping grounds, community facilities, place of worship, place of education, place of assembly, cultural land, museums, waste disposal sites, reservoirs servitudes, electricity substations and any other activity that could fall into the definition of institution. Institution excludes offices and mainly administrative activities, Community Facilities
Recommended Use Zone
PE Zoning Scheme: Community 1, Community 2 and Community 3
IKKM Zoning Scheme: Institutional 1, Institutional 2, Institutional 3
Coverage
As per the applicable zoning scheme
Parking
On-site parking according to DOT standards and /or as per relevant scheme
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11. DEVELOPMENT GUIDELINES o Strong local identity Signage o Consistent and coordinated development o Legible place 11.1 INTRODUCTION o Pedestrian signs at key nodes o The development guidelines set out a range of requirements and Use of paving techniques that may be adopted to achieve the desired vision of the Lighting LSDF area. A development should meet all the design guidelines, o Specifically for pedestrian therefore increasing night however Council can allow variations where fit to contribute to the activity and safety overall LSDF vision. Street furniture Social Space All development must generally be consistent with the CSU o Activity areas Guidelines and the Nelson Mandela Bay Municipal SDF. o Mix uses
11.2 PUBLIC REALM
11.3 STREETSCAPE HIERARCHY The public realm includes all the space between buildings that can be freely accessed, including outdoor areas such as roads, parks, Streetscape plays a central role in the formation of the public realm. squares, pedestrian routes and cycle ways. The condition of and They function both as important public space and as the network of quality of streets and spaces have a major impact on the quality of linkages, connecting all public and private space of the LSDF area. life. It is important to ensure development is on a human scale and Walking is the primary mode of transportation in the LSDF area that design can create an environment is in line with the desired therefore sidewalks should be on both sides of the all streets. vision. Important aspects of the public realm include the following:
Distinctive places
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Considerations should include the following: For sidewalks constructed between the wall and street need to be wider to remove the discomfort of walking directly Walking should be encouraged by providing safety, against the wall convenience and comfort in design. Pedestrian-scaled lighting should be incorporated To limit the number of conflicts with other modes of appropriately. transport, sidewalks should be continuous along desired lines. Must be designed to be universally accessible, especially for those with disabilities and special needs. Surfaces must be firm, smooth, non-slippery and stable.
The following sidewalk principles enhance and create a complete street:
Sidewalks should be on both sides of the road Wider sidewalks (≥ 2.0m) should be provided along public transport routes and connections to public transport hubs;
Wider (≥2m) sidewalks should be provided for connections to schools, within activity centres; Figure 69 Complete Street (Greenfield, 2012) Sidewalks should be wider (≥2m) to provide separation from traffic when
o Design speed is ≥60 km/h o Traffic volume is ≥ 20, 000 vehicles per day Sidewalk width should be chosen based on surrounding
land uses (higher density requires wider sidewalk
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11.4 BUILT FORM 11.5 PARKING
The built form outlines requirements for the delivery of high quality To create a desired built form parking guidelines need to ensure the and appropriate architecture for the LSDF area. The architectural provision of safe and secure car parking. The following character of the area should be vibrant and diverse to reflect the accommodates and guides the provision of parking: areas diverse character through providing flexible and adaptable Provide clearly identifiable access points and movement; buildings. Car parking should not dominate the streetscape; The following is important for a well-designed and complete built Vehicle access to and from new development needs to be form: safe, manageable and convenient; Appropriate and adequate emergency and service vehicle Locate the mass of development towards the street access must be provided to all developments; frontage, reducing the impact of visual bulk towards the rear Where possible underground parking should be promoted; of the lot and maximising street facing dwellings; Should be screened from public view through landscaping Ensure that buildings on corner lots ‘turn the corner’ and decorative fencing; adequately. Corner sites on intersections should be On street parking should be inset into the streetscapes emphasised with greater building heights and placed as providing a buffer from moving traffic and reinforcing the close to the intersection as possible character and function of the LSDF area. Taller buildings should be located on the inside of major activity networks and lower rise building in residential areas.
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than one on a flat site, as will a building on a corner rather than a middle block.
Other factors that need to be considered in site design include the sites relationship to adjacent properties and the location of front, side and rear yard.
Figure 70 Street Parking Guideline (Fithall, 2014)
12. PLANNING CONTROL GUIDELINES
12.1 BUILDING HEIGHT AND DEPTH Figure 71Building height and depth complementing the topography of the slope The LSDF area has a unique character that can be influenced by 12.2 BUILDING SEPERATION the height of buildings. The visual and aesthetic appeal of the area can be disrupted if there are no height restrictions for the area. The Building separation is the distance between adjacent buildings. surrounding context of the development should guide the design of Individual character of each building can be established with the building. A property on a slope site will have a different form building separation. Building separation also creates a rhythm and
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flow between buildings. Developments must respect the existing pattern of building separation.
Building separation creates more privacy between neighbours which improves visual and acoustic privacy as well as increases daylight access to private and shared spaces. A general guideline for building separation is that if a building is higher than 3 floors, separation should increase in proportion to building height.
12.3 LANDSCAPE DESIGN
Figure 72 Landscaping in the public realm (Dawson, 2014) Landscaping should be an integral part of the developments design. Landscaping in the front setback creates a visually 13. LAND DEVELOPMENT CRITERIA interesting space which contributes to the overall aesthetic of the The land development performance criteria indicate the minimum area. Landscaping gives the opportunity to screen undesirable land development requirements applicable to new development and building features. Landscaping should also be used in the public applications for land use change in the LSDF area. The land realm in terms of street scape, islands and public open spaces. development performance criteria are based on the Spatial On properties where there is no front setback, landscaping is still Planning and Land Use Management Act 2013, the Port Elizabeth encouraged. Providing street trees and enhancing front facades can Zoning Scheme and IKKM Zoning Scheme. create an aesthetically pleasing environment.
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13.1 REQUIREMENT FOR ALL APPLICATIONS FOR o Engineering Statement LAND USE CHANGE As a guideline Land Use planning should consider the development principles, norms and standards indicated in the SPLUMA Act Below are the minimum requirements for applicants to apply for 12013. land use changes and development:
A land development application can only be submitted by: 13.2 REQUIREMENTS FOR ALL APPROVALS FOR o An owner; LAND USE CHANGE o Authorised agent of owner; The consideration and deciding of an application, a Municipal o Service provider; Planning Tribunal should consider the following according to A site development plan that complements the surrounding SPLUMA 2013, Section 42(1) (C): areas by providing guidelines on aesthetic design, infrastructure management, vehicle movement and access The public interest; and provision of open spaces and landscaping. The constitutional transformation imperatives and the Detailed aesthetic and landscaping plans should be included related duties of state; to determine the visual impact the proposed development The facts and circumstances relevant to the application; will have on the area. The respective rights and obligations of all those affected; A motivated planning report indicating the impact the The state and impact of engineering services, social development will have on the surrounding area as well as infrastructure and open space requirements; and needed service provisions needed for the development. Any factors that may be prescribed, including timeframes for Service reports that should be included are as follows: making decisions. o Waste Water Management Plan Approval should also include the overall aesthetic appeal of the o Strom Water Management Plan; development proposed. Signage, beautification of streetscapes, o Traffic Management Plan;
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landscaping improvements, contributing to development of open Waste Water Management; spaces and guidelines to mitigate any undesirable impact on Road Access; surrounding land owners should be included in the consideration of Public Transport Facilities; land use changes. Bulk water system; Electricity Supply.
13.3 INFRASTRUCTURE PROVISION
Provision and installation of internal engineering services is the responsibility of the applicant. The municipality is responsible for external engineering service.
The process of increasing residential and business development needs to consider the implications on the current service infrastructure and determine which services need to be upgraded to accommodate the increased densities.
The LSDF vision, objectives and proposals should form the basis for infrastructure investment by upgrading and creating new service infrastructure.
The following services need to be considered for any development and application to ensure there is enough service infrastructure to accommodate proposed developments:
Storm Water Management;
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