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West Bank Local Spatial Development Framework (WBLSDF) Is Deemed to Be of Strategic Importance

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West Bank Local Spatial Development Framework (WBLSDF) Is Deemed to Be of Strategic Importance WWEESSTT BBAANNKK LLOOCCAALL SSPPAATTIIAALL DDEEVVEELLOOPPMMEENNTT FFRRAAMMEEWWOORRKK BUFFALO CITY MUNICIPALITY P.O. Box 81 East London 5200 (APPROVED: DECEMBER 2004) REVIEWED: DECEMBER 2005 EXECUTIVE SUMMARY Introduction In terms of the Buffalo City Municipality Integrated Development Plan (BCM IDP) 2002 and the Buffalo City Municipality Spatial Development Framework (BCM SDF) 2003, the West Bank Local Spatial Development Framework (WBLSDF) is deemed to be of strategic importance. It relates to the need to develop a Spatial Development Framework for land development on the West Bank and along the important district route linking East London to Port Elizabeth and Mount Coke and King Williams Town. This area is seen to be of importance in correcting the historically distorted spatial pattern of development within the Municipal area and the plan would enable critical socio-economic linkages between important areas such as the rural settlements, greater Mdantsane and the West Bank industrial area. In terms of Section 26 (e) of the Municipal Systems Act (Act No. 32 of 2000) the Spatial Development Framework (SDF) will become a statutory plan when approved by Council, and will guide and inform all decisions on spatial development on the West Bank of Buffalo City Municipality. The study area forms the south western portion of the Buffalo City Municipal area and is situated within the Amatole District Municipality of the Province of the Eastern Cape. It is bound by the Keiskamma River to the west, East London to the east, the Buffalo River to the North and the Indian Ocean to the South. Situation Analysis Phase II of this study included desk-top research and the collection of secondary information. The key issues that have been formulated as a result of the situation analysis are as follows:- Social Development 1. Insufficient health facilities, shortage of staff and medicines and inadequate ambulances. 2. Insufficient policing of the area. 3. Accessibility and linkages to the surrounding areas need to be addressed. 4. Inadequate education facilities. Land and Housing 1. There is a need for social housing on the West Bank. 2. There is a need for formalised housing around the airport. 3. Land should be identified for future housing. 4. There needs to be an upgrade of rural settlements. 5. Lillyvale settlement has not been sorted out for the last 10 years. 6. Dispersed settlement pattern. 7. No land use management in rural areas. Local Economic Development and Tourism 1. High Unemployment. 2. Limited infrastructure for establishing projects, e.g. premises. 3. Communities are provided only with technical skills. Business skills are required to make the projects sustainable. 4. Market analysis has to be done to establish demand. 5. Access to transport and state of roads affects distribution of products. 6. Weeds and pests are a problem in agriculture projects. 7. Private sector investment is required to have successful projects. 8. Access to land to establish LED and tourism initiatives is a problem. 9. Insufficient infrastructure to accommodate tourism initiatives. 10. No marketing of the area. 11. Identification of historical, cultural and attractions is required. 12. Skills audit needs to be carried out. Environmental and Agricultural 1. The Buffalo City Municipality Spatial Development Plan indicates low cost housing in the Igoda area. Concern that the development was incompatible with the environmental evaluation of the Igoda River. 2. Crime generally and stock theft is a problem. 3. The quality of the rural stock is an issue and steps should be taken to improve the quality of stock. 4. Stock diseases are a problem and not all farmers co-operated. Tick borne diseases were not effectively controlled and the possibility of dip resistance was raised. 5. The old pineapple lands are not being used. Pineapple farming was considered marginal in the area. 6. It was acknowledged that surface water was limited within the area and the Buffalo City Municipality should investigate alternative sources. 7. Soil erosion is an issue in some areas and it was recommended that these sites be rehabilitated as they can contribute high sediment loads in the river. 8. The size of the rural erven was discussed and it transpired that if subsistence food production was to take place, then the erf size needs to be sufficiently large to allow on site vegetable and poultry farming. 9. Crop farming options are limited. It was indicated that very few suitable sites for large scale farming were available. 10. Adequate fencing is required to stop stray animals from damaging crops in the rural areas. 11. Protection of the environmentally sensitive areas, e.g. Mtiza Forest, Fort Pato Reserves, Catchment areas, coastal areas, etc. Infrastructure 1. All gravel district roads require attention. 2. Need for alternative access and linkages to the West Bank. 3. Mt Coke – Chester Road link. 4. It was expressed that push-button type standpipes tend to stick in the open position therefore wasting water (current level of service to be considered). 5. No water supply service exists in informal areas and standpipes have been requested for these areas. 6. Areas served by water trucks need to be identified and the water supply services upgraded (current areas served by water truck: Needs Camp, Overtone and Greydell – other areas need to be investigated). 7. It was requested that Buffalo City Municipality assist in speeding up Eskom services in the study area. 8. It was suggested that mast-lighting be provided in informal settlements as a temporary lighting measure. 9. The quality of Eskom’s service, particularly in Kayser’s Beach area has been poor (for 2003 period, Kayser’s Beach has experienced 43 shortages). 10. No sanitation facilities in rural areas. Sewerage disposal options to be investigated. 11. There needs to be a river crossing (bridge) at Needs Camp through to Mdantsane. Public Participation To ensure that the widest participation was achieved throughout this study, a project steering committee was established which included officials from the Buffalo City Municipality, members of the appointed consortium and ward councilors. Public meetings were also held at the end of Phase 2, 3 and 4 on 11 March 2004, 22 April 2004 and 25 June 2004 respectively. The meetings were held at the Kidd’s Beach town hall and was attended by ward councilors, ward committees, various government departments and community representatives. The meetings were well attended and significant comments were provided and incorporated in this document. Through the process of collecting information, various villages were visited and members of the community were consulted. Preferred Scenario Alternative scenarios were formulated for the study area. The first scenario was the result of the IDZ “taking off”, and if there is no land use management, and the second being the area remaining as is, in a state of decline. The preferred scenario looks at the Industrial Development Zone (IDZ) creating jobs and subsequently having a “ripple effect” to its surrounding areas. In order to protect the area from harsh developments and the ripple effect that would destroy the sensitivity of the area and clash with existing uses, management of land uses and development in the following manner is preferred:- Coastal node and Tourism Resort growth Settlement upgrading Creation of jobs in Tourism and Agriculture Community Agricultural Enterprises Well managed Land uses Conceptual Framework A conceptual framework was formulated for the following “four main” development zones, which are focused around four rapidly urbanizing focal points:- 1. Rural Settlement Zone: Further rural growth is to be concentrated in the hinterland to the west and south. 2. Needs Camp Zone: The thrust of rural development is being initiated by a settlement upgrading process which is currently being concentrated in the Needs Camp and Sunny South Nodes. 3. Coastal Zone: Coastal resort growth is focused in Kidd’s Beach, Kayser’s Beach, Winterstrand on the coastal plain. 4. West Bank Zone: The most significant zone is in and around the Industrial Development Zone which is situated on the periphery of the city on the West Bank. Driving economic forces are associated with the agricultural opportunities offered by the coastal plain and the livestock holdings of the rural settlement situated inland. A growing economic sector for the future is seen to be tourism, which could be developed around the opportunities presented by the game farming and cultural tourism products located in the hinterland and the coastal attractions along the ocean shore. The conceptual framework, emanating from the development strategy and principles indicated above, is one that encourages urban uses closer to the city, and in coastal resorts where there are existing social facilities and amenities (refer to Diagram 1 in the text). This would minimise the pressure on the environmentally sensitive and agricultural land. Spatial Structuring Elements To plan for efficient transport access, maximise use of resources and to achieve sustainability, there needs to be a focus on investing limited public resources to areas of opportunity in order to create maximum impact. For this to be achieved, certain structuring elements are required to guide future planning. These structuring elements are clustered into the following four main components:- Environmentally Sensitive Areas/“No-but” Areas The following areas were identified as Environmentally Sensitive Areas/“No-but” Areas:-
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