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:- ‹ Nature Reserves ‹ Coastal Zone ‹ Estuaries and Rivers ‹ Conservancy Areas ‹ Green Belts ‹ Marine Zone
∑ Nodes: Nodes are generally described as areas of mixed use development. These are the places where most interaction takes place between people and organisations, enabling most efficient transactions and exchange of goods and services. Nodes are usually located at transport interchanges to provide maximum access and usually act as catalysts for new growth and development.
The following nodes have been identified within the study area:-
‹ Minor Mixed Land Use Nodes:- • Chester Road • Cove Ridge • Needs Camp • Intersection of Chester Road and Clovelly Road • Intersection of R72 and Breezyvale
‹ Coastal Node • Kidd’s Beach • Kaysers Beach • Winterstrand
‹ Rural Service Centre (Existing):- • Kidd’s Beach Interchange
‹ Rural Service Centre (Proposed):- • Kuni Village • Upper eJojweni Village • Sunny South
‹ Tourism Nodes:- • Kiwane • Tyolomnqa (Sandile Camp Site) • Gulu • Igoda
∑ Corridors These include transport routes (mobility) linking various parts of the district, where mixed land uses, agriculture, tourism and industries are located. The following have been identified within the study area:-
Existing Mobility Routes ∑ R72 Coastal Route (East London to Port Alfred) ∑ Mount Coke Road (East London to King Williams Town)
Proposed Mobility Routes ∑ N2 Bypass (realigned from Amalinda interchange through Haven Hills and across Buffalo River to link into R72) ∑ Mdantsane access road south to Mount Coke (R346) via Reeston Phase 3 ∑ Route from Mdantsane Zone CC via Potsdam Village across Buffalo River to Needs Camp and R346
∑ Urban Edge “The urban edge is a line where the transition from the urban area is proposed to change to peri-urban and rural development, involving differing land use characteristics and density of development.” Source: Buffalo City Municipality Spatial Development Framework
Zones Identified for Development The following four zones have been identified for development and detailed spatial proposals are contained in the main document:-
∑ Rural Settlement Zone: Includes the rural settlements of Tyolomnqa and Ncera.
∑ West Bank Zone: Includes the Industrial Development Zone, airport, Greydell, Orange Grove and Cove Ridge.
∑ Kidd’s Beach Zone: Includes the coastal town of Kidd’s Beach and along the Kidd’s Beach Main Road towards the junction with the R72 and the coastal town of Palm Springs.
∑ Needs Camp Zone: Includes the rural villages surrounding Needs Camp and along the R346 up until Sunny South.
Land Use Management Guidelines This document contains land use management guidelines which are definitive policies to assist with future management of land use change and development initiatives in the region.
ACKNOWLEDGMENTS
The West Bank Local Spatial Development Framework was compiled with the involvement of the following project team and consultants:-
∑ Project Team Clr. Ngcamama (Ward 1) Clr. Mkokeli (Ward 2) Clr. Booi (Ward 21) Ward 24 Councillor Clr. Jabavu (Ward 22) Clr. Tyilo N. Mbali-Majeng (GM Development Planning) L. Stolworthy (Transport Planning) J. Koekemoer (Waste Water Department) G. Cowley (Water Department) T. Lee (Electricity) A. Godfrey (Design Branch) C. Crafford (City Planning: Settlement Planning) S. Fergus (EMP Unit) D. Govender (Housing Division) N. Ncokazi (GM for Economic, Development & Tourism) V. van Heerden (IDP Unit) K. Kalazani (Social Services – Integrated Environmental Development Services) Z. Plata (Social Services – Solid Waste Management) M. Ngaki (Land Admin) O. Becker (Disaster Management) H. Schlüter (Programme Manager: City Planning) A. Kotzee (City Planning: Land Use Management) R. Foster (City Planning: Forward Planning)
∑ Consultants Tshani Consulting c.c: Mr. T. Wanklin Mr. K. Naidoo Ludico Agencies c.c: Mr. V. Nxoyi ATS Rural: Mr. A. Grenfell Pollution Control Technologies: Mr. W. Selkirk CBM Africa: Mr. T. Du Preez
TABLE OF CONTENTS
1. INTRODUCTION ...... 1
2. LOCALITY ...... 2
3. SCOPE OF WORK ...... 3
4. CURRENT PLANNING, PROJECTS AND POLICY CONTEXT ...... 4 4.1 Amatole District Municipality Land Reform and Settlement Plan ...... 4 4.2 Amatole District Municipality Needs Camp Zone 3 Plan ...... 5 4.3 Greydell and Fort Grey Settlement Area (Feasibility Study)...... 7 4.4 Buffalo City Municipality Spatial Development Framework ...... 8 4.5 West Bank IDZ Framework Plan...... 11 4.6 East London Development Zone Macro Plan...... 14 5. LEGAL REQUIREMENTS ...... 15 5.1 Development Facilitation Act (Act 67/1995) ...... 15 5.2 The Municipal Systems Act...... 16 6. SITUATION ANALYSIS...... 18 6.1 Demographic Characteristics ...... 18 6.2 Socio Economic Characteristics...... 18 6.3 Physical Characteristics...... 19 6.3.1 Physical Perspective...... 19 6.4 Economic Characteristics...... 20 6.4.1 Employment ...... 20 6.5 Local Economic Development...... 21 6.6 Tourism ...... 22 6.6.1 Introduction...... 22 6.6.2 Tourism Opportunities ...... 24 6.6.3 Tourism Constraints...... 24 6.6.4 Key Issues...... 24 7. AGRICULTURAL ASSESSMENT...... 26 7.1 Soils ...... 26 7.1.1 Soil Survey and Potential...... 26 7.1.2 Soil Fertility...... 26 7.2 Water Resources ...... 27 7.2.1 Irrigation Existing...... 27 7.2.2 Irrigation Potential...... 27 7.3 Forestry...... 28 7.3.1 Land Capability Classification ...... 28
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7.4 Vegetation...... 28 7.5 Current Agricultural Land Use...... 28 7.6 Communal Agriculture...... 29 7.7 Commercial Agriculture...... 29 7.7.1 Smallholdings ...... 29 7.7.2 Extensive Agriculture...... 30 7.7.3 Pineapple Production...... 30 7.7.4 Intensive Dairy Production...... 31 7.7.5 Intensive Agriculture ...... 31 7.7.6 Vegetable Production under Irrigation...... 32 7.7.7 Forestry ...... 32 7.8 Agricultural Infrastructure...... 32 8. ENVIRONMENTAL ANALYSIS...... 33 8.1 Physical Environment...... 33 8.2 Environmental Scan...... 33 9. INFRASTRUCTURE...... 35 9.1 Bulk Water Supply ...... 35 9.2 Sewer Reticulation and Effluent Disposal ...... 37 9.3 Electrical Reticulation...... 38 9.4 Geology...... 38 9.5 Road Infrastructure ...... 39 10. COMMUNITY DYNAMICS...... 40 10.1 Leadership and Structures ...... 40 10.1.1 Leadership...... 40 10.1.2 Community Organisational structures ...... 40 11. PUBLIC PARTICIPATION...... 44
12. LAND USE...... 46 12.1 Land Use Management...... 46 12.2 Land Use Patterns (see Plan No. 10)...... 46 12.3 Land Ownership...... 47 13. HOUSING ...... 48 13.1 Existing Situation ...... 48 13.1.1 Number of Households...... 48 13.1.2 Housing Characteristics...... 48 13.2 Policy Context ...... 49 13.2.1 Buffalo City Spatial Development Framework...... 49 13.2.2 Housing Policy...... 49 13.3 Housing Need ...... 52
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14. KEY DEVELOPMENT ISSUES ...... 54 14.1 Social Development ...... 54 14.2 Land and Housing...... 54 14.3 Local Economic Development and Tourism...... 54 14.4 Environmental and Agricultural ...... 54 14.5 Infrastructure...... 55 15. DEVELOPMENT PERSPECTIVE...... 56 15.1 Spatial Development Perspective ...... 56 15.2 Objectives ...... 56 15.3 Scenarios ...... 56 15.3.1 First Scenario: Unmanaged Development ...... 57 15.3.2 Second Scenario: Status Quo...... 57 15.3.3 Third and Preferred Scenario: Managed Development ...... 58 15.4 Strategies...... 58 16. FRAMEWORK PLAN ...... 59 16.1 Development Principles ...... 59 16.2 Conceptual Framework...... 60 16.3 Proposals ...... 62 16.3.1 Environmentally Sensitive (“No-but Areas”) ...... 62 16.3.2 Nodes...... 66 16.3.3 Corridors...... 67 16.3.4 Urban Edge ...... 68 16.4 Preferred Outcomes...... 69 16.4.1 Rural Settlement Zone...... 69 16.4.2 Needs Camp Zone (Refer to Plan 13)...... 72 16.4.3 Coastal Zone (Refer to Plans 14 & 22) ...... 75 16.4.4 West Bank Zone (Refer to Plan 15) ...... 75 16.5 Housing Proposals...... 76 16.6 Social Facilities Framework ...... 77 16.7 Tourism ...... 79 16.8 Infrastructure Framework ...... 80 16.8.1 Provision of Bulk Water Supply...... 80 16.8.2 Provision of Sanitation...... 85 16.8.3 Electricity...... 86 16.8.4 Transportation Infrastructure...... 87 16.9 Agricultural Proposals (Refer to Plan 21) ...... 88 16.9.1 Communal Agriculture ...... 88 16.9.2 Commercial Agriculture ...... 90 17. LAND USE MANAGEMENT...... 94 17.1 Guidelines ...... 94
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17.1.1 Disaster Management Policy ...... 94 17.1.2 Controlled Areas...... 94 17.1.3 Development Guidelines and National Building Regulations...... 95 17.1.4 Developments proposed within Sensitive Environmental Areas...... 95 17.1.5 Floodline Policy ...... 96 17.1.6 Development outside of the Urban Edge (Rural Zone)...... 96 17.1.7 General Guidelines Applicable to all Development ...... 99 17.1.8 General Municipal Policies applicable...... 104 17.1.9 Guidelines (BCM SDF) ...... 105 17.2 Proposals ...... 106 18. PROGRAMME AND BUDGET ...... 109
19. REFERENCES ...... 115
LIST OF TABLES Table 1: Node Type Structuring Elements vs Description of Locality ...... 8 Table 2: Corridor Type Structuring Elements vs Description of Locality ...... 9 Table 3: Population per Ward...... 18 Table 4: Employment Statistics per Ward...... 20 Table 5: List of Facilities and Location...... 22 Table 6: Facilities Employment Statistics...... 23 Table 7: Dates of Meetings Held ...... 44 Table 8: Dates of Villages Visited ...... 44 Table 9: Houses Needs ...... 52 Table 10: Identified Nodes…………………………………………………………………...66 Table 11: Settlement Typology………………………………………………………………68 Table 12A: Development of land for tourism resort purposes outside the Urban Edge……………………98 Table 12B: Development of land for residential/accommodation purposes outside the Urban Edge ………...99 Table 13: West Bank Land Use Management Guidelines (Summary)...... 1077 Table 14: Projects Budget and Programme...... 11010
LIST OF DIAGRAMS Diagram 1: Conceptual Development Framework ...... 61
LIST OF PLANS Plan 1: Locality Plan Plan 2: Relative Homogenous Farming Areas Plan 3: Agricultural Land Use Plan 4: Grazing Capacity Plan 5: Environmental Assessment Status Plan 6: Engineering Analysis: Water Reticulation Plan 7: Engineering Analysis: Sanitation and Road Infrastructure Plan 8: Engineering Analysis: Eskom Electricity Supply Grid Plan 9: Geological Information and Existing Boreholes Plan 10: Land Use (A0) Plan 11: Environmental Proposals Plan 12: Spatial Structuring Elements Plan 13: Needs Camp Zone Proposals
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Plan 14: Kidd’s Beach Zone Proposals Plan 15: West Bank Zone Proposals Plan 16: Social Facilities Framework Plan 17: Engineering Proposal: Water Reticulation Plan 18: Engineering Proposal: Sanitation Plan 19: Engineering Proposal: Eskom Electrical Supply Plan 20: Engineering Proposal: Road Infrastructure Plan 21: Agricultural Proposals Plan 22: Spatial Development Framework
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LIST OF APPENDICES Appendix 1: Tourism Questionnaire Appendix 2: Relative Homogenous Farming Areas Appendix 3: Settlement Models Appendix 4: (a) Possible Farms Identified for Acquisition: Eastern Node (b) Possible Farms Identified for Acquisition: Central Node (c) Possible Farms Identified for Acquisition: Southern Node (d) Land Suitable for Model 3 Settlements Appendix 5: Identified Housing Projects Appendix 6: Town Planning Thresholds Appendix 7: Buffalo City Cemetery Study
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GLOSSARY OF TERMS
The following terms and abbreviations are used in this report:-
ACSA Airports Company of South Africa ADM Amathole District Municipality BCM Buffalo City Municipality CBD Central Business District CLRB Communal Land Rights Bill CPA Community Property Association CPF Community Policy Forum DALA Department of Agriculture and Land Affairs DEAET Department of Economic Affairs, Environment and Tourism DLA Department of Land Affairs DMEA Department of Mineral and Energy Affairs DRPW Department of Roads and Public Works DWAF Department of Water Affairs and Forestry EIA Environmental Impact Assessment ELIDZ East London Industrial Development Zone EMP Environmental Management Plan IDP Integrated Development Plan IEM Integrated Environmental Management LED Local Economic Development LOS Level of Service LR&SP Land Reform and Settlement Programme LRAD Land Reform and Agricultural Development MELD Mdantsane – East London Development Corridor MOSS Metropolitan Open Space System RDP Rapid Development Programme RHFA Relative Homogenous Farming Area SANCO South African National Civic Organisation SANRA South African National Road Agency SDA Special Development Area SDF Spatial Development Framework SMME Small Medium Micro Enterprise WBLSDF West Bank Local Spatial Development Framework WWTW Waste Water Treatment Works
vii West Bank Local Spatial Development Framework
1. INTRODUCTION
In terms of the Buffalo City Municipality Integrated Development Plan (BCM IDP) 2002 and the Spatial Development Framework (SDF) 2003, the West Bank Local Spatial Development Framework (West Bank LSDF) 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 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 would create critical socio-economic linkages between important areas such as greater Mdantsane and the West Bank industrial area. Source: West Bank LSDF-Terms of Reference
In terms of Section 26 (e) of the Municipal Systems Act (Act No. 32 of 2000) the 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 Spatial Development Framework (SDF) will provide strategic, indicative and flexible forward planning proposals, to guide decisions on land development. The SDF will provide a clear and logical framework for spatial development indicating where public sector investment will take place, where certain forms of development would be supported and guidance provided to the private sector regarding decisions for investment in the area. The SDF is intended to facilitate social, economic and environmental sustainability. In addition, particularly in rural areas, the SDF should provide a framework for natural resource management, land reform, subdivision of rural land and conservation of prime and unique agricultural land.
The recently completed Buffalo City Spatial Development Framework (2003) has set the environment for the preparation of this comprehensive Local Spatial Development Framework.
The objectives of the project were to identify development projects, infrastructure requirements, appropriate land use proposals and compile a detailed implementation and phasing programme with budgets.
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2. LOCALITY
The study area measures approximately 9,008 km² in extent, and 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 (Refer to Plan 1).
The West Bank area is located on the following 1:50 000 topo-cadastral maps:-
∑ 3227AD ∑ 3227AB ∑ 3327 BA, BB & BC ∑ 3227DA & DC ∑ 3227CD
The area is located between the following co-ordinates:-
∑ Between 270 52’ East and 330 04’ South and between 270 32’ East and 320 55’ South. ∑ Between 270 29’ East and 330 17’ South and Between 270 29’ East and 330 17’ South.
The study area forms the south western portion of the Buffalo City Municipal area and is situated within the Amatole District Municipality. The total population for the study area is estimated to be 53 125 and the majority live in rural villages/settlements.
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3. SCOPE OF WORK
The following four phases were used for the project:-
PHASE 1: Projection Initiation: Establishment of a Project Team and Terms of Reference.
PHASE 2: Formulation of a Development Perspective
PHASE 3: Formulation of a Development Strategy
PHASE 4: Programme and Budget
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4. CURRENT PLANNING, PROJECTS AND POLICY CONTEXT
The study area is not new to research, planning and development, and the following are summaries of documents that have been compiled with relevance to the study area:-
4.1 Amatole District Municipality Land Reform and Settlement Plan
This document was produced in 2003 by the Amatole District Municipality as part of its Integrated Development Plan. This Plan indicates the approach of the Amatole District Municipality in terms of addressing the need for land and settlement in its area of jurisdiction.
The Plan comprises of the following key spatial development components:-
∑ The identification of ”Settlement Zones” that will be able to achieve functional separation between areas/settlements that are urban or per-urban service orientated and settlement areas, whose livelihood base is primarily agriculture in nature. ∑ This would be achieved through the identification of 3 Settlement Models, which describe in broad terms different forms or types of settlement and relating these Settlement Models to appropriate locations inside or outside the Settlement Zone.
The Settlement Models identified were:
∑ Model 1: Urban type settlements to be largely focused in existing towns and certain urban fringe/peri-urban areas within identified Settlement Zones. ∑ Model 2: With larger erf sizes than in Model 1 and encompassing new and existing settlements located within Settlement Zones. ∑ Model 3: Small/Medium/Large Productive Farming, where the dominant land uses is Farming Enterprises.
The following proposed Land Reform and Settlement Zones have been identified within the Buffalo City Municipality and within the West Bank Local Spatial Development Framework study area:-
∑ Settlement Investigation Area: Spatial Planning and Formalisation of Existing Settlements (No. 1: West Bank – Igoda Area) ‹ Locality An extension of the West Bank (East London) area on either side of the N2 in a westerly direction up to and including the Igoda Outspan.
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‹ Level of Demand Approximately 1 500 household require land in this area for settlement and commonage land (for cultivation and stock grazing).
‹ Key Proposal • Develop an area that is suited instead of Greydell (West of Mount Coke Road), for Model 1 and Model 2 development (Buffalo City Municipality to investigate). • It is envisaged the future growth of Model 2 developments, expand north-eastwards along the Mount Coke Road (likely to be limited to south of the road).
∑ Settlement Zone B: Densification and/or Formalisation of Existing Settlement (No. 2: Needs Camp Zone) This Zone has been planned. Refer to Needs Camp Zone Plan (Complan et al, 2002).
∑ Settlement Zone B: Densification and/or Settlement Formalisation (No. 3: Mount Coke – Dimbaza Zone) ‹ Central Sector: Mount Coke Area This sector may not be well suited for immediate settlement, but could be suitable for future settlement.
The Zwelitsha/Mount Coke are is currently being supplied via the Laing Dam and treatment works which has spare capacity relative to the immediate demands. This area may however be problematic for immediate settlements, as the bulk conveyance mains in this area have restricted capacity (25 litres per person per day).
More detailed planning and upgrading of existing infrastructure would be required for more extensive settlement in this zone.
‹ Key Proposals • The extent of land in this Zone is inadequate to provide Model 2 settlement options for all the land needs and therefore densification of land use appears inevitable. • Priority must be given to initiate DLA/DOA processes whereby current and aspirant farmers are identified within the proposed zones, for relocation outside of the proposed zones, into more favourable farming areas. This would make more land available for settlement and commonage within the proposed zones. Source: Amatole District Municipality Land Reform and Settlement Plan (2003)
4.2 Amatole District Municipality Needs Camp Zone 3 Plan
The purpose of this document was to identify and allocate areas for the landless communities living within this zone. This area is characterised by unemployment, poverty and a low quality of life.
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“The communities needs assessment and prioritisation process rated good drinking water, internal access roads, electricity, sanitation, health services, small business centre with facilities for skills training, arable and grazing land, community halls and education facilities as the major needs for the area” (Needs Camp Zone 3 Plan 9/2/04)
In order to meet the communities needs, the following four model 2 settlement nodes were proposed:-
∑ Settlement Node 1: Eastern Node Consists of the villages of Silverdale/Boxwood, Zigayi, Ezigodweni/New Rest and Kaukeni.
∑ Settlement Node 2: Central Node Consists of the villages of Tembisa, Kuni (Tswele-Tswele) and Kuwi (Ndlovini).
∑ Settlement Node 3: Western Node Covers the Nxwashu (Bekruipkop) Settlement area.
∑ Settlement Node 4: Southern Node This node encompasses the present Sunny South settlement area and is to accommodate the communities of Sunny South, Shelford and Paratyana.
A model 3 settlement option has also been recommended for the area to include the state farms under the control of the Department of Agriculture.
The Spatial Development proposals of the abovementioned nodes are as follows:-
∑ Eastern Node ‹ A linear development approach along the East London - Mount Coke - King Williams Town Road. ‹ Area should be planned to form a logical link with Needs Camp Settlement. ‹ Creation of a village at Zigayi near the existing Primary School to accommodate social facilities. ‹ Densification and in-situ upgrade planning approaches. ‹ Adoption of a compact settlement pattern in a form of a neighbourhood concept approach. ‹ Area to be planned should form a logical link with Ncera Village 9 Settlement. ‹ Densification and in-situ planning approaches. ‹ Village (neighbourhood) centre between Kuni (Tswele-Tswele) and Kuni (Ndlovini), which should accommodate social facilities.
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∑ Western Node ‹ Model 2 Settlement with an average erf site of 1 000 – 1 200 m². ‹ A village centre to hold a multi-functional hall and other social facilities. ‹ A cemetery (subject to a geo-technical investigation). ‹ Rural housing provision.
∑ Southern Node ‹ Concept settlement pattern by adopting neighbourhood principles. ‹ Densification (in-fill), in-situ upgrade and Greenfields planning approaches. ‹ A village centre proposed at the old pineapple factory to house social activities for the surrounding communities. ‹ Rural housing provision.
∑ Proposals for Model 2 Settlement This is currently in operation by private farmers within the zone. Plans are already well advanced to subdivide farms which are agricultural projects into economic units for redistribution to emergent farmers to adopt the model 3 option.
4.3 Greydell and Fort Grey Settlement Area (Feasibility Study)
The above study was conducted in July 2003 to formulate proposals to achieve future sustainable housing development, within the vicinity of the East London Airport.
The following recommendations were made:-
∑ Establishment of a “controlled area” (East London Airport). ∑ That the area falling within the 55dB contour be established as a “controlled area” for development planning purposes, as provided for in terms of the Environmental Conservation Act, 1989.
Land Use Restrictions within the “Controlled Area” (i) That no new land uses or building for housing, school, hospital or clinic purposes shall be permitted within the controlled area. (ii) That certain other land uses and buildings may, with Council consent, be permitted within the Controlled Area, provided that satisfactory noise insulation is designed and installed in buildings thereon, as deemed necessary by Council.
Deproclamation of Portion of the National Route (N2/15) Council continue communications with the Board of the South African National Roads Agency (SANRA) in seeking confirmation of its decision, taken on 26 May 2003, regarding the deproclamation of portion of the N2/15 through the study area.
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Development Areas and Community Relocation (i) Areas A & B, as illustrated on Plan No. A239/2a, be earmarked for further low income residential development. (ii) Negotiations on the acquisition of Site A (+-56,6ha) by means of a phased land exchange (Fort Grey, Hani and Sisulu areas) from the Department of Economic Environmental Affairs and Tourism be commenced. (iii) Negotiations on the acquisition of portion of SANTA (1,4ha) that abuts Area A1 be commenced. (iv) The detailed planning and design of these areas be proceeded with, together with the preparation and submission of the necessary engineering, housing and social infrastructure funding/subsidy applications, at the earliest possible date. (v) Subject to the completion of each development phase within areas A or B, the communities of Fort Grey and Greydell (Hani and Sisulu sections) be relocated in a sensitive manner to newly established housing in the vicinity. (vi) That the areas so vacated by the respective communities be reinstated to an aesthetically and environmentally acceptable state, maintained in a neat, tidy and sanitary condition at all times and put to land use activities that the relocated community will directly benefit thereby (e.g. commercial plantation, community gardens, community bee keeping, etc.). Source: Housing Development Feasibility Study: Greydell & Fort Grey Settlements (East London West Bank)
4.4 Buffalo City Municipality Spatial Development Framework
The above document, which has been adopted by the Buffalo City Municipality has the status of a statutory plan and will guide and inform all decisions on spatial development and land use management in the area to which it applies. The Spatial Development Framework is one of many components of an Integrated Development Plan, and in essence, is the picture of the IDP – that is, it illustrates the form and extent of development the BCM wishes to promote, within the strategic approach adopted by the IDP (BCM Spatial Development Framework, October 2003).
The SDF has utilised structuring elements to guide future planning and Tables 1 and 2 depicts the structuring element versus description of locality.
Table 1: Node Type Structuring Elements vs Description of Locality
Node Type Area/Description Of Locality Major Mixed Land Use Nodes 1. Chester Road (Potential) 2. Cove Ridge 3. Needs Camp 4. Phakamisa Junction Industrial Node 1. East London Coastal Node 1. Kidd’s Beach Rural Service Centre (Existing) 1. Kidd’s Beach Interchange Rural Service Centre (Potential) 1. Kuni Village 2. Upper eJojweni Village (Tyolomnqa) Source: BCM Spatial Development Framework (October 2003)
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Table 2: Corridor Type Structuring Elements vs Description of Locality Corridor Type Area/Description of Locality Primary Corridors 1. Mdantsane – East London Development Corridor Mobility Routes 1. R72 Coastal Road (East London/Port Alfred) 2. Mount Coke Road (346) East London to King Williams Town Proposed Mobility Routes 1. N2 Bypass (realigned) from Amalinda Interchange through Haven Hills and across Buffalo River to link into R72 2. Mdantanse Access Road south to Mount Coke Road (346) via Reeston Phase 3 3. Route from Mdantsane Zone CC via Potsdam Village across Buffalo River to Needs Camp and 346 Source: BCM Spatial Development Framework (October 2003)
The BCM SDF has identified and endorsed several “Special Development Areas” (SDA’s) where the Municipality would need to prioritise its spending and resources. The following SDA’s fall within the West Bank Local Spatial Development Framework study area:-
∑ The West Bank Mixed Land Use Cluster, which is associated principally with the East London Industrial Development Zone (ELIDZ) but which is comprised of numerous existing and potential developments, including the East London Harbour, the Daimler Chrysler Manufacturing Plan and areas identified for industrial development, mixed land use, and public-funded housing. ∑ Rural Development Areas where the focus would be on development planning for livelihoods support and agricultural development. These areas are seen as key target areas for land reform, principally for land redistribution, land tenure, land reform and agricultural development. The principal target areas are associated with land that fell within or on the fringes of the former Ciskei, and land that is presently under pressure for settlement. The main component areas on the West Bank are:-
‹ Needs Camp ‹ Tyolomnqa ‹ Ncera Tribal Trust Area
The Mdantsane – East London Corridor (MELD) document produced in November 1999, presented a conceptual approach to planning within the corridor. This document was produced to make a significant impact on urban restructuring and urban integration linked to the transportation system. The proposals identified within this document have been endorsed by the BCMSDF.
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The SDF proposes the West Bank Land Use cluster as a special development area which accommodates some of the following current and planned initiatives:-
∑ “The East London Industrial Development Zone (ELIDZ) – a Macro Plan is being produced for this area to display how the ELIDZ will integrate with its surrounding area. ∑ Potential mixed land uses located west of the Buffalo Pass road which are likely to encompass a mix of commercial and smallholding agricultural land uses. ∑ Public funded residential development including:- ‹ The Nongqongqo Restitution project and Airport Phase IIA Residential developments, located west of the noise interference zone associated with the East London Airport.” Source: BCM Spatial Development Framework (October 2003)
The SDF also indicates that the greater West Bank area, including Tyolomnqa and Ncera are of strategic importance for the development of Buffalo City.
Spatial Management Areas have been proposed in the SDF which was developed as a mechanism to enable the Buffalo City Municipality to structure its land use management resources.
The West Bank LSDF study area falls within the SMA’s of the BCMSDF. The following extract from the BCMSDF document gives a description of the areas status of spatial plans applicable in the SMA and preferred land uses:-
SMA 5: Tyolomnqa and Rural South Description of This SMA is comprised of the following areas: - the Area • The coastal towns of Kidd’s Beach and Kayser’s Beach • The Traditional Rural Settlement area known as Tyolomnqa • The Tribal Trust Land Area of Ncera • Rural hinterlands comprising of smallholdings and more extensive landholdings put largely to extensive agricultural uses • The Proclaimed Reserve of Mount Coke
The SMA is bounded along its western and north-western edges by the demarcated boundary of the Buffalo City Municipality; to the north by the Buffalo River; to the south-east by the Indian Ocean; and to the east by the Gxulu River. The SMA includes the following Wards: - • The whole of Ward 1 • Portion of Ward 2 located west of the Gxulu River • The whole of Ward 21 • Portion of Ward 18 located south of the Buffalo River Status of Policy The following existing Spatial Plans have effect in SMA 4: - Plans Applicable • Needs Camp Zone 3 Land Reform Zone Plan in the SMA • Amatole District Land Reform & Settlement Plan
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Preferred Land i) Maintain the urban edge of the Kidd’s Beach settlement as defined in Use Outcomes in the SDF, to ensure the controlled expansion of the settlement. SMA 5 ii) Define the proposed internal structure of Kidd’s Beach for the short to medium term, to allow for appropriate land use management measures when considering land use applications. iii) Actively protect the prime and unique agricultural land identified in the SDF, through the maintenance of the Urban Edge, as well as preventing the change of land use to industrial, and other incompatible land uses. iv) Limit the subdivision of prime and unique agricultural land into uneconomical units, in conjunction with the Department of Agriculture, through the identification of areas to be included in the scope of Act 70 of 1970 (Subdivision of Agricultural Land Act). v) Protect the riparian environment along rivers, as identified in the STEP Project and the SDF, through restricting, inter alia, holiday housing and resorts along such rivers, to environmentally sustainable and compatible developments. Source: BCM Spatial Development Framework (October 2003)
4.5 West Bank IDZ Framework Plan
This plan was produced “to provide definition and context for the West Bank IDZ, implement the East London Framework Plan, establish a basis for upgrading the existing harbour, provide an industrial recruitment and marketing tool and help reconcile competing development priorities”.
The following key issues were identified with respect to industrial development:-
∑ Locational advantages with respect to the harbour, airport and City centre. ∑ The potential inconsistencies between IDZ’s and integrated urban development. ∑ The opportunity costs of industrial development in the planning area – especially with respect to housing development. ∑ The need to integrate the IDZ with existing residential development. ∑ The need to demonstrate consideration for the rights and interests of existing Planning Area residents.
Major constraints identified include the existence of informal settlements on certain portions of potential industrial land, the historical sites in and around the West Bank Village, the existence of significant conservation areas in the Planning area, and the costs associated with required bulk service extensions. Opportunities include the availability of flat land, the current municipal ownership of significant tracts of land, and the proximity of the harbour and airport.
A conceptual structural plan was developed and established in context for the IDZ Plan. The Planning area is divided into 23 Development Areas including both developed and undeveloped land. While most of the Areas are proposed for predominantly residential development, others feature significant industrial,
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environmental or public facility land uses. Proposed industrial Development Areas are clustered along the coastline southwest of the harbour or around the Airport. Significant land for the housing development is identified around the proposed IDZ and further west in the Planning Area. Some portions of this are on Municipality owned land and other portions are on private land.
Source: West Bank Framework Plan, Version 2 (April 1998)
The following land uses were proposed:-
∑ Industrial Development Zone: This will cater for industrial development at a large scale. Phase 1A and 1B are suitable for harbour dependant industries. Phase 2 is in close proximity to the airport and is suitable for industries associated with airports.
∑ Mixed Use Development: Mixed use development should prevail throughout the Development Areas with as little monolithic residential, commercial, or industrial land use as possible. Communities and neighbourhoods should not be planned and developed as monolithic residential neighbourhoods, but should contain a range of subsidiary land uses that support residential development. These include commercial and recreational land uses, and community facilities. Any zoning for commercial, institutional, social, or high density residential should be established along major transit corridors and around community centres in order to reinforce a framework of collectively used urban elements.
∑ Development Areas Land Use and Facilities: Predominantly residential Development Areas should be planned to be both reasonably self- sufficient and to have good access to employment opportunities within the IDZ. They should also accommodate the full range of subsidiary land-uses that support residential development including commercial, light industrial, recreational, and community facilities. It is important that employment opportunities other than those within the IDZ are encouraged. All development should be centred around a Community Centre, Secondary School and Bus/Taxi Rank. Residential areas should be closely linked to the IDZ and the transport system and entry points to the IDZ should allow for easy access to labour markets within.
∑ Residential: Detailed plans for Development Areas should designate as residential all land currently residential and any vacant or agricultural land which is not designated for commercial, industrial, environmental, or other uses. Any differentiation between residential densities (high, medium or low) should be made at the detailed planning level. Residential areas should also accommodate small scale commercial and industrial uses as well as institutional, social, open space, and recreational uses. Certain areas intended for eventual residential development can also be designated for agricultural use in the short or medium terms.
∑ Planning Area Institutional/Social: The West Bank Planning Area will need to accommodate certain major public community facilities (health centre, tertiary education facility, sportsground/stadium, police/fire stations, bus/taxi rank) that address the entire planning area or event he subregion. While the need for these facilities would not be apparent until a much greater population base has been established, land should be acquired and reserved for such facilities.
∑ Commercial: Provision should be made for both formal and informal commercial enterprises. Home- based commercial activity should be allowed in residential areas while actual commercial zoning should be concentrated along transit corridors and around community centres.
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∑ Industrial: In order to cater for SMME’s and to encourage linkages between SMME’s and larger companies, land must be made available for light industry and SMME’s in close proximity to the IDZ and residential areas.
∑ Environmental and Recreational Open Space: Land should be designated for open space and recreational sues in detailed Development Area plans. This includes parks, playgrounds, and sportsgrounds as well as possible open space. Land designated as Environmental cannot be built upon, developed, or used except for limited agricultural, recreational, or cultural purposes that do not significantly impact on existing natural features. Most environmental zoning relates to the coastal areas and major watercourses but detailed Development Area plans can designate addition Environmental land as necessary and appropriate. Environmentally sensitive land and recreational open space must both be incorporated into a Metropolitan Open Space System (MOSS).
∑ Agricultural: Much of the existing undeveloped land in the Planning Area is used as grazing land and is either unzoned or zoned agricultural. As the Planning Area is developed, predominantly residential Development Areas may designate land for collective agricultural purposes. It is anticipated that urban agriculture will continue to be a significant part of household and community economies as the planning area develops. Development Areas 12, 18 and 19 should maintain a low-density residential character with small scale urban agriculture. An agricultural designation can be long term or can exist only until land is converted to another use. Plot based agriculture uses should be permitted within residential areas.
Source: West Bank Framework Plan, Version 2 (April 1998)
The Buffalo City Municipality is the land use management authority for the study area. The Municipality is currently guided by the general principle of the Land Use Management and Planning Bill, i.e. that spatial planning, land use management and land development must be sustainable, equal, efficient, integrated and based on fair and good governance. Buffalo City Municipality has an Integrated Development Plan and a recently completed Spatial Development Framework (SDF) for the Municipal area. The SDF lacks detail for the study area and identified the development of the West Bank Local Spatial Development Framework as a priority for the following reasons:-
∑ This project is needed to put in place a detailed framework for development in the West Bank areas and the rural hinterlands extending to the south-west. ∑ It is necessary to integrate the proposals contained in the EL IDZ Macro Plan (presently underway) into a Municipal Spatial Development Framework. ∑ The coastal towns of Kidd’s Beach and Kayser’s beach need detailed spatial development proposals set in place in order to secure their unique character. Kidd’s Beach has been identified as a Coastal Node with mainly private-funded housing development envisaged there. ∑ This area also contains land located to the south and south east of the R72 that is identified as Prime & Unique Agricultural Land. This area is under pressure from land invasion and appropriate management plans need to be set in place. ∑ It shall serve as a more comprehensive basis for the extension of Land Reform and rural development initiatives in the Tyolomnqa and Ncera areas.
Source: BCM Spatial Development Framework (October 2003)
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4.6 East London Development Zone Macro Plan
The Macro Plan gives consideration to the Provincial and Regional context of the Industrial Development Zone (IDZ), addresses the local planning implications of each Development Zone (i.e. the Phases) and conceptualizes the urban landscape that can be expected in future.
It has become evident that the IDZ will have a significant ripple effect or impact on the immediate surrounding in the Sunnyridge area, from a traffic generation point of view, as well as employment opportunities and investment interest in other types of land use development in support of the IDZ.
Although the Macro-Plan spreads more to east of the West Bank and falls out of the WBLSDF study area, the main Phase 1A, is located within as well as 1B, 1C and proposed Zone 2A and 2B.
Development within the West Bank and its surrounds are expected to gather momentum with proposed extensions to the airport runway and a major link road across the Buffalo River.
The Macro Plan proposes the following:-
∑ Commercial/Office node at the junction of Chester Road and Settler’s Way. ∑ Future residential to the west of the existing Nordev residential area. ∑ The Cove Rock area is identified as a tourism node. ∑ A longer term nodal development is expected to occur at the airport/Breezyvale Road and ultimately the Mount Coke Road junction. ∑ The areas identified as proposed Zone 2A and 2B, which lie to the west of the airport and Willow Park are proposed to accommodate the following uses:- ‹ Information and communication technology centres. ‹ Agro-processing for specialist products with facilities for perishable and time sensitive manufactured goods for transport by air. ‹ Transportation into this zone 2 is by road and air.
The Macro Plan was produced so “it will enable all stakeholders to appreciate what the future IDZ could look like and how the West Bank could change over the next twenty or so years into the future”. Source: IDZ Macro Plan
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5. LEGAL REQUIREMENTS
5.1 Development Facilitation Act (Act 67/1995)
This Act provides a single, clear, national process for approving development initiatives by introducing a faster mechanism for obtaining approval whilst at the same time seeing to the interests of the most marginalized sector of our Society, taking into account environmental issues and redressing the backlogs and iniquities of Apartheid.
The following general principles as contained in Chapter 1 (ELSECC, EC District Council Workshop 1997) 3.1 of the DFA allows for integrated development:-
(a) Policy, administrative practice and laws should provide for urban and rural land development and should facilitate the development of formal and informal, existing and new settlements.
(b) Policy, administrative practices and laws should discourage the illegal occupation of land, with due recognition of informal land development processes.
(c) Policy, administrative practice and laws should promote efficient and integrated land development in that they:- (i) promote the integration of the social, economic, institutional and physical aspects of land development; (ii) promote integrated land development in rural and urban areas in support of each other; (iii) promote the availability of residential and employment opportunities in close proximity to or integrated with each other; (iv) optimise the use of existing resources including such resources relating to agriculture, land, minerals, bulk infrastructure, roads, transportation and social facilities; (v) promote a diverse combination of land uses, also at the level of individual erven or subdivisions of land; (vi) discourage the phenomenon of “urban sprawl” in urban areas and contribute to the development of more compact towns and cities; (vii) contribute to the correction of the historically distorted spatial patterns of settlement in the Republic and to the optimum use of existing infrastructure in excess of current needs; and (viii) encourage environmentally sustainable land development practices and processes.
(d) Members of communities affected by land development should actively participate in the process of land development.
(e) The skills and capacities of disadvantaged persons involved in land development should be developed.
(f) Policy, administrative practice and laws should encourage and optimise the contributions of all sectors of the economy (government and non-government) to land development so as to maximise the Republic’s capacity to:- (i) national, provincial and local governments should strive clearly to define and make known the required functions and responsibilities of all sectors of the economy in relation to land development as well as the desired relationship between such sectors; and
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(ii) a competent authority in national, provincial or local government responsible for the administration of any law relating to land development shall provide particulars of the identity of legislation administered by it, the posts and names of persons responsible for the administration of such legislation and the addresses and locality of the offices of such persons to any person who requires such information.
(g) Laws, procedures and administrative practice relating to land development should:- (i) be clear and generally available to those likely to be affected thereby; (ii) in addition to serving as regulatory measures, also provide guidance and information to those affected thereby; (iii) be calculated to promote trust and acceptance on the part of those likely to be affected thereby; and (iv) give further content to the fundamental rights set out in the Constitution.
(h) Policy, administrative practice and laws should promote sustainable land development at the required scale in that they should: (i) promote land development which is within the fiscal, institutional and administrative means of the Republic; (ii) promote the establishment of viable communities; (iii) promote sustained protection of the environment; (iv) meet the basic needs of all citizens in an affordable way; and (v) ensure the safe utilisation of land by taking into consideration factors such as geological formations and hazardous undermined areas;
(i) Policy, administrative practice and laws should promote speedy land development.
(j) Each proposed land development area should be judged on its own merits and no particular use of land, such as residential, commercial, conservational, industrial, community facility, mining, agricultural or public use, should in advance or in general be regarded as being less important or desirable than any other use of land.
(k) Land development should result in security of tenure, provide for the widest possible range of tenure alternatives, including individual and communal tenure, and in cases where land development takes the form of upgrading an existing settlement, not deprive beneficial occupiers of homes or land or, where it is necessary for land or homes occupied by them to be utilised for other purposes, their interests in such land or homes should be reasonably accommodated in some other manner.
(l) A competent authority at national, provincial and local government level should co-ordinate the interests of the various sectors involved in or affected by land development so as to minimise conflicting demands on scarce resources.
(m) Policy, administrative practice and laws relating to land development should stimulate the effective functioning of a land development market based on open competition between suppliers of goods and services.
5.2 The Municipal Systems Act
The Municipal Systems Act No. 32 of 2000 was promulgated to ensure financially and economically viable municipalities. A Chapter of the Act deals with Integrated Development Planning which requires for every municipality to adopt a strategic plan for the development of the municipality.
One of the core components of the Integrated Development Plan as set out in Part 2, 26(e) of the act, read as follows: “a spatial development framework which must include the provision of basic guidelines for a land use management system for the municipality.”
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It should be noted that the IDP and its components, once adopted by the Council of the Municipality, “is the principle strategic planning instrument which guides and informs all planning and development, and all decisions with regard to planning, management and development, in the municipality and it also indicates that a spatial development framework contained in an integrated development plan prevails over a plan as defined in section 1 of the Physical Planning Act. 1991 (Act No. 125 of 1991)”.
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6. SITUATION ANALYSIS
6.1 Demographic Characteristics
According to the Census 2001 Statistics, the population of the Wards within the study area is shown in Table 3.
Table 3: Population per Ward Ward No Population 1 16 702 2 17 009 21 12 549 24 6 865 Total 53 125
The Census information shows that the majority of the population falls within the 15 – 34 year age group, which is the economically active age group, and that 52,7% of the total population is female.
6.2 Socio Economic Characteristics
∑ From the surveys carried out, locations of health and education facilities have been plotted on the land use plan. ∑ There are no hospitals which service the area. Certain villages have clinics, but they have insufficient staff and medicines. There is no 24 hour medical assistance in the area as the clinics close early due to staff shortages and safety. ∑ Education facilities are inadequate and there are few high schools that serve the area. In the village schools, the number of classrooms are limited and overcrowded. ∑ Sport fields are usually part of the school property and some are in urgent need of repair. ∑ There are no major shopping centres which service the area, so people have to travel into East London to shop. ∑ From the Census 2001 Statistics, approximately 30 – 40% of the population have no source of income and between 30 – 40% earn between R4 801 – R9 600 annually.
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6.3 Physical Characteristics
6.3.1 Physical Perspective ∑ Topography The topography varies from rolling coastal plains and crops and hilly to very steep areas within the valley. Slope analysis reveals that a large proportion of the area has a slope greater than 12% while only a very small or portion of the area has a slope of less than 5%. The altitude varies from 0m (sea level) to 350m above sea level.
Major rivers drain the area. The Keiskamma and Buffalo Rivers, which also border the area are also the largest rivers. Other rivers include the Ngqinisa, Kwiane, Tyolomnqa, Ncera, Mlele, Mcantsi, Gxulu and Igoda Rivers. Most of these rivers are within steep sided valleys and are not suitable for development.
The drainage regions are R1 (Keiskamma River) and R2 (Buffalo River). The area has four potential irrigation sites along the river where alluvial soils may be found.
∑ Climate: General: The climate of this area is semi-arid (western to north western) to sub- tropical (south eastern). This is characterised by warm humid to hot dry summers and relatively mild winters with warm days and cool nights. The semi arid areas are characterised by relatively cooler winter with limited frost during the month of July.
The main climate zones in the West Bank are:-
1. Coastal Belt – Land and sea breezes are common, but strong westerly winds damage crops. 2. Coastal Plateau – Rainfall varies widely over short distances. Hot scorching berg winds cause extremes of temperatures.
Rainfall The rainfall of the area is fairly erratic with the most rain falling in the form of thundershowers. The rainfall varies from 400 to 700mm on average per year.
The western, central and northern sections of the West Bank area generally have a lower rainfall ranging from 400mm in the west to 650mm in the south east.
The central and northern regions are generally summer rainfall with 70 to 80 percent of rain falling during the months of October to March. This area tends to get the majority of rain during the late summer
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(December to March). These areas are characterised by a high incidence of thundershowers.
The coastal region tends more to year round rainfall, with approximately 60% of the rain falling during the summer months (October to March). These are subject to cold fronts and misty conditions.
The central and northern areas have more reliable rainfall compared to the coastal areas. This is characterised by a deviation of from the mean annual rainfall of between 20-30%.
The mean annual evaporation ranges from 1 400mm to 1 600mm per annum.
Temperature The temperature of the area is generally warm to hot. The mean maximum (January) temperature is 250C to 270C and mean minimum (July) temperature of 7,10C to 90C. Mean annual surface temperatures range from 17,50C to 20,0 0C.
Frost occurs only in the very northern regions for a maximum of 30 days of the year and generally are light frosts. The coastal regions seldom if ever are subjected to frost. Snowfalls do not occur.
Wind The coastal region is characterised by mainly south easterly winds and north westerlies. The northern regions are subject more to northerly and bergwinds occur.
6.4 Economic Characteristics
6.4.1 Employment Table 4 gives an indication of the labour force with the Wards.
Table 4: Employment Statistics per Ward Ward No Employment Statistics Employed Unemployed 1 28.5% 71.5% 2 80.2% 19.8% 21 39.0% 61.0% 24 69.1% 30.9%
The economy of the Buffalo City Municipal area is predominantly manufacturing based, with motor manufacturing and related industries forming the backbone of the economy. Other major industries include agriculture, processed food, engineering, textiles, clothing, tourism, wool, timber and transport.
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The majority of the economically active people seek employment in the agricultural enterprises located within the study area e.g. in pineapple farms, tomato factories and dairy farms. Residents living towards the western portion of the study area are in employment in King Williams Town and commute on a daily basis. Some residents are employed in community projects in their respective villages. These residents have been trained by institutions, but unfortunately do not have the funds and business training to make the project sustainable.
People living in coastal towns situated closer to East London (Winterstrand and Kidd’s Beach), and in other areas travel into East London or Bisho/King Williams Town on a daily basis for work.
In the south east corner of the study area the Industrial Development Zone is proposed. The establishment of industries within this zone will create job opportunities within Buffalo City Municipality as a whole, but also to the people living in the immediate surrounding areas. It is envisaged that the Industrial Development Zone will also be the catalyst for various other business opportunities.
6.5 Local Economic Development
The most prominent resource in most of the area is agricultural land. An analysis of the survey information provided the following insight into existing LED initiatives in the area:-
∑ Ward 1 has various agricultural projects in the villages. They range from small community gardens (one hectare) to larger fields for farming maize. This ward has a "Massive Food Production Programme" which is funded by the Provincial Department of Agriculture. These projects are situated at Dowu, Dyam-Dyam and Ngqinisa villages. The ward committee is planning to make other applications for similar projects in other villages to maximise the use of agricultural land.
There are two sewing projects which are in existence in Openshaw and Zwelandile. The Departments of Welfare and Health have supported these projects with start-up capital and the Department of Labour has provided skills training. The projects supply local schools, within the Tyolomnqa area, with school uniforms, jerseys and tracksuits. These projects are temporarily accommodated in a crèche and community hall. They are currently trying to find a safe and secure place to house their machines and material, which has proved to be a problem in the past.
There are also poultry projects within the villages. The big challenge these projects face is the lack of business skills
∑ In Ward 2 there are pineapple farms and some factories situated in the western side of the ward which offer employment to the local communities.
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Some of these farms have been abandoned and as a result this land is under utilised. People living in the villages surrounding these farms (e.g. Paratyana) want to farm on these abandoned lands.
The villages in this ward have some community projects (piggery, poultry and sewing), but they are on a very small scale. A large project in the area is a Broiler project at Jongilanga village. This project is funded by Buffalo City Municipality, and is still under construction and development.
∑ In Ward 21 there are pockets of agricultural activities, poultry projects and sewing projects. There is only one project within the ward that was initially funded by Micro Projects and later taken over by the Department of Agriculture. It is called Sparo Mkonto Agricultural Project.
∑ Ward 24 incorporates the Industrial Development Zone and the local community is currently participating in establishing a West Bank Development Forum. The local Pineapple and Tomato factories provide employment to local communities. The Ward Committee has plans to help communities start income generating projects.
The locations of LED projects are indicated on Plan 10.
6.6 Tourism
6.6.1 Introduction The study area has limited tourist and accommodation facilities compared to the East Coast of Buffalo City Municipality. The West Bank (Airport) acts as a gateway as it encompasses the East London Airport which brings tourists into East London from Johannesburg, Durban and Cape Town. The study area is also dissected by the R72 which carries traffic along the coast towards Port Elizabeth via Port Alfred.
A field study was conducted of all the tourist facilities on the West Bank. An example of the questionnaire used as well as the analysis is attached in Appendix 1. Table 5 provides a list of the facilities and their location. These facilities are also plotted on the land use plan (Plan 10).
Table 5: List of Facilities and Location Name of Facility Location of Facility Wings B&B Settlers Way Airport Lodge Settlers Way East London Airport Settlers Way Orange Groove Hotel Settlers Way Kuraki Eco Ed Leaches Bay Lagoon Valley Holiday Resort Cove Rock Mnandi B&B Cove Ridge Villa Marina Guest House Cove Ridge Igoda Mouth Resort Winterstrand
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Name of Facility Location of Facility Lekker Oord Christian Campsite Winterstrand Roeberts Holiday Resort Winterstrand Gulu Caravan Park Gulu Palm Springs Kidd’s Beach Mcantsi Restaurant and Village Art Kidd’s Beach Kidd’s Beach Caravan & Camp Kidd’s Beach Vakansie Akkommodasie Kidd’s Beach Chandlers Self Catering Kidd’s Beach Breeze Inn Kidd’s Beach Kidd’s Beach B&B Kidd’s Beach Sea View B&B Kidd’s Beach Ocean View B&B Kidd’s Beach Shalom B& B Kidd’s Beach Die Boss B& B Kidd’s Beach King Fisher Tours Kidd’s Tours Eagle Rest Centre Hickmans Rest Seaview Cottages Kayser’s Beach Seavale Nature Seavale Kiwane Resort Kiwane
The above facilities employ people from surrounding areas (villages) and of the 19 establishments evaluated, the following employment statistics are provided in Table 6.
Table 6: Facilities Employment Statistics Full Time Part Time Temporary 81 19 14
The survey also shows that the establishments attract local, provincial, national and international tourists. It is also revealed that of the total number of people seeking accommodation in the area, 77% is for tourism purposes.
The busy seasons experienced by the establishments are during the Christmas Season (December and January) and during Easter (April), the rest of the year is relatively quiet.
Amongst the number of leisure tourists utilising the facilities, some are church groups, schools on tours, families and couples.
The main origins of visitors are as follows:-
∑ Local: Buffalo City ∑ Provincial: Port Elizabeth, Umtata, Barkly East and Queenstown ∑ National: KwaZulu Natal, Gauteng, Cape Town, Pietersburg, Free State and Lesotho
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∑ International: Germany, United Kingdom, United States of America, France, Netherlands, New Zealand and Italy 6.6.2 Tourism Opportunities ∑ There is one tour operator operating from Kidd’s Beach who’s target market is the senior age bracket, which have a higher disposable income. ∑ On the Tyolomnqa River a community based tented bush camp initiative has been proposed. This will provide an excellent opportunity for tourists to see and experience the Xhosa culture and traditional practice. ∑ Kayser’s Beach has great potential for Bed and Breakfast accommodation. ∑ The Kiwane Resort will be ideal for visitors who want to experience a rural setting next to the coast. ∑ The survey completed shows that international visitors visit the West Bank because they want accommodation in close proximity to the airport, in order to catch a flight to the next destination.
6.6.3 Tourism Constraints ∑ Roads are in a poor condition. ∑ Insufficient signage in West Bank, especially on secondary roads, which lead to tourist facilities. ∑ Prostitution in Leaches Bay has a negative effect and deters tourist who come to view the shipwreck. ∑ No clean drinking water. ∑ The electricity supply at Kidd’s Beach is inadequate. ∑ Some tourism organisations are not members of Buffalo City Tourism or Eastern Cape Tourism Board and therefore are not being marketed all over South Africa. ∑ There is a lack of visual policing within the area. ∑ No marketing for West Bank ∑ The Department of Labour equipped people with training skills and left them with certificates of achievement and no equipment to operate. ∑ Umtiza Cultural Centre Camping Site, supported by the Department of Sports, Art and Culture, has a low water supply from old pipes, which makes it unsustainable.
6.6.4 Key Issues Through the analysis of the surveys, the following key issues were raised:-
∑ Closure of Fleet Street during peak season, diverts traffic and visitors get lost and end up in Mdantsane.
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∑ Lack of entertainment. ∑ No visual policing. ∑ Private taxis are charging the visitors R80.00 from the airport to the CBD/Beach Front during the normal working hours. ∑ Lack of municipal buses in the West Bank area. ∑ No marketing for the West Bank area. ∑ Infrastructure, like roads and signage in West Bank, need to be upgraded. ∑ The bridge has been washed away at Cove Rock. ∑ Prostitution at Leaches Bay needs to be addressed and the maintenance of facilities at the beach, i.e. toilet and shop, need to be addressed. ∑ Kuraki Eco Ed, which is situated at Leaches Bay, has a low water supply and no road safety. ∑ There are no accommodation facilities in Kayser’s Beach and there is a problem with contaminated water. ∑ In Winterstrand there are thick bushes along the roads which block the view of the traffic resulting in accidents.
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7. AGRICULTURAL ASSESSMENT
It must be noted that all agricultural activities are regulated by the:-
∑ “Conservation of Agricultural Resources Act” no. 43 of 1983. This act deals with all matters pertaining to prevention of soil erosion, alien plant invasion, bush encroachment etc. ∑ “National Water Act 36 of 1998” This deals with the safety, water use and pollution.
The natural vegetation is classified as Eastern Province Thornveld, interspersed with Valley Bushveld found along the steep river sides. The coast is classified as Coastal Forest and Thornveld (Acocks).
In the Eastern Province a large proportion of the bush component has been removed and developed into cultivated lands. A large proportion of this has been allowed to return to natural pastures.
7.1 Soils
7.1.1 Soil Survey and Potential The soils of the area are generally poor. The soils in the area are generally shallow, with restricting layers of rock or impermeable clay layer. The topsoils are generally 200 to 300mm deep.
The soils found within this area are predominately of the Katspruit, Sterkspruit, Kroonstad, Westleigh or Mispah soil forms. The topsoils are light grey in colour and structureless.
None of the above soils are recommended for cultivation due the limited rooting depth and lack of drainage.
Soils developed from the dolerite outcrops are generally medium potential soils and are generally of the Oakleaf form. Some soils along the coast are very sand soils, of the Oakleaf form of medium to low potential.
7.1.2 Soil Fertility No soil samples have been taken. Generally soils can be characterised by extremely low levels of phosphates with medium to high levels of acidity.
Generally the soils along the coast and central interior can be termed brak (high levels of sodium).
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7.2 Water Resources
This area is characterised by a number of perennial rivers and streams as well as numerous annual streams.
The area is bounded by the Keiskamma River in the west and the Buffalo River in the north and east. These two rivers are the major rivers of the area.
The Buffalo River has two dams namely the Laing Dam (outside the West Bank area) and the Bridle Drift. The Keiskamma is dammed near Keiskammahoek by the Sandili Dam (outside the West bank area).
No other major dams exist on any of these rivers in this area. Minor irrigation dams exist along the minor tributaries of these rivers.
Other perennial rivers include the Tyolomnqa (next most important river), Ngqinisa, Kwiane, Ncera, Mlele, Mcantsi, Gxulu and Igoda rivers. The source of these streams is generally the Amatola Mountain Range.
No controlled irrigation boards exist within this area.
Ground water is limited in this area. It is estimated that the drainage region R could supply 30 million m3 per annum (approximately 0.5 of the potential of South Africa). Drainage region R covers the entire catchment of the Amatola Mountain Range. The quality of this water is poor with a Total Dissolved Solids of 800 to 3,000 mg/lt. Indicative of the high salt (brak) contents of the soils in the catchment.
7.2.1 Irrigation Existing Limited small scale irrigation takes place from dams and rivers. No irrigation schemes exist within the area and irrigation takes place on an ad hoc basis. Irrigation is used mainly for vegetable production. Irrigation of pastures is very limited.
Water is also used for the irrigation of tomatoes and cucumbers in tunnels.
7.2.2 Irrigation Potential Limited irrigation potential exists in the area. Irrigation can take place along the Tyolomnqa and Keiskamma Rivers in limited areas where there is access to the river and lands.
Limited areas are available due to poor of soils and steep terrain.
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7.3 Forestry
7.3.1 Land Capability Classification The soils of this area are generally not suitable for forestry/cultivation and thus the enterprises that can be recommended for this particular area is beef, cattle and goats i.e. this is predominately a livestock farming area.
7.4 Vegetation
Limited areas exist where medium potential soils can be found and cultivation can take place.
The area has been subdivided into Relative Homogenous Farming Area’s.
∑ Relative Homogenous Farming Areas (RHFA’s) The Department of Agriculture has developed a zoning system of defining areas of like agricultural potential (utilising the natural resources, soil characteristics, climate vegetation and topography). This report has used these RHFA’s from the Agricultural Development Program for the Eastern Cape Region, 1986 for the commercial farming areas and has been adapted for the West Bank Local Spatial Development Framework (Refer to Plan 2).
RHFA’s for the Western half of the West Bank SDF (previously Ciskei) are not available. The information available has been utilised to interpolate and extend the RHFA’s to be more specific and more detailed to the West Bank study area.
This information has been indicated on Plan 2. “The most important Resource Characteristics of the predominant RHFA’s of the West Bank” are indicated in Appendix 2.
7.5 Current Agricultural Land Use
The following different categories of farming exist in the area and the agricultural situation is depicted on Plan 3:-
∑ Communal Agriculture (subsistence) ∑ Smallholdings ∑ Extensive Agriculture (beef cattle) ∑ Pineapple Production ∑ Intensive Dairy Production (see Plan 3) ∑ Intensive Vegetable Production ∑ Fruit Production ∑ Vegetable Production under Irrigation ∑ Forestry
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7.6 Communal Agriculture
Communal agriculture forms the larger part of this study area covering nearly 60% of the total area.
This area is covered by the following RHFA’s:-
1.1g Keiskamma Buffalo Valley Bushveld 1.2d Hamburg Coastal Area 1.2e Hamburg Mixed Thornveld 3.1g East London Coastal Area 3.1h East London Mixed Thornveld
Generally this area has the most limitations with regard to natural resources being drier and hotter with steeper slopes.
The general enterprises are mainly beef and goats (few sheep are kept). The lands are generally planted to maize with small areas being planted to traditional squashes and pumpkins, beans etc.
The production is extremely low due to the poor resources as well as the traditional methods used. Maize production is generally as low as 150 to 250 kg’s per hectare where the potential is 3 to 4 tons per hectare.
No known irrigation projects are in existence.
The Department of Agriculture is involved in the following project:-
∑ Olive trials – Ncera area.
The Amatole District Municipality via the Department of Public Works has the following project:-
∑ Ncera Poultry Project
The Amatole District Municipality has the following project under the LED:-
∑ Ncera Poultry
Generally livestock is not sold and animals are kept mainly for traditional reasons.
7.7 Commercial Agriculture
7.7.1 Smallholdings A large number of smallholdings are found on the outskirts of the CBD of East London. The use of these smallholdings varies from extensive livestock production to intensive livestock production (dairy, pigs and
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poultry) to intensive vegetable production in tunnels to irrigated field production to dryland cropping on a small scale. Limited smallholders use the property for recreational purposes.
The most important enterprise is dairy and vegetable production.
7.7.2 Extensive Agriculture Extensive agriculture is limited to beef production. This is generally undertaken within:-
∑ Eastern sections of the Keiskamma Buffalo Valley Bushveld ∑ East London Mixed Thornveld
The Valley Bushveld areas are generally steep with large amount of bush. This veld type is mixed and some form of winter supplementation is required to limit a loss in condition of the livestock and ensure high fertility and growth rates. The commercial farmers provide for by planting pastures and/or supply winter protein supplementation.
In the communal areas little or no provision is made for supplementary feeding during the winter months. The result is poor production and growth of stock. The overstocking of these areas above the grazing capacity compounds this fact (Refer to Plan 4).
7.7.3 Pineapple Production The pineapple industry was a flourishing industry in the 1960’s and 1970’s in the Eastern Cape. The industry showed a dramatic decline from 1987 with a large decline in 1988 and 1989. The decline was due to the high inflation rate, competition in world market, sanctions and high input costs. The pineapple industry is largely an export market related industry and thus is very sensitive to world production levels and exchange rates.
The imposition of sanctions by USA and Canada had a profound effect on the South African Pineapple industry.
This was despite the fact that there was an increase of planting of pineapples particularly in the western areas of the West Bank Area. This took place within the previous homeland area of the Ciskei.
A number of smaller canneries closed down from 1987 and to date only one canary remains, namely Shelford Canneries.
The Eastern Cape particularly in the West Bank area has sub optimal conditions for the production of pineapples. The soils are generally poor with high water tables and climate is subtropical (pineapple requires tropical climate for optimum production). This is not conducive to economic production of pineapples.
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7.7.4 Intensive Dairy Production A number of large dairy farms exist along the West Bank coast. The production is based mainly on dryland permanent pastures. This form of production is efficient due to the low costs of production.
The industry did make use of the pineapple waste from the canning factories, which also assisted with the lowering of the costs of production.
The development of the dairy industry is only possible within the coastal frost free zone of the West Bank area, without supplementary irrigation. The milder climate has a positive influence on both the production of the pastures and dairy production.
Dairy production is possible in the more northern areas, where frost occurs, if water is available for irrigation for the production of winter pastures.
7.7.5 Intensive Agriculture
7.7.5.1 Vegetable Production The production of vegetables hydro phonically, particularly tomatoes, is a large agricultural industry along the West Bank coast.
The climate along the coast and inland for approximately seven (7) kilometers is optimal for the production of tomatoes in tunnels.
The tomato is a very important vegetable crop in South Africa and demand normally outstrips supply.
Cucumbers are also grown in the tunnels.
The production requires access to irrigation water of good quality.
7.7.5.2 Fruit Production The only fruit that has been grown commercially is the guava.
The guava has grown so well that it has escaped from where it was originally planted and invaded a large portion of the West Bank, particularly along the coast. The plant is now considered an alien invader.
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7.7.6 Vegetable Production under Irrigation Vegetables are grown within RHFA 3.1g “East London Coastal Area”.
The production of vegetables is limited by the poor soils of the area and special cultivation methods are used to increase soil depth and to limit waterlogging problems.
Vegetables grown are:-
∑ Tomatoes ∑ Green beans ∑ Peppers ∑ Green mielies ∑ Butternut ∑ Cabbage
7.7.7 Forestry No forestry industry exists within the area. A number of gum and wattle trees grow in the area, but are not utilised commercially.
7.8 Agricultural Infrastructure
The following agricultural buildings exist within the area:-
∑ Shelford Cannery (Collondale) ∑ Tomato Pack Shed ∑ Western Province Cannery (Closed)
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8. ENVIRONMENTAL ANALYSIS
8.1 Physical Environment
The West Bank of Buffalo City Municipality has 44 km of coastline with approximately 80% of the coastal interface designated as Coastal Forest Reserve. The area is demarcated by the Keiskamma River in the west and the Buffalo River in the east. Both river systems are within incised valleys. The entire area can be described as part of the coastal plain with the altitude not often exceeding 300m. A number of rivers cut back from the coast towards the Buffalo River system and most of the water courses follow a convoluted and windy path to points close to the coast. The estuaries are generally blind, except in the rainy season, with the exception of the Ncera and Tyolomnqa which remain open for most, if not all of the year.
The area has been extensively utilised for farming (subsistence and commercial) and the flatter areas are predominately mixed grasslands with intermittent scrub. Only the north western portion has intermediate bushveld. Within the river valleys there is a relatively good vegetative complex, the width of which is dependent on the amount of agriculture practised locally and the slope of the land in close proximity to the river course.
The coastal forest is confined to a narrow strip of less than 1 km wide between Leaches Bay and Keiskamma River with breaks at Kidd’s Beach and Kayser’s Beach. Inland the Reserves of Fort Pato and Umtiza form isolated pockets of natural forests. Uncontrolled sand mining operators have graded on the sea shore and estuarine rivers in the Ncera and Winterstrand area.
Plan 5 shows the environmental assessment status.
8.2 Environmental Scan
The critical issues within the study area are inter alia:-
∑ The Umtiza Forest provides a refuge for the Mtiza trees and the structural integrity of the area must be maintained. ∑ The Umtiza Forest and the Fort Pato Reserves have populations of the Samango monkey and efforts need to be made to increase the functional size of the reserves to improve the sustainability of these population. ∑ The Gulu and Igoda River catchment is a refuge site for the Eastern Cape Rocky (Sandilia bainsii) and the functional integrity of the river catchment has to be maintained to protect the rare fish species which is genetically unique from other sub-grouping of the species.
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∑ The coastal fringe must be protected and maintained to ensure that a corridor remains for coastal endemic plants and animals. Efforts should be directed to widening this corridor especially in the vicinity of Gulu and from Kayser’s Beach to Hamburg. ∑ The fossilised dunefield around Kiwane needs to be clearly defined and incorporated into a protected area. ∑ The Tyolomnqa River Mouth and the river corridor to the old road bridge needs to be maintained as a natural heritage site to ensure the functionality of the river system. ∑ The land in the upper Tyolomnqa catchment could be developed for game farming to minimize impacts of low level agriculture. ∑ The Kiwane area needs to be developed as an environmental resource concentrating on low impact tourism. ∑ All the river valleys outside of the Buffalo City Municipality urban areas should have sufficiently large off-sets to maintain the natural habitat on the banks and within the streams. ∑ The conservation status of the estuaries must be maintained with special emphasis on the Tyolomnqa and Ncera estuaries.
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9. INFRASTRUCTURE
9.1 Bulk Water Supply
The existing bulk water supply infrastructure is depicted on Plan 6 and for the purposes of this report, only the bulk supply infrastructure is considered.
While the Bridle Drift Dam falls on the northern fringes of the study area it forms a crucial part of the bulk supply infrastructure. This storage dam located on the Buffalo River has a storage capacity of 101,2 x 106 m³ and an assured yield of 66,5 M per day. Raw water is supplied to the Umzoniana water treatment works via an intake weir and rising main. This works (owned and operated by Buffalo City Municipality) has a treatment capacity of 120 M per day. In discussions with the Senior Engineer for Water Planning at Buffalo City Municipality it was indicated that currently the Bridle Drift Dam is over-abstracted by approximately 80%. To alleviate this current situation it will be necessary to augment the capacity of the Bridle Drift Dam by interbasin transfer. The scope of this is outside the ambit of this document and we understand a study is underway to investigate the potential sources of additional raw water resources.
The clear water is pumped via a ø300mm rising main across the Buffalo River to two reinforced concrete bulk storage reservoirs located at Fort Grey (north of the Cove Ridge node on plan A). The combined storage capacity of these reservoirs is 9,4 M with a common top water level of 167,895m (above sea level). This bulk supply instillation forms the supply basis for the eastern portion of the study area. Discussions were held with the Consulting Engineers appointed to assess the current and future demand on the above supply reservoirs. They indicated that while currently the system is meeting the operational demands, it is not possible to comment on future demand given the uncertainties relating to the demand on the system by the Industrial Development Zone (IDZ). At the time of preparing this document no clear indication had been given in relation to the possible detail of the "anchor" tenant in the IDZ and their related water demand. While the Senior Engineer for Water Planning at Buffalo City Municipality indicated that long term planning would probably see the upgrading of this rising main to 600mm, this requires further study with associated action when detail pertaining to the water demand of the IDZ becomes available. Relating to the upgrading of the rising main, it is noted that a large portion of the route passes through the Umtiza and Fort Pato Reserve, which will impact on the upgrading of the existing rising main. In discussion with the Buffalo City staff it was established that the current servitude width, makes maintenance of the infrastructure difficult and that Reserve staff vigilantly polices the area.
Similarly the Laing Dam falls outside the northern boundary of the study area and is reported here to give a clear picture of the bulk water supply resources available in the area. This dam is also located on the Buffalo River and has a storage capacity of 20,8 x 106 m³ and an assured yield of 41,3 M per day. A raw water treatment works (owned and operated by Amatole Water) is located at the dam
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and has a treatment capacity of 27,2 M per day. It is reported that by April 2005 this capacity will be increased to 33,0 M per day due to upgrading of the works. From the works, clear water is pumped to a 6,8 M reinforced concrete storage reservoir with a top water level of 469,00 (above mean sea level). While this dam is currently under abstracted (approximately 60% of the assured daily yield) the Senior Engineer for Water Planning at Buffalo City Municipality requested that it be noted that this water costs a premium of up to a R2,00 per k relative to the Buffalo City water costs. In discussions with the Senior Engineer for Water Planning at Buffalo City Municipality it has been established that currently the raw water treatment works at the dam is operating at capacity with little or no reserve.
A raw water treatment works situated near Peddie (outside the study area on the western boundary) has a treatment capacity of 6,0 M per day. This instillation (owned and controlled by the Amatole District Municipality) was constructed as a regional water supply scheme to the Peddie Area. Water is abstracted from the Keiskamma River, pumped to a raw water-balancing dam, further pumped to the raw water treatment works, treated and clear water is then pumped to a 1,5 M clear water storage reservoir. This then allows water to gravitate to supply Peddie and the surrounding villages. Recently a gravity main was constructed to supply bulk water to the 1,5 M reinforced concrete reservoir located near Upper eJojweni, with a top water level of 278,200m (above sea level). This, according to the design Engineers for the Peddie regional water supply scheme, is in conflict with the original design and is a temporary "stopgap" approach. Accordingly the only reason that the current system operates is that the Peddie regional water supply scheme has not reached its design capacity. While the reservoir at Upper eJojweni is well positioned to supply the western section of the study area with clear water fed under gravity, the sustainability of this requires further investigation.
A raw water treatment works is located at the headwaters of the Bridle Drift Dam, near Needs Camp, with a treatment capacity of 1,5 M per day. Clear water is pumped to two storage reservoirs, with a combined storage of 1,5 M and a common top water level of 367,500 (above mean sea level). This instillation is owned and operated by Buffalo City Municipality (they recently took it over from Amatole District Municipality) and was developed as a potable supply to the Needs Camp Area and rural Ncera villages area. In discussions held with Buffalo City Municipality staff located at the Umzoniana water treatment works, they indicated that the abstraction weir frequently drops to low levels making abstraction impossible. Operation problems experienced, due to site access and availability of suitably qualified staff, have escalated over the past number of years. This has led to the commissioning of an investigation into the feasibility of supplying water to the Needs Camp Reservoirs via a gravity main across the Buffalo River from the existing bulk water supply infrastructure, supplied from Umzoniana water treatment works. As this investigation has been recently completed, the results were not available at the time of this document being prepared. This infrastructure was provided as a bulk water supply to the Needs Camp; Tyolomnqa Rural Villages and Coastal villages between Kayser’s Beach and Kidd’s Beach. The pipelines were sized on a summer peak of 1,78 M per day or 20,63 /s. The pipeline follows the R347 south from Needs Camp to below Kuni. At this point it veers south-west crosses the R72 and terminates at Kayser’s Beach. While the supply
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to Kidd’s Beach was planned at design stage, it has yet to be implemented. The bulk pipeline supplies water to seven rural village clusters by means of a supply reservoir and internal reticulation.
Reservoirs supplied by boreholes are situated at the following coastal towns:-
∑ Kayser’s Beach ∑ Christmas Rock ∑ Goedehoop - (East of Christmas Rock) ∑ Kidd’s Beach ∑ Lincott Manor - (North of Kidd’s Beach) ∑ Gulu ∑ Roberts - (West of Winterstrand) ∑ Winterstrand ∑ Rockclyffe-on-Sea (East of Winterstrand)
The above infrastructure was commissioned by the Amatole District Municipality and ownership and operation has since been passed to Buffalo City Municipality. In discussions with Buffalo City Municipality staff we established that most of the above boreholes were over abstracted, leaving a legacy of salt-water contaminated water resources.
SRK Consulting has prepared a base assessment of the existing boreholes in the study area (Refer to Plan 9). Given the presence of faults and Dolerite intrusions in the area it would be anticipated that the areas of fair to good groundwater would be located at dyke or sill contacts. Interestingly this is not the noted trend. Generally the study area can be classified as having a poor to marginal groundwater potential yield.
From public meetings held with the stakeholders it emerged that the informal rural settlements are experiencing problems relating to lack of and quality of water supply infrastructure. It appears that currently certain of the areas are provided with bulk water supply by means of water tankers.
9.2 Sewer Reticulation and Effluent Disposal
The existing effluent disposal infrastructure is depicted on Plan 7. For the purposes of this report only the bulk conveyancing infrastructure is considered.
A marine outfall located at West Bank services the Industrial Development Zone via a recently completed ø600mm gravity outfall sewer; the West Bank area and surrounds and portion of the East London Central Business District area. The marine outfall comprises a screening works and bulk outfall pipeline capable of discharging 40,0 M per day.
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Conservancy tanks and septic tanks service the smaller coastal nodes and both Cove Rock Conservancy and Kidd’s Beach have anaerobic ponds. The construction of ponds at Kayser’s Beach is due for completion in late 2004.
Communities in the area report that no sanitation exists in the rural, less formal, settlements and that appropriate sanitation is required as a matter of urgency.
9.3 Electrical Reticulation
The existing Eskom Bulk Electricity Supply Grid is depicted on Plan 8.
The study area is served by two main sub-stations, one at Prospect and another at Needs Camp. An overhead reticulation of 22 and 11 kVA supplies the settlements and coastal nodes in the area.
Broadly three areas require future electrification in the study area as follows:-
∑ The western fringes of the study area between the Kiwane and Tyolomnqa Rivers ∑ The northern fringes of the study area above Kuni and Upper eJojweni ∑ The agricultural area south of the Bridle Drift Dam
The community expressed their concerns with the time taken by Eskom to reticulate the area and have appealed to Buffalo City Municipality to assist in this respect. Communities also indicated a relatively poor quality of supply with 43 power outages recorded at Kayser’s Beach in 2003 alone.
9.4 Geology
Plan 9 depicts the geological and existing borehole information for the study area as prepared by SRK Consulting.
In the order of youngest to oldest, the geology of the study area comprises Calcareous Sandstone and Conglomerate (T-Q: Nanaga Formation – Algoa Group – age Quaternary), Dolerite (Jd: age Jurassic), Sandstone (TRK: Katberg Formation – Beaufort Group – age Triassic) and Mudstone & Sandstone (Pb: Balfour Formation – Beaufort Group – age Permian).
In general, the depth to bedrock should vary between 0,5m (sandstone and Mudstone) to 1,5m (Dolerite) to the weathering characteristics of the rock.
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9.5 Road Infrastructure
The existing road network of National, Trunk, Main and District Roads are depicted on Plan 7 within the study area.
A series of gravel wearing course roads exist in the rural area and form a vital link between the major transportation corridors and the settlements. In general all of these roads are in poor condition and require urgent maintenance attention. Some confusion exists regarding the ownership and maintenance responsibilities of these gravel roads. A large portion of the rural communities indicated that maintenance is required as an urgent intervention to salvage the existing road.
The R346 provides a main east - west transportation corridor on the northern fringes of the study area. It caters for movement of commuters between East London and King Williams Town via Needs Camp. However the corridor access to the R72 is somewhat cumbersome and could be substantially improved. Recent remedial works (surface rejuvenation) have been undertaken on this link (2003) and the riding quality is fair to good.
The R72 provides a main east - west transportation corridor on the coastal boundary of the study area. Not only is this a crucial link to other major centers in the Eastern Cape (Port Elizabeth, Port Alfred etc.) but also vital access to coastal nodes in the study area. This road is in excellent condition with a recently completed reconstruction (2003), now open to commuters.
The R347 provides a main north - south link between the R72 and R346 and facilitates the flow of commuters between the coastal zone and interior belt (Needs Camp and Kuni). This road is in a poor condition and requires urgent maintenance.
Ninham Shand completed a feasibility study considering the proposal of linking the R72 with the N2 in March 1998. The proposed alignment is from the current R72 near the airport through Buffalo Flats across Woolwash Road to the N2/Dawn future interchange. Should this be combined with an improved alignment of the R346 and the Buffalo Pass Drive, a more acceptable commuter flow will result, particularly with the flow of commuters into the IDZ (Chester Road). The relative cost of the above is high due largely to a new bridge required across the Buffalo River. Also a proclaimed road reserve exists only between the possible Dawn/N2 interchange and Woolwash Road.
The community clearly indicated that a need exists to link the study area to Mdantsane to drastically improve community access in the study area to social facilities including access to the Roundhill Solid Waste Site. The most feasible link would be through Needs Camp via Potsdam to Mdantsane. This link would also require a bridge across the Buffalo River.
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10. COMMUNITY DYNAMICS
10.1 Leadership and Structures
10.1.1 Leadership In terms of the municipal land demarcation, the study area falls under four of the demarcated wards of the Municipality, being Wards 1, 2, 21 and portion of Ward 24. The following Ward Councillors work in close relation to Ward Committees and act as Municipal Representatives:-
Ward 1: Councillor Ngcamama Ward 2: Councillor Mkokeli Ward 21: Councillor Booi Ward 24 (portion): Councillor Mdunyelwa
10.1.2 Community Organisational structures Through the surveys that had been carried out in the selected villages, the following community organisational structures exist. It was also indicated by the Ward Councillors that similar structures existing in the villages that were not surveyed.
∑ Ward 1 Ward Committee Member: Thembinkosi
1. Zikhova Village
WARD COMMITTEE
VILLAGE COMMITTEE
Community Hall Crèche Land Water Committee Committee Committee Committee
2. Nkampini / Rala Village
VILLAGE COMMITTEE
Development Farmer’s Water Forum Association Committee
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3. Dowu Village
VILLAGE C OMMITTEE
Farmers Community Zone Crèche Water Association Police Forum Committee Committee Committee
4. eJojweni
VILLAGE COMMITTEE
CPF SANCO Crèche Farmers Water Association Committee
5. Phozi
VILLAGE COMMITTEE
Water Committee CPF Farmers Association
6. Khiwane
COMMUNITY COMMITTEE
CPF Crèche
∑ Ward 24
1. Airport WEST BANK DEVELOPMENT FORUM
West Bank Sport West Bank Business West Bank Social & Forum Civil Forum
2. Fort Grey
COMMUNITY COMMITTEE
Zone 1 Zone 2 Zone 3 Zone 4
3. Bongweni VILLAGE COMMITTEE
Hani Sisulu Tambo Mandela Sub committee Sub committee Sub committee Sub committee
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∑ Ward 21
Ward Committee - Ms Tobeka Mr Nelani Mr M. Van Wyk M.N Dyubele Mr S. Mbane
1. Gwili – Gwili
VILLAGE COMMITTEE
CPF Crèche School Welfare Committee Committee Forum
2. Kuni
VILLAGE COMMITTEE
CPF Welfare Development Committee Forum
3. Needs Camp RESIDENT C OMMITTEE
CPF Sector Clinic Welfare Community Policing Committee Forum Committee
4. Hill VILLAGE C OMMITTEE
5. Altile
VILLAGE COMMITTEE
Welfare Crèche Farmer Sport CPF Committee Committee
6. Gxethu
SANCO
CPF
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∑ Ward 2
Ward Committee Members: Nikiwe Nyangiwe Volly April
1. Kayser’s Beach
RA TE PAYERS ASSOCIATION
2. New Hope / Jongilanga
CHIEF TANCY HAS 12 VILLAGES UNDER HIS AUTHORITY
Cllr Cllr Cllr Cllr Cllr Cllr Cllr Cllr
Village Village Village Village Village Village Village Village Committee Committee Committee Committee Committee Committee Committee Committee
CPF CPF CPF CPF CPF CPF CPF CPF
3. Kidd’s Beach
RATE PAYERS ASSOCIATION
4. Cove Rock (S.H) No committee.
5. Parantyana
VILLAGE COMMITTEE
6. Winterstrand No committee
∑ Ward 21 Ward Committee Member: Mr M. Van Wyk
1. Gxethu Village
SANCO
CPF
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11. PUBLIC PARTICIPATION
Consultation with the different stakeholders began soon after the first introductory project team meeting was held on 24 November 2003. The project was explained to the meeting which included officials and Ward Councillors from Buffalo City Municipality. The following meetings were held:-
Table 7: Dates of Meetings Held Meeting Date Project Team Meetings Introductory Meeting 24 November 2003 Project Team No. 1 12 January 2004 Project Team No. 2 16 February 2004 Project Team No. 3 04 March 2004 Project Team No. 4 08 April 2004 Project Team No. 5 06 May 2004 Project Team No. 6 17 June 2004 Project Team No. 7 15 July 2004 Public Meetings Public Meeting No. 1 11 March 2004 Public Meeting No. 2 22 April 2004 Public Meeting No. 3 25 June 2004
During the middle of December a field trip was carried out with all the councillors responsible for the wards falling within the study area and selected members of the consortium. During this field trip, all the wards were visited and the project was explained to the Councillors. The Councillors identified areas of concern and opportunities within their wards.
As part of the Situation Analysis, a questionnaire was designed to capture this information. Due to the limited budget a selected number of villages were visited. Table 8 below provides the names of villages visited and the date visited:-
Table 8: Dates of Villages Visited Name of Village Date Ward 1: Dowu, Nkampini and Zikhova 19 January 2004 eJojweni and Phozi 20 January 2004 Sandile, Kiwane and Gqala 21 January 2004 Ward 21: Needs Camp, Kuni and Gwili Gwili 22 January 2004 Hill and Atile 23 January 2004 Gxethu 27 January 2004 Ward 24: Airport 29 January 2004 Fort Grey and Bongweni 30 January 2004
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Name of Village Date Ward 2: Kidd’s Beach and Jongilanga 4 February 2004 Paratyana and Cove Rock S.H 5 February 2004 Kayser’s Beach and Winterstrand 6 February 2004 Needs Camp and Gxethu 10 February 2004
The survey included interviews with members of the village committee and some members of sub-committees accountable to the village committee (e.g. community policing forums, farmers associations, rate payers associations, etc.). The people interviewed indicated that discussions with regard to the survey and this particular study would be communicated to all residents. The outcomes and findings of the survey have been included into the report.
Members of the consortium had also attended Ward committee meetings for Wards 1 and 21 to brief the committee, and to acquire information on land uses in each area.
A public meeting was held on 11 March 2004 at the Kidd’s Beach Town Hall. The meeting was attended by Ward Councillors, Ward Committees and representatives from various structures and institutions. The meeting presented the findings of the first stages of the project brief and highlighted aspects of the community structures, facilities and needs, the engineering infrastructure, the agricultural and environmental stations of the study area. After the presentation of the available information each component had a discussion forum to allow the community and the project team specialists to identify shortcomings of the reports presented and to investigate additional concerns and needs. The meeting was well attended by Ward Councillors, Ward Committees and representative from various structures and institutions.
The second public meeting held was held on 22 April 2004 at the Kidd’s Beach Town Hall. The meeting involved the presentation of objectives, the development perspectives, alternative scenarios and “turn around goals” to address the key issues identified in Phase 1. The presentation also included draft project proposals. The presentation was well received and comments were captured.
The third public meeting was held on 25 June 2004 at the Kidd’s Beach Town Hall. The meeting was again well attended by Ward Councillors, Ward Committees and Representatives from various structures and institutions. The purpose of the meeting was to present the proposals of the Framework Plan. The presentation included the outcomes of Phases I and II and then proposals for the various sectors, i.e. engineering, agriculture, environmental and development planning. The presentation was well received and the comments raised were to be addressed in the final report.
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12. LAND USE
12.1 Land Use Management
The Buffalo city Municipality is the current Land Use Management Authority for the study area. The Municipality, prior to the formulation of its Spatial Development Framework in June 2003, was guided by the general principles of the Land Use Management and Planning Bill, namely, that spatial planning, land use management and land development must be sustainable, equal, efficient, integrated and based on good and fair governance.
As a requirement of the Buffalo City Municipality Integrated Development Plan (2002), a Spatial Development Framework was produced in October 2003. The Spatial Development Framework identifies the West Bank area as follows:
“The Greater West Bank Area extending to include the rural settlement areas of Tyolomnqa and Ncera appears to be of great strategic importance to the future spatial development of Buffalo City, consequently, it is suggested that further planning be undertaken in this area to refine and define spatial planning proposals”.
12.2 Land Use Patterns (see Plan No. 10)
The settlement pattern is determined by the topography of the study area. The settlements are mainly located on the top of ridges going down towards the coast. There is very steep land alongside some of the ridges; particularly to the north west. Access roads to the different villages are generally narrow and in urgent need of repair. Travel between villages is time consuming and difficult and residents have difficulty in getting to key facilities such as clinics and high schools.
The majority of settlements are located towards western, northern and along the coast of the study area. The sizes of erven are similar in the residential areas ranging from 1 000m² - 1 500m² in the coastal towns, to 2 500m² - 10 000m² in the villages. In the villages, the erf usually accommodates 2 – 4 dwelling units, a garden to grow vegetables and a kraal. The coastal towns are formalised settlements with people having security of tenure.
Besides residential sites, agriculture is a dominant land use. Pastorlism is also a significant land use between the villages.
Non-residential uses are clustered in all of the villages. All villages have spaza shops, crèches and primary schools. Some have clinics, but if they don’t, they usually have sites reserved. The coastal towns have shops which cater for residents daily necessities.
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A land use plan (Plan 10 - A0 attached) depicts the land uses of the study area. Detailed land use surveys have been completed by the Municipality for the coastal towns and are shown as insets on the land use plan.
12.3 Land Ownership
In terms of land ownership, the study area is dissected into three parts; parastatal owned, state land and private owned. The eastern portion and the coastal area from Cove Rock to Kayser’s Beach are privately owned. The land from, and including Needs Camp, along the Ncera River down towards Kayser’s Beach is state land. The land to the west of the Ncera River is parastatal owned land.
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13. HOUSING
13.1 Existing Situation
13.1.1 Number of Households An investigation into the characteristics of the study area has been conducted through a combination of site visits, photographic and aerial survey and land use surveys. The total number of households were estimated to total 11 271 in January 2004.
13.1.2 Housing Characteristics There are six different residential characteristics in the study area, namely:-
∑ Suburban homes situated in the West Bank suburbs adjacent to the city. These comprise formal dwellings constructed on surveyed erven ranging from 200 square metres to 1 500/2 000 square metres in area. These houses are built of brick or cement block and roofed with fibre cement and/or tiles.
∑ Informal settlements are clustered close to the city in pockets of disused land. They comprise temporary shelters made out of a variety of materials, including; timber poles, packing cases, metal sheeting and plastic. These settlements are not formally surveyed and lack access to infrastructure. Most have temporary water supplies and pit toilets.
∑ Rural settlements predominate in the western and northern sector of the study area. These are low density housing areas which comprise a collection of large plots (from 2 500 square metres to 10 000 square metres in area). The residential land use makes up a small component of the mixed agricultural activities on each plot.
∑ Small holdings are located on the periphery of the urban edge and form the transition between suburban housing and commercial farming areas. Most plots have one or two houses located on land ranging from 10 000 square metres to 70 000 or 100 000 square metres (depending on the area).
∑ Commercial farms usually have a main farm homestead and a collection of managers/caretakers residences and farm workers housing.
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∑ Coastal resorts have holiday homes which are used either as remote suburban type housing by commuters or by holiday makers at certain times during the year. As a result the coastal resorts have a varied character according to the seasonal demands for accommodation. These resorts are formally surveyed and have mainly brick or block homes. A variation to this is noticeable at Cove Rock where timber homes are particularly popular.
13.2 Policy Context
13.2.1 Buffalo City Spatial Development Framework The spatial development framework for the city contains guiding principles for housing/residential development, namely:-
∑ “Housing should be provided in a sustainable and strategic manner that ensures the optimum location of housing areas in relation to access to transportation networks and other related opportunities. ∑ The densities at which different forms of housing should be provided need to be determined by a range of factors including:- ‹ Affordability of the beneficiary community in terms of sustaining a level of service appropriate to an area; and ‹ Locality of housing area in relation to major transportation networks and key routes would imply a higher density of development. ∑ The quality of housing to be developed in a residential development is to be guided by the Municipality’s policy on minimum dwelling sizes. ∑ High density or attached housing proposals must be approved conditional upon the application of aesthetic standards relating to architectural stylistic harmony and appropriate landscaping. ∑ Appropriate arrangements for site access must be developed with the following as general guidelines:- ‹ Panhandle access ways to be a minimum of 4m in width; ‹ Reciprocal right-of-way accesses to be a minimum of 6m in width; and ‹ One access point per erf with a street frontage.” Source: BCM Spatial Development Framework (October 2003)
The SDF recommends certain nodes where housing development would be supported.
13.2.2 Housing Policy The Buffalo City Housing Policy recommends that the Municipality adopt an enabling approach to housing development. This would include making available serviced land to private housing and social housing developers, upgrading of informal settlements and achieving rural settlement reform. The key policies relate the following:-
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∑ “Policy Approach The Housing Policy approach will be in accordance with the following framework:- ‹ All housing will facilitate acceptable secure tenure; ‹ All housing projects will achieve a minimum provision of “RDP” basic technical services (see 6.5.6); ‹ Support will be provided in achieving incremental (step by step) improvements in services and top structures where funds and resources permit improvements and/or where the type of housing (such as high density social housing) a higher than “RDP” basic level is required; ‹ Integrated development will be the ultimate goal, involving living environments with appropriate and accessible social and physical infrastructure (including local economic development, schools, urban agriculture, transport and community facilities); and ‹ All subsidised housing will provide for the needs of the homeless, aged, disabled and other special groups in accordance with an agreed quota system.
∑ Institutional Role ‹ Buffalo City will adopt a developer role to housing delivery. However, in order to build capacity it will be necessary to develop partnerships and adopt appropriate strategies whereby larger volumes of accommodation can be constructed in a short space of time; and ‹ Procurement of services of emerging contractors will be streamlined to achieve an accredited system, training and mentoring programme.
∑ Minimum Standards (Building) The SABS standards and National Building Regulations will apply. The minimum standards as set out in the “Specifications to Satisfy the Minimum Norms and Standards in Respect of Permanent Residential Structures for the Peoples Housing Process – Eastern Cape Region” will apply.
∑ Minimum Standards (Planning) Density Dwelling Unit Erf Sizes Example per Hectare High 50 + du/ha N/A Hael, Southernwood Medium 20 – 50 du/ha 80 m² to 240 m² Scenery Park and Town House Schemes Low 5 – 20 du/ha 300 m² to 1 000 m² Vincent, Nahoon and Mdantsane
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∑ Environmental ‹ New housing development on slopes of 1 in 5 or greater will not be permitted; ‹ No development is to occur below 1 in 100 year flood level (all flood level calculations being based on maximum hardening and runoff); and ‹ No development permitted within dam burst flood lines.
∑ Basic Level of Service ‹ Minimum ‘entry level’ service level to be upgraded in accordance with funding and bulk capacity; ‹ Communal water standpipe within not more than 200 m walking distance; ‹ Appropriate and acceptable (to the community) alternative on-site sanitation systems; ‹ Gravel road access to each property (minimum 4 metre pan handle access); ‹ Surface stormwater; ‹ Communal solid waste skip facility; and ‹ Electricity supply in terms of available bulk capacity and resources.
∑ Implementation Standards and Risks ‹ An accreditation, training and mentorship programme will be utilised to uplift the construction implementation standards and quality of housing; ‹ Peoples Housing Process projects will have contract insurance, risk management and public liability cover from project facilitation funds; ‹ NHBRC accreditation of contractors will be a requirement; ‹ Appropriate Insurance cover for all projects in accordance with appropriate risk management arrangements maintained by the City; and ‹ Occupational Safety Act Compliance at all times.
∑ Settlement Upgrading ‹ Informal and rural settlements which are appraised to be feasible for upgrading, by means of formal planning de-densification, survey and development may be upgraded in-situ with at least entry level infrastructure; ‹ Those settlements found unsuitable due to environmental constraints, infrastructure problems, access difficulties and/or land ownership complexities will not be upgraded, but will form part of prioritised Project Linked/PHP programme on other suitable land; ‹ Upgrading of settlements will be conducted on a prioritised basis, relationship to infrastructure available planning, transport accessibility and relationship to nodes and special development areas (as defined in the Spatial Development Framework); and ‹ Appropriate density (density/de-densification) according to the spatial development framework in support of the Public Transport plan.” Source: BCM Housing Policy Document (November 2003)
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The policy generally emphasises the need to achieve higher density residential accommodation, particularly in areas close to transport networks and work places.
13.3 Housing Need
The Housing Policy for Buffalo City estimates the current housing backlog to be some 75 000 dwellings. By the year 2020 it is estimated that an additional 55 000 homes will be required. The Spatial Development Framework estimates that some 8 500 of these dwellings will be needed on the West Bank, with an average density on 20 dwellings per hectare over the next five to ten years.
The greatest needs are expected to be focused in the following sectors:-
∑ Upgrading of existing informal settlements. ∑ Provision of new medium to high density public funded housing to accommodate people wishing to reside close to employment (particularly with the Industrial Development Zone). ∑ Accommodation in the coastal resorts, particularly within community reach of the city centre. ∑ Rural settlement land reform and upgrading.
The Buffalo City Municipality Housing Policy, recently completed, identified the following projects below, that fall within this study area. It also provides detailed information on land identified for future housing. The Table in Appendix 5 gives a description of the projects that fall within an urban and rural area, the density and the ownership of land on which the development is proposed. Table 9 below provides the number of units needed.
Table 9: Houses Needs Urban 2 547 Rural 3 235 Total 5 783
The Table in Appendix 5 indicates the area required, the number of units that can be developed and a budget allocation for implementation. Please note that the development of the area described as “West Bank Expansion” is largely dependant on the Industrial Development Zone “Taking Off” and generating a need for housing in close proximity.
Housing types for the study area encompass both urban and rural, the three settlement models indicated in the Land Reform and Settlement Plan, 2003, is applicable. The following should be noted as indicated under 16.3.4:-
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∑ Model 1: Urban Type Settlement – Inside the Urban Edge ‹ Urban settlement only ‹ Highest feasible level of service (RDP or higher) ‹ Erf sizes of 300m² or less ‹ Freehold, rent to buy or leasehold
∑ Model 2: Rural Settlement/Low Density Peri-Urban – Outside the Urban Edge ‹ Level of service is basic or RDP ‹ Erf sizes 500m² - 1 000m² ‹ Individual or group ownership
∑ Model 3: Rural/Commercial Agriculture – Outside the Urban Edge ‹ Communal purposes or extensive or intensive agriculture ‹ Level of service is basic or RDP ‹ Erf sizes are greater than 1 000m² ‹ Individual or group ownership
Finally, it needs to be highlighted that the large scale investment in infrastructure on the West Bank, due to the IDZ will open up vast areas of small holdings, commercial farms and municipal land to development opportunity. Managing the change of land use, particularly from agriculture to residential use will require a clear policy statements and effective spatial development parameters in order to maximise the opportunities which present themselves.
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14. KEY DEVELOPMENT ISSUES
14.1 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.
14.2 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.
14.3 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.
14.4 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.
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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.
14.5 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 outages). 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.
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15. DEVELOPMENT PERSPECTIVE
This section highlights the spatial development perspective that the study area faces, as well as spatial proposals which would assist in the upliftment of the area.
15.1 Spatial Development Perspective
In analysing the key issues that have been identified through the situation analysis phase and also through the public participation process, the following development perspective was reached:-
∑ The region comprises a mix of scattered rural land use/s with settlements located along the crest of ridges on high ground overlooking the coastal plain. ∑ There is growing pressure on the agricultural economy due to high production costs, degradation of the environment and urbanization. ∑ Coastal opportunities are not being fully harnessed. ∑ The Industrial Development Zone could have a ripple effect on adjacent properties, attracting mixed land uses and demands for large residential suburbs. ∑ There is a need for land use management to ensure sustainable rural growth in future.
15.2 Objectives
The Buffalo City Municipality Spatial Development Framework (BCMSDF) identified the following objectives:-
∑ A well-structured, efficient and sustainable city, which has corrected historically distorted spatial development patterns. ∑ Adequate land and services for urbanising (existing and new) communities. ∑ Higher density settlements. ∑ Environmentally sustainable and spatially coordinated sectoral practices. ∑ Managed use of natural resources and agricultural land.
15.3 Scenarios
The following concluding remarks were indicated in the Buffalo City Municipality IDP 2002, whose broad spatial development scenario was “BUILDING ON URBAN AND RURAL STRENGTHS”, and which have been endorsed by the BCM SDF:-
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∑ “It must be accepted that it is most rational and economically effective to focus higher order development investment (in infrastructure, housing and a diversity of economic enterprises) in the urban core areas. ∑ However, a proportion of the resources of the Buffalo City Municipality must also be targeted in areas of opportunity and areas of need in fringe rural and peri-urban areas, in order to upgrade existing settlements and create or facilitate new development opportunities in these areas.”
In keeping in line with the above, the following three alternative development scenarios were drafted for this study area:-
15.3.1 First Scenario: Unmanaged Development This scenario looks at the possibility that if the Industrial Development Zone (IDZ) “takes off”, and factories become established and operational within the demarcated industrial land, the immediate surrounding areas would be faced with some of the following problems:-
∑ Scrap yard/shack threat around IDZ and nodes ∑ Multiple subdivision of farms ∑ Uncontrolled settlement growth ∑ Abandoned farms ∑ Poor land use management
With regard to infrastructure, the above scenario does not offer an opportunity for forward planning, which would result in costly services in the future.
This is considered as an unacceptable scenario and should be avoided.
15.3.2 Second Scenario: Status Quo Then there is the alternative scenario that there is a possibility of the Industrial Development Zone (IDZ) “not taking off”, then the surrounding area would remain exactly as is, in a state of decline where there would be:-
∑ Uncontrolled settlements ∑ Overgrazing and invasion ∑ Invasion of coastal land
This will result in an unsatisfactory socio-economic situation with deterioration in the agriculture sector and the environment. The residents of this area would then suffer as a result of inadequate or no basic services, no or minimal access to social facilities and no job opportunities.
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This scenario is also considered an unacceptable scenario, and in the interests of the residents within this area it should be avoided.
15.3.3 Third and Preferred Scenario: Managed Development The third and 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
This is considered the most preferred scenario whereby development, infrastructure and service demand would be concentrated in the areas of higher density development.
15.4 Strategies
On the basis of the evaluation of the alternative scenario’s, the recommended development strategy would be that of “Managed Development” and the following strategies that were identified in the BCM SDF are also adapted to the WBLSDF:-
∑ “Consolidate and integrate spatial development by developing land in proximity to public transport facilities and existing services. ∑ Support the land reform and settlement programme by identifying zones of opportunity according to land needs. ∑ Pro-actively manage land use and set appropriate levels of service to achieve sustainability in urban, peri-urban and rural areas. ∑ Implement the principles of Integrated Environmental Management (IEM). ∑ Identify resources and manage land use in valuable resource areas.”
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16. FRAMEWORK PLAN
16.1 Development Principles
The framework for the study area is based on the key development issues identified and the alternative scenarios. The following development principles (as recommended by the Development Facilitation Act) are recommended for the West Bank Local Spatial Development Framework:-
∑ Provide for urban and rural, formal and informal and existing and new development. ∑ Discourage illegal land occupation (land invasions) but acknowledge informal development. ∑ Stimulate and promote efficient and integrated development through:- ‹ Integrating the socio-economic, institutional and physical aspects of development; ‹ Promoting integrated development in urban and rural areas in support of each other; ‹ Rationalizing residential and work areas (work close to home); ‹ Optimal use of existing resources; ‹ Diverse combination of land sues (mixed land uses); ‹ Discourage urban sprawl and promote (appropriate) greater densification resulting in more compact cities and towns and thus better use of existing infrastructure; ‹ Rectify historically skewed/distorted infrastructural and service provision and maximise use of existing infrastructure and services; and ‹ Sponsor environmentally sustainable development practices and processes. ∑ Allow for active and direct community participation in development and assist in mobilising resources. ∑ Assist in developing community and individual skills and capacity, particularly those from disadvantaged backgrounds, who are involved in development. ∑ Encourage and optimise the participation and involvement of all sectors of the economy (public and private sectors). ∑ Promote sustainable development at the required scaled, vis-à-vis:- ‹ Within fiscal, institutional and administrative means; ‹ Establish viable communities; ‹ Sustained protection of the environment; and ‹ Safe utilisation of land (geo-technical, undermined, etc). ∑ Provide that any and all development will be adjudged on its own merits and no preferences will be given to any particular type of development or land use.
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∑ Promote and provide security of tenure in any form, be it freehold (individual) or communal, and in cased of upgrading development should not deprive beneficial occupiers and in the event of them requiring to be moved then their interests should be accommodated where they are settled. ∑ Promote and provide for the effective functioning of a development market, based on open competition between supply and demand. Source: Development Facilitation Act
16.2 Conceptual Framework
There are 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). This would minimise the pressure on the environmentally sensitive and agricultural land.
The coastal zone from the Cove Rock Conservancy to Kidd’s Beach has considerable potential for high/intensive agriculture. This area has the best agricultural lands within the study area. The strip from Kidd’s Beach to the Keiskamma River has very similar soils and can be utilised for possible future agriculture however, this needs further investigation. The lands between the
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Mount Coke Road and the coastal strip of agricultural land has potential for extensive agriculture with livestock.
Diagram 1: Conceptual Development Framework
N6 N2
Potsdam Mdantsane N2
Mt Coke Road (R34 To KWT CBD 6) Needs Camp Kuni EL Needs Camp CBD Game Farming Zone
Sunny Rural South Agriculture West Bank Development Zone
R347
eJojweni R72 Winterstrand To Port Alfred orest Coastal F Kidd’s Beach Kaysers Beach Coastal Zone
The north western portion of the study area has lower agricultural potential (compared to the coastal belt) and due to its steep slopes is not appropriate for intensive farming development, and it is therefore recommended that it be investigated for Game Farming purposes.
There are environmentally sensitive areas that require protection especially between the Igoda and Gulu areas. The coastal area is also regarded as being environmental sensitivity and requires protection. In order to create opportunities for economic growth and development, an integrated transportation system is of extreme importance. The proposed linkages from the Mount Coke Road through Needs Camp to Potsdam and the link from the Mount Coke Road through to Reeston Phase III will open up linkages and bring/provide opportunities to the rural area for easier links to social facilities and amenities in an integrated city network. The proposed future link from the West Bank across the Buffalo River will redirect traffic from the N2. This would provide excellent opportunities for industries and factories on the West Bank and would also reduce the number of large trucks passing through the Central Business District of East London.
Kayser’s Beach and Winterstrand are coastal resorts which are experiencing a growing demand for residential accommodation and tourist resort development.
The rural villages of Ncera and Tyolomnqa require upgrading with a basic level of service and secure tenure. The provision of social facilities at strategic locations
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will assist the residents of the villages and also allow the areas of Ncera and Tyolomnqa to become integrated components of the Buffalo City Municipality.
The following four development areas were also identified and more detailed spatial planning proposals were made:-
1. Rural Settlement Zone 2. Needs Camp Zone 3. Coastal Zone 4. West Bank Zone
16.3 Proposals
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) ∑ Nodes ∑ Corridors ∑ Urban Edge
16.3.1 Environmentally Sensitive (“ No-but Areas” ) Environmentally sensitive (“no-but”) areas have been defined in the Buffalo City SDF as those areas where in terms of broad environmental constraints and other environmental reasons (including legislation) development is not desirable, but not excluded. Any proposed development within a “no-but” area should be viewed with caution and should include a thorough evaluation of the following before designating an area for future development or change in land usage:-
∑ Local environmental conditions and limitations. ∑ Legislative restrictions and requirements (such as listed activities and environments in terms of the Environmental Conservation Act). ∑ Current and future environmental projects.
The following areas are regarded as environmentally sensitive/“no-but” areas within the study area and are depicted on Plan 11:-
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16.3.1.1 Nature Reserves The Fort Pato and Umtiza Forest Reserves both serve to conserve rare and endangered plants and animals and both facilities need to be afforded protected area status. However, both of the reserves are disjointed and are relatively small portions of land. Between the two reserves is the Municipal reserve at Bridle Drift Dam and although this reserve falls outside of the West Bank study area it has the potential to compliment the role of the other two reserves. The immediate area between the Mount Coke Road and the Buffalo River (and bounded by the proclaimed reserves) is concurrent with the East London water supply and it is recommended that this area be demarcated as a conservancy area where farming (essentially current land use) is maintained and owners are encouraged to follow a conservation orientated plan for the property. This will serve two primary purposes in that the land use will ensure that high impact activities on the regions water supply are minimised and, that a degree of connectivity through the residual natural vegetation is maintained between the proclaimed reserves.
The extension, and incorporation of the Bridle Drift Reserve into the conservancy area will further enhance the level of protection offered to the water supply system and provide a conservation habitat with a viable area.
There has been a tendency lately towards private concessive development within nature reserves.
16.3.1.2 Coastal Zone The coastal zone probably represents the single most important environmental asset within the study area as it provides opportunity to attract tourism to the area. The beauty of the coastline is enhanced by the abundant and varied vegetation in association with the extensive beaches and the marine zone. The disruption of this narrow strip must be prevented at all costs as it plays an important role in the survival of many species of animals and plants. The reduction of this habitat on the landward side of the proclaimed coastal forest must be curbed and it is recommended that the recent aerial survey information be used to demarcate the inland boundary of the coastal forest, and that no invasive development be allowed beyond this boundary. Where the coastal forest strip is disrupted (at Kidd’s Beach and Kayser’s Beach) provision must be made to create a green belt to connect the separated areas.
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16.3.1.3 Estuaries and Rivers Generally the estuaries in the former Ciskei areas are in a better condition than those within the former East London/Amatola Municipal areas. The estuaries fulfil an important role in fish breeding and recruitment to the marine environment and for this reason it is important that they are maintained as functional units within the environment. The Kiwane, Tyolomnqa, and the Kieskamma rivers are considered to have the highest conservation status within the study area due to the diversity of habitats and functionality of the systems. In each case it was considered that the section of river below the R72 had the highest environmental value. This does not mean that the upper sections of the rives are not important, on the contrary, it implies that adequate measures be employed in the upper reaches to ensure that any development does not have an negative impact on the high value portion of the river.
The Ncera River is also considered to be a river of high value but illegal activities in the vicinity of the mouth and estuary have degraded the area. Provided that the relevant authorities are prepared to act to enforce full rehabilitation then the river can be elevated to the same, or similar status to that of the Kiwane River.
The Gulu and Igoda Rivers are heavily impacted by the activities of man in the upper catchment of both rivers and at the mouth and estuary in the case of the Gulu River. Both rivers however are critical habitats for the survival of the Eastern Cape Rocky (Sandili Bainsii). For this reason these rivers, especially in the freshwater compartment need to be afforded high conservation status. To a large extent the habitat degradation of these catchment is ‘complete’ and it is surprising that the fish has survived at all. It is therefore recommended that the total catchment of both rivers be afforded the status of a ‘Site of Special Scientific Interest’ (SSSI) with a view to maintaining and improving the habitat to sustain the populations of Sandili bainsii.
16.3.1.4 Conservancy Areas The north western portion of the study area has lands that are extensively eroded and it is possible that standard agriculture would further contribute to erosion with the associated impacts on the high value rivers that drain the area. A preliminary evaluation indicated that the area (and the area outside of the West Bank towards the Kieskamma River) could be suitable for game farming. If this option is considered viable, it would have the effect of complimenting the environmental requirements of the upper and lower catchment and promoting community
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based tourism projects that could be sustainable and viable given the proximity to East London as an access point.
16.3.1.5 Green Belts To optimise the environmental value of any resource it is important to ensure that there is connectivity between different zones and that ‘island effects’ are minimised. In any formalisation of the planning for the West Bank it is important that “environmental conduits” (corridors or connections) are maintained between the coastal forests, the river valleys and the conservancy areas. Plan 11 depicts how the “environmental conduits” link with the environmentally sensitive areas. This does not mean that agriculture or development should not be allowed, but rather that the structuring of development must take place to facilitate these environmental connections.
16.3.1.6 Marine Zone The marine zone does not form part of the structural framework of the West Bank, but as a boundary zone it is impacted upon by external factors that could have an effect on activities within the area. Similarly activities within the area can impact upon neighbouring zones. It has been highlighted in the public meetings that the West Bank area has limited natural resources that can be ‘exploited’ commercially. In evaluating development options within the marine zone it was indicated that a number of commercial mariculture options had been investigated but the impact of the effluent discharge practices at Hood Point negatively affect the viability of these investigations. It is therefore important that the potential, or existing impacts of the BCM effluent policy be reviewed especially for the West Bank.
Areas which fall within the “No But Areas” category but not within the No Physical Zone are areas where there can be low sensitivity, environmentally and culturally sensitive development. These areas have an important role to play in shaping the nature and intensity of land use in the district around the transport and road network. These areas tend to be the transition/interface between rural agriculture and the coastal belt and are expected to be zones of opportunity and areas of priority focus in investment by the government and the private sector, in order to achieve improved quality of life and a sustainable environment.
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16.3.2 Nodes Nodes comprise of existing and proposed nodal points in the study area where mixed uses and high intensity transport, business and residential activities take place.
Nodes are generally defined as areas of mixed use development, usually having a high intensity of activities involving retail, office, industry and residential land uses. These are the places where most interaction takes place between people and organisations, enabling most efficient transactions and exchange of goods and services. Nodes are usually located at transport interchanges to provide maximum access and usually act as catalysts for new growth and development. Nodes have been identified as areas where suitable growth can occur.
The following nodes have been identified within the study area are depicted on Plan 12:-
Table 10: Identified Nodes Minor Mixed Use Rural Service Tourism Coastal Node Node Centre Node Chester Rd/R72 Kidds Beach Kuni Village (Potential) First (Potential) (Existing) Order Upper Ejojweni Nodes Needs Camp (Potential) (Potential) R72/Breezyvale Rd Kaysers Beach Ncera Interchange Kiwane (Potential) (Potential) (Potential) (Potential) Chester Rd/ Clovelly Rd Winterstrand Sandile Camp Sunny South (Existing) Second (Potential) (Potential) (Potential) Order R72/Marine Drive Nodes Gulu (Potential) (Potential) Kidds Beach/R72 Igoda (Potential) (Existing)
First Order Nodes are suitable for substantial mixed use type growth within the Urban Edge subject to the Land Use Management guidelines in Section 17.0.
Second Order Nodes are suitable for minor additional growth of appropriate land uses subject to the Land Use Management guidelines in Section 17.0.
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16.3.3 Corridors ∑ Activity Streets are defined as a local street that is located within the sphere of influence of an activity corridor and reinforces it to be classified as an activity street, vehicle and pedestrian access to a mix of land uses as a priority.
∑ Mobility Routes are defined as roads with limited access that principally carries traffic between major nodes.
These include transport routes (mobility) linking various parts of the district, where mixed land uses, agriculture, tourism and industries are located.
‘Mobility routes’ are focused on transportation of people, goods and services between the nodes. In addition, there are also commercial activity routes where retail land use tends to consolidate along main transport/traffic routes in order to achieve greater exposure to the market.
The existing and proposed mobility routes within the study area are listed below:-
Type Location Existing Mobility ∑ R72 Coastal Route (East London to Port Alfred) Route ∑ Mount Coke Road (East London to King Williams Town)
Proposed Mobility ∑ N2 Bypass (realigned from Amalinda interchange Routes through Haven Hills and across Buffalo River to link into R72) ∑ Mdantsane access road south to Mount Coke (R346) via Reeston Phase 3 (long term proposal) ∑ Route from Mdantsane Zone CC via Potsdam Village across Buffalo River to Needs Camp and R346
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16.3.4 Urban Edge “The urban edge is a line where the transition from the urban area is proposed to change to peri-urban and rural development, involving differing land use characteristics and density of development.” Source: Buffalo City Municipality Spatial Development Framework
a) Urban Settlement Typology The Amatole District Municipality Land Reform and Settlement Plan (2003) proposed settlement models which have been endorsed by the BCM SDF and by this study. The models are able to categorise settlement types by the different development parameters (see Table 11 below). Appendix 3 contains the detailed development parameters for the three settlement models.
b) Development Types within the Urban Edge Within the Urban Edge normal urban development including Model 1 Type Urban Settlements (see Table 11 below) and Urban Type Zonings are suitable.
c) Development Types outside the Urban Edge Outside the Urban Edge Resort 1 and 2 type development, agricultural enterprises, subsistence agriculture and Nature Reserves including Model 2 and 3 Type Settlements (for the purposes of Land Reform and Rural Settlement upgrade/public funded settlement) are suitable (see Table 11 below); subject to the Land Use Management guidelines in Section 17.0.
The areas of Winterstrand, Kayser’s Beach, Kidd’s Beach and the extension of the Igoda Outspan fall within the urban edge.
Section 17.1 provides further detail regarding development guidelines outside of the urban Edge.
Table 11: Settlement Typology ∑ Model 1: Urban Type Settlement ‹ Urban settlement only ‹ Highest feasibility level of service (RDP or higher) ‹ Erf sizes of 300m² or less ‹ Freehold, rent to buy or leasehold
∑ Model 2: Rural Settlement/Low Density Peri-Urban ‹ Level of service is basic or RDP ‹ Erf sizes 500m² - 1 000m² ‹ Individual or group ownership
∑ Model 3: Rural/Commercial Agriculture ‹ Commercial purposes or extensive or intensive agriculture ‹ Level of service is basic or RDP ‹ Erf sizes greater than 1 000m² ‹ Individual or group ownership
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16.4 Preferred Outcomes
As indicated part of this study, four zones were identified for more detail spatial proposals, namely:-
∑ Rural Settlement Zone: Includes the rural settlements of Tyolomnqa and Ncera.
∑ Needs Camp Zone: Includes the rural villages surrounding Needs Camp and along the R347 up to and including Sunny South.
∑ Coastal Zone: Includes the coastal towns of Kaysers Beach, Winterstrand, Kidd’s Beach and the area along the Kidd’s Beach Main Road towards the junction with the R72, and the coastal resort of Palm Springs.
∑ West Bank Zone: Includes the Industrial Development Zone, Airport, Greydell, Orange Grove and Cove Ridge.
The following are the preferred outcomes within each development zone:-
16.4.1 Rural Settlement Zone The entire western portion of the study area comprises of rural settlements which are in desperate need of access to basic level of services and development opportunities.
This framework plan recommends that an integrated development programme be developed which will involve projects which will address the land needs of the communities, upgrade infrastructure, open up economic development opportunities and achieve more effective management of the environment and resources.
Cognizance should be taken of the following general guidelines identified in the Land Reform and Settlement Plan for settlement location:-
∑ Build on Existing Settlement Areas, Nodes and Corridors It is envisaged that the location of residential settlement, where possible is developed adjacent to or as an extension onto existing settlements; or planned at key nodal areas and along main access routes.
∑ Settlement Encroachment and Extension of Commonage Where an existing settlement is surrounded by commonage land it is envisaged that the existing settlement will be extended and that
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additional commonage land will be acquired/extended on the periphery of the existing commonage area.
∑ Steep Slopes Settlements must not be established on slopes steeper than 1:6 metres. This is to reduce the occurrence of soil erosion on steep slopes and reduces costly construction of housing infrastructure on steep slopes.
∑ Conservation of Farmlands Consideration must be given to the carrying capacity of the land (level of agricultural potential of farm land) and, in so doing, reserve as far as possible good farmland for commonage areas and farmlands.
∑ Protection of Commercial Farming Enterprises It is accepted that not all existing commercial enterprises can be excluded in the demarcation of settlement and commonage areas. However, it is strongly suggested that these enterprises be accommodated as far as possible in the phasing of development of settlement areas.
∑ Appropriately Serviced Densification Zones To ensure that densification of an area does not lead to an undesirable environmental impact, it is essential that densification zones be planned and appropriately serviced in terms of water, sanitation, solid waste and refuse removal, etc.
∑ Local Planning Initiatives It is intended that Local Planning initiatives will further refine the District Spatial Development Framework, and identify and demarcate additional zones, and plan for in-situ upgrading in communal village areas.
∑ Identification and Resettlement of Emerging Farmers It is further proposed that in terms of DLA/DALA’s proposed Integrated Land Redistribution and Agricultural Development Policy, a database of potential emerging farmers be established and that processes be initiated to identify emerging farmers within the proposed settlement zones. It is envisaged that owners of large numbers of cattle/stock be moved out of the proposed settlement zones and accommodated on farming land elsewhere in order to make additional commonage land available within the settlement zones.
∑ Environmental Impact of Settlement Planning The STEP Programme has produced guidelines for wise land use decisions per conservation category i.e. conserving endangered ecosystems and to limit the loss of biodiversity. Source: Amatole District Municipality Land Reform and Settlement Plan (May 2003)
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∑ Settlement Upgrading Apart from the detail planning of the settlements and taking into congnisance the rural context and the key development issues mentioned under section 14 of this document, detail planning on livestock holding capacity, grazing capacity and a survey of livestock should be coupled with the agricultural component. Planning in terms of the “Rural Development Areas” and infrastructure upgrade is required.
Priority should be given to linkages with surrounding areas and transportation. With proper linkages and transport available, people would be able to commute to surrounding areas to utilise social facilities instead of traveling into the city of East London.
There is a need to protect valuable agricultural soils between villages and settlements. Settlements which are proposed within the agricultural areas would result in the eroding of grazing land.
It is expected that settlements along the roads will develop (expand) faster due to access. The most likely settlements within the study area are Mt Pleasant, Sandile, Khayelitsha, Xhama, New Rest, Kiwane A and Open Shaw along the R72, Richmond A, Driefontein, Ncera B, Hillandale, Bulukha, Kuni Location along the R346 and Silverwood, Ezigodweni/New Rest, Zigayi and Kalikeni along the Mt Coke Road.
The BCM SDF indicates, “…rural settlement areas within Buffalo City, these are regarded as Special Development Areas within which Model 2 type settlement and Model 3 type farming activities could be supported . . “
A summarised description of the above mentioned Model 2 and 3 type settlements are as follows:-
Model 2 Type Settlement is defined as rural settlement when the principal land use in an area is residential, with associated agricultural activities, mainly of a subsistence nature. The level of service (LOS) proposed for these types of areas is the basic or “RDP” level of service.
Model 3 Type Land Development is defined as farming for commercial purposes, where land use is largely for arable or livestock purposes, and is generally extensive or intensive in nature. Proposed levels of service (LOS) for this type of land development is basic or “RDP” level of service or “Point Sources”, as may be applicable in different instances.
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16.4.2 Needs Camp Zone (Refer to Plan 13) The Needs Camp Zone 3 Land Reform Zone Plan which was completed in 2002, depicts spatial proposals for Model 2 (in-situ upgrade and in-fill planning) and model 3 (Local farming initiatives) and conservation of environmentally sensitive areas. These proposals have been made around the following four main nodes identified in the study area:-
∑ Eastern Node:- ‹ Proposed to be planned as a village centre to accommodate 893 households. ‹ Linear development plan approach is proposed for adoption. ‹ Densification (in-fill) and in-situ upgrade planning approaches are to be applied. ‹ Area should be planned to form a logical link with Needs Camp settlement. ‹ This Model 2 settlement should incorporate a residential component with site sizes ranging form 500m² to 1 000m² as well as non-residential and commonage areas. This site should accommodate the residential property, home garden, kraal and other residential outdoor activities. ‹ Creation of a village centre to be strategically located at Zigayi, near the existing primary school. This village centre should accommodate facilities expressed during the needs assessment, such as:- • Primary School • Multi-functional community hall to accommodate postal services (lobby booth) and a mobile health clinic. A mobile health clinic is proposed for this area due to its close proximity to the existing Needs Camp clinic • Church site • Taxi/Bus rank with open/vegetable market facilities • Public telephone facilities • Small business development with skills training facilities ‹ Sportsfield. Source: Needs Camp Zone Plan, March 2002
Appendix 4a contains the possible farms identified for acquisition or negotiation.
∑ Central Node:- ‹ Proposed to be planned as village centre to accommodate approximately 1 337 households. ‹ Adoption of a compact settlement pattern in a form of neighbourhood concept approach. Detailed planning should take cognizance of some road safety requirement on Kidd’s Beach – King Williams Town road, to avoid vehicular-pedestrian conflicts on this road. ‹ Densification (in-fill) and in situ upgrade planning approaches to be adopted.
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‹ Area is to be planned should form a logical link with Ncera Village 9 settlement. ‹ This node should incorporate a residential component with site sizes ranging from 500m² to 1 000m² as well as non-residential and commonage areas. This size should accommodate the residential property, home garden, kraal and other residential outdoor activities. ‹ There should be a strategically located village (neighbourhood) centre between Kuni (Tswele-Tswele) and Kuni (Ndlovini). This village centre should be within an easy reach from the main Kidd’s Beach – King Williams Town road as well as the three neighbourhoods. The centre should accommodate the following facilities:- • Community hall that will be able to accommodate a health clinic, a postal agency (lobby booth). A health clinic is proposed for this node due to the long distance from this node to the nearest clinic that is approximately 10km. also, such a clinic will serve the communities in Tembisa, Kuni (Ndlovini), Kuni (Tswele-Tswele), Sunny South and the adjoining Ncera Village. Approximately, 15 000 people will be served by this clinic, which is far above the planning standard of 10 000 people per one fixed clinic. • Taxi/Bus rank with shops and open market facilities • Church site • Public telephone facilities • A small business developing centre with skills training facilities Source: Needs Camp Zone Plan, March 2002
Appendix 4b contains the possible farms identified for acquisition or negotiation.
∑ Southern Node:- ‹ This node is to be planned to accommodate the communities of Sunny South, Shelford and Paratyana. ‹ Compact settlement pattern by adopting neighbourhood development principles. ‹ Adoption of densification (in-fill), in-situ upgrade and greenfields planning approaches. ‹ Average erf size varying between 500m² to 1 000m² is to be adopted and this should accommodate the residential property, home garden, kraal and other residential outdoor activities. ‹ A village centre to be located at the old pineapple factory and the existing primary school sites. This centre should accommodate the following facilities:- • Existing farm school should be upgraded to a fully – fledged primary school. This is based on the fact that the 945 households to be accommodated in the southern node will qualify for a primary school. • Multi-functional community hall to accommodate a mobile health clinic, a pension pay-out point, postal and telephone services, and a hall for social gathering.
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• Church site. The use of the monumental church adjoining the planning area needs to be investigated. • A taxi rank with shops and open market facilities. • Small business development centre with facilities for skills training. • Sportsfield to be attached to the primary school. • The use of monumental cemetery within the monumental building also needs to be investigated. ‹ Detailed planning should take cognizance of some road safety requirement on Kidd’s Beach – King Williams Town road to avoid vehicular-pedestrian conflicts on this road. ‹ Rural housing in the form of Rapid Land Release and Peoples’ Housing Programmes should be introduced in the area to ensure the provision of decent houses for the community within the node. Source: Needs Camp Zone Plan, March 2002
It should be indicated that some of the existing old factory structures can be converted into shops, a crèche, community facilities, small business development with skills training facilities, agricultural offices etc.
Appendix 4c contains the possible farms for purchase or negotiation.
The Needs Camp Zone established the need to incorporate Model 3 the settlement for the area. The Zone Plan also indicates that plan to subdivide farms 1022, 1023, 1045 etc. “which are agricultural projects belonging to the Department of Agriculture, into economic units for redistribution to emerging farmers who could be from the area to adopt Model 3 settlement options,” are well in advance.
Appendix 4d contains identified portions of land which is suitable for Model 3 settlements.
These above proposals are endorsed within this study, with the following refinements:-
∑ The Needs Camp Zone plan identifies a specific area where nature conservation planning is required. This proposal links with the environmental proposals made in this study, as there needs to be linkages of the environmentally sensitive areas throughout the study area. The proposal indicates a link with the environmentally sensitive areas demarcated around the Igoda and Gulu Rivers linking with the environmentally sensitive areas identified in the Needs Camp Zone Plan. A further proposal is to establish a link or an environmental conduit between the above mentioned areas and the Fort Pato Forest. ∑ Kuni has been identified as a potential rural service centre in the BCMSDF. The proposal is endorsed in this study with the following uses proposed within the node:- Primary school, Multi-functional community Hall (with postal services/mobile health services/and Public telephone facilities, church, taxi/bus rank, vegetable market
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facilities and small business development (with skills training facilities). ∑ The Buffalo City Municipality undertook a feasibility study of the Sunny South Development Node. The proposals that emanated from the study are endorsed in this proposal. The average residential is proposed at seven erven per hectare and fulfills the requirements of a model 2 settlement.
16.4.3 Coastal Zone (Refer to Plans 14 & 22) Kidd’s Beach has been highlighted as a coastal node in the BCM SDF and its basic proposal has been endorsed in this study with the following refinements:-
∑ The urban edge has been extended towards the R72 to accommodate short to medium term growth of the area and westwards to include the coastal resort of Palm Springs. ∑ The area is identified as a first order node which proposes suburban housing, Model 1 type settlements (As mentioned in section 16.3.4 above) and normal settlements, large hotels and cluster developments. Residential development is proposed to expand from the existing Kidd’s Beach settlement towards the R72 as growth increases. ∑ Kidd’s Beach is an established coastal town with facilities including a Primary School, Police Station, Town Hall and Library, etc. The BCM SDF identified the Kidd’s Beach Intersection at the R72 and Kidd’s Beach Main Road as an existing “rural service centre”. The WBLSDF endorses this proposal and with the extension of the urban edge towards the R72, the urban edge now includes the existing “rural service centre”. It is therefore proposed that land be allocated along the Kidd’s Beach Main road for mixed use activities e.g. offices, light/service industry, shops, bottle stores, transport interchanges etc. These uses are of importance with respect to not only serving the needs of Kidd’s Beach, but the immediate surrounding areas as well. ∑ Kaysers Beach and Winterstrand are defined as second order nodes. ∑ The Urban Edge around Kaysers Beach and Winterstrand has been adjusted, from where it was in the BCM SDF (2003), to accommodate moderate growth.
16.4.4 West Bank Zone (Refer to Plan 15) ∑ The predominant land use within this zone is the Industrial Development Zone. This area’s primary use is industrial and excludes noxious industry and mining. ∑ Adjacent to the Industrial Development Zone (IDZ), in a northerly direction are the residential townships of Siyakha, Airport Phase II and to the north west is Nordev (Nongqongqo Restitution Project - Model 1 type settlement is proposed).
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∑ Phase III of the Macro Plan for the Industrial Development Zone extends itself to the area adjacent to the airport. This area will favour Information and Communication Technology Centres. It will favour agro processing for specialist products for perishable and time sensitive manufactured goods for distribution by air. ∑ Mixed uses are proposed to the west of Phase II or the IDZ, to support the uses within them. These would include shops, offices and service industries but would not include conflicting uses like panel beating shops/enterprises, tyre fitment centres etc.
16.5 Housing Proposals
16.5.1 Proposals from the Land Reform and Settlement Plan
The Land Reform and Settlement Plan, November 2000, identified the following zones within the study area:-
∑ Zone 1: Igoda and Overton Communities A feasibility study was done for a portion of this area in the BCM’s Greydell and Fort Frey Study.
The portion of land, within the Urban Edge, between the Igoda Outspan and Greydel has been identified for housing. This housing development is primarily linked to the future development of the Industrial Development Zone. This area also falls with the urban edge and only Model 1 type settlements would be allowed.
A feasibility study would have to be carried out for the remainder of Zone 1.
∑ Zone 2: Lilyvale Farmworkers Approximately 217 households require land in this area for Model 2 type settlements. The land reform and settlement zone plan has not been completed in this area. A feasibility study is required for the Lilyvale settlement project.
∑ Zone 3: Needs Camp Zone This study has been completed and it’s proposals incorporated and refined (see Section 16.4.2 – preferred outcomes). Implementation of this plan is proceeding.
∑ Zone 14: Kidd’s Beach There is a housing need of up to 200 families whose livelihoods are dependant on economic activity in Kidd’s Beach. A feasibility study is needed to determine the identification of land within the urban edge of Kidd’s Beach for Model 1 type settlement only.
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16.5.2 Informal Settlements
It is recommended that land invasion should be controlled and the Municipality has identified an important project in the BCM SDF called “The Land Protection Policy”, which is currently being initiated.
The land invasion issue is identified in the BCM SDF as being: “…a complex problem that needs to be addressed in an integrated manner, taking into account issues such as safety and security, policing, housing development, programmed infrastructure development, spatial planning and land use management, disaster management, environmental health and environmental management.” Source: Buffalo City Municipality Spatial Development Framework (October 2003)
It is proposed that the Orange Grove informal settlement be relocated to the area adjacent to the Nongqongqo restitution project. However, a feasibility study would have to be done for the area first.
16.6 Social Facilities Framework
16.6.1 Quantification of Social Facilities needed
In terms of providing social facilities for the settlement clusters and the study area as a whole, the Town Planning Threshold (attached in Appendix 6) provides a detailed breakdown into how the number of facilities required, was achieved and is depicted on Plan 16.
A total of five clusters are proposed and the need of each cluster is depicted on Plan 16.
There are a total of 11 202 households residing within the study area. The area has minimal social facilities available to serve the needs of the residing population as indicated under section 14.1. A scan of the social facilities within the area was completed in Phase 1 of this study and the outcomes are contained under Section 12.2 of this report and are also depicted on the Land Use Plan (Plan 10).
16.6.2 Location of Facilities
The BCM SDF proposes the following with respect to the location of social facilities: “These Centres are seen as settlements that are located at strategic points of accessibility, where higher order community facilities can be “bundled” in order to ensure that a greater number of rural residents are served in a more efficient and effective way. Ideally, future Rural Service Centres should be located in close proximity to public transport routes to ensure maximum accessibility of facilities.”
The clustering of new social facilities, where possible, at the identified nodes (see Section 16.5.2) is also encouraged. This concept is supported due to the size of the study area, the scattered settlement formation and the insufficient social facilities, it is proposed that the settlements and residential areas be clustered.
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16.6.3 Access to Facilities in Mdantsane For the study area in general, the proposed links across the Buffalo River into Potsdam, Reeston Phase 3 and across the Buffalo River to the N2 will bring significant economic and social benefits to the West Bank area. Mdantsane has a fully equipped district hospital and other higher order social facilities which could assist the residents located towards the western half of the study area. Having access to the National Route brings economic opportunities to the area. With the area having major tourism potential, people travelling along the N2 have direct access into the area.
16.6.4 Cemeteries A cemetery study completed in June 2004 for the Buffalo City Municipal area, was able to provide the current availability of cemeteries, the expected future demand for cemetery space and the identification of potentially suitable areas for future cemeteries.
The study revealed that the cemeteries “within the lower density rural settlement areas” were classified as ‘informal’, meaning that no formal site suitability investigation (in terms of current requirements) were undertaken, nor are any infrastructure services provided (such as fencing, access roads or ablution/store/office)”. Source: BCM Cemetery Study, June 2004
In rural areas, there are a number of households which bury the dead within their sites. This is so, due to customary beliefs and others are forced to bury on their site because there are no cemeteries in the settlement.
A total of 48 cemeteries are situated within the study area of the WBLSDF. The study was able to evaluate each of the existing cemeteries and depict if they were either doubtful, suitable or unsuitable. These are depicted on Plan 16. 21 of the cemeteries were regarded as potentially suitable, but these sites are also subjected to further detailed desk top evaluation.
A separate study was completed for a possible regional cemetery site in close proximity to the East London Airport. The boundaries of the site will only be finalised at a later stage the cemetery is proposed of the following farms:-
∑ 871/1 ∑ 871/5 ∑ 871/7 ∑ 871/6 ∑ 871 ∑ 1304
The above mentioned properties fall within the noise contours of the Airport and are not suitable for housing/human settlement.
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The study involved investigations into all geological, geophysical, topographical information and an on-site survey. The following recommendation was made:-
“The reconnaissance investigation indicates that the Airport site has excellent potential for development into a regional cemetery. It has a high geotechnical rating in terms of the matrix classification and also meets the social requirements of central location and easy access.”
The next step in the investigation is to undertake a detailed geotechnical investigation. This should consist of:-
∑ Trial holes to determine depth of soils; nature of the soils and engineering characteristics. It is envisaged these will be scattered throughout the proposed cemetery area, and recommend a total number of 20 trial holes. ∑ Dynamic Cone Penetration (DCP) tests in selected areas. ∑ Investigations will be undertaken on the underlying bedrock and its ability as a receptacle for burial. ∑ Field tests to determine the permeability of the soils in order to ensure correct matrix classification. ∑ Samples removed for laboratory testing to determine clay activity and permeability after compaction to 86% MOD AASHTO to simulate in situ conditions. It is envisaged that 5 grading tests with hydrometer, plus 3 MOD and 3 permeability tests, will be required. ∑ Reassessment of the classification matrix to determine site suitability. ∑ Geotechnical analysis and report.
Costs of the investigation for the Airport site amount to a Lump Sum cost of R28 998.00 which sum includes for all professional costs; hire of TLC; labour; travel and laboratory testing, but does not include VAT. Source: Geotechnical Assessment of Potential Cemetery Sites in The Buffalo City Municipal Area, June 2004
The study also identified 35 additional cemetery sites. A rough assessment was carried out for the 35 sites through “aerial photographs, surface photographs and other noted information such as slope steepness and proximity to rivers and streams”. (Geotechnical Assessment of Potential Cemetery Sites in the Buffalo City Municipal Area, June 2004). The above selection was carried out on the basis that additional geotechnical investigation would be required. Appendix 7 indicates the location of each cemetery, its proximity to water, debilitating geotech. factors and remarks. Through the above investigation, two thirds of the 35 selected sites appear acceptable, however, additional geotechnical investigation needs to be carried out for all the sites that were identified as acceptable.
16.7 Tourism
Through Phase I of this study and under section 6.6 an analysis of the tourism sector was completed. The main outcome was that the tourism potential for the study area was not being harnessed. The following tourism nodes were identified within the study area is depicted on Plan 12:-
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∑ Kiwane ∑ Tyolomnqa Camping Site (Sandile) ∑ Gulu ∑ Igoda
A business plan was completed for the Kiwane Resort and funding is now required for implementation. Buffalo City Municipality needs to assist the ECDC who had funded the formulation of the business plan to now access funding for its implementation.
The Tyolomnqa Camp Site had also experienced problems with regard to the proposed development being within a floodplain and also the proposed private investor withdrawing his interests. Buffalo City Municipality needs to intervene and assist in getting the proposal implemented.
Both the Igoda and Gulu areas have the natural beauty to be turned into tourist attractions. These areas have excellent opportunities to accommodate resorts, etc.
The West Bank area needs to be marketed as a tourist destination. The sunshine coast is marketed but includes only the area from Hamburg towards Port Alfred. The study area includes the East London Airport which brings in thousands of tourists weekly, which are then transported to other areas of Buffalo City and the Eastern Cape. A tourism and local economic development plan is proposed to deal specifically with a tourism and local economic potential of the area.
16.8 Infrastructure Framework
16.8.1 Provision of Bulk Water Supply The population projections were obtained by a combination of site visits, photographic and aerial survey and land use surveys. Population projections have also been adjusted to include identified housing projects. A growth rate of 2% per annum has been adopted with an allowance of six (6) persons per household. Two water demands have been selected namely 25 /c/day to predict low-consumption demand and 60 /c/day to predict medium-consumption demand. The intention is that this will create an upper and lower margin for water demand evaluation for this section. The supply zones selected here are based on our best assessment of logical topographical separation. Plan 17 shows the study area and identifies the proposed bulk water supply infrastructure.
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1. Supply Zone 1 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 1 3300# 495 4030# 603 4905# 736 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 1 3300# 1188 4030# 1448 4905# 1765 # Does not make allowance for water demand in the IDZ development but does include for the housing development to the IDZ and Airport Phases 1 - 3. This does not include for supply area east of the airport fed by this bulk source.
As set out in section 9.1 of this report the most feasible source of bulk water supply would be via the Fort Grey reservoirs. From discussions with Buffalo City Municipality staff at the Umzoniana water treatment works, it was established that the mean pumping rate to the Fort Grey reservoirs is 2,682 M per day. On average the pumps operate 10 to 11 hours per 24-hour period. Considering a 48 hours bulk storage cushion 4,7 M per day is available in bulk storage and 5,4 M per day is available on a 24 hour per day pumping cycle. Thus the current system exhibits spare capacity, however, the absence of information relating to the projected water demand by the IDZ, makes it difficult to establish the extent of this spare capacity. It is thus a priority to establish the feasible water demand scenario for the IDZ with relevant supply strategies. Given the elevation of the Fort Grey reservoirs it is possible to supply this area under gravity flow.
Included in this supply zone are the following second order nodes:-
∑ Chester Road ∑ Cove Rock ∑ Cove Ridge ∑ Igoda/Winterstrand.
2. Supply Zone 2 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2 2800 420 3410 512 4160 624 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2 2800 1008 3410 1229 4160 1498
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Included in this supply zone are the following first order nodes:-
∑ Kidd’s Beach ∑ Kayser’s Beach
and the following second order nodes:-
∑ Christmas Rock ∑ Drummore ∑ Ncera Villages ∑ Seavale
The current bulk supply pipeline terminates at Kayser’s Beach with the extension to Kidd’s Beach planned for future.
3. Supply Zone 3 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 3 2050 308 2500 375 3050 457 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 3 2050 738 2500 900 3050 1097
Included in this supply zone are the following second order node:-
∑ Sunny South.
The current bulk supply pipeline is sufficiently elevated to supply this area under gravity.
4. Supply Zone 4 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 4 2800 420 3410 512 4160 624 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 4 2800 1008 3410 1229 4160 1498
Included in this supply zone is the following second order node:-
∑ Kuni.
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The elevation of this area is such that it will be necessary to pump from the Needs Camp Reservoirs to supply this area.
Thus the combined demand of zones 2, 3 and 4 are as tabulated below. This translates into the bulk flow in the gravity pipeline to feed zones 2 to 4.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2-4 7650 1148 9310 1397 11370 1706 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2-4 7650 2754 9310 3352 11370 4094
The existing bulk supply pipeline is designed for a peak flow of 20,63 /s or 1782 k/day. This will meet the low demand scenario for the next 20 years or will require upgrading to meet the medium demand scenario. Considering a 48 hours bulk storage cushion the existing bulk supply is undersized to meet this criterion. We have discussed metered flow rates in this pipeline in the next section (Supply Zone 5).
5. Supply Zone 5 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 5 1500 225 1830 275 2230 335 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 5 1500 540 1830 659 2230 803
Included in this supply zone is the following first order node:-
∑ Needs Camp
Thus the combined demand of zones 2 to 5 are as tabulated below. This translates into the bulk flow in the gravity pipeline to feed zones 2 to 5 or the volume currently pumped from the water treatment works to the storage reservoirs.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2-4 9150 1373 11150 1673 13600 2040 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 2-4 9150 3294 11150 4015 13600 4896
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Considering a 48 hours bulk storage cushion a current (2004) storage capacity of 2,8 M (low demand scenario) or 6,4 M (medium demand scenario) is required. This is based on population data as presented. From discussions with Buffalo City Municipality staff at the Umzoniana water treatment works, it was established that the mean pumping rate from the water treatment works to the reservoirs is 0,9 M per day. Unfortunately no data was available relating to the average running time pumps per 24-hour period. It was further established from the operators of the works that while the design capacity of the works is 1,5 M per day, they only achieve ~ 1,0 M per day. Thus it is fair to deduce that the bulk supply is currently limiting the future development of this supply zone.
Bulk supply scenario to these zones (2 to 5) are as follows:-
∑ Continue with the status quo - feed via the Needs Camp treatment works should the abstraction facility be upgraded and the works be relocated to facilitate ease of access. Note that this will require release of water from the Laing Dam. ∑ Provide clear water gravity supply from north of the Buffalo River via Damspot Storage Reservoir. The bulk supply to this reservoir is a combination of Nahoon and Bridle Drift Dam water. ∑ Provide clear water gravity supply from Qongqotha Reservoir possibly. This will require further investigation relating to current and future capacity of the existing system. The bulk supply to this reservoir is via Laing Dam.
6. Supply Zone 6 Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Year 2004 2014 2024 ADWD ADWD ADWD 25 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 6 3400 510 4145 622 5050 758 ADWD ADWD ADWD 60 /c/day Population Population Population (k/day) (k/day) (k/day) Zone 6 3400 1224 4145 1493 5050 1818
Included in this supply zone are the following second order nodes:-
∑ Upper eJojweni ∑ Sandile Camp Site ∑ Kiwane Resort
Given that the existing storage reservoir at Upper eJojweni has a capacity of 1,5 M this can meet the low consumption demand scenario for the next 20 years (with a 48 hour bulk supply cushion).
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Considering the medium consumption demand scenario with a 48 hours bulk storage cushion the reservoir will possibly require upgrading within the next few years. The bulk supply scenarios to this reservoir are as follows:-
∑ Continue with the status quo - supply via the Peddie regional water supply scheme. This will require an upgrade of the Peddie scheme as the demand on the system increases. Crucial to this is weather the system can supply sufficient raw water to sustain both the Peddie scheme and the demand of this zone. ∑ Provide an abstraction weir on the Keiskamma River, a raw water treatment works and rising main. This will require additional operation capacity and bulk infrastructure investment. ∑ Gravitate from Qongqotha Reservoir. This will require further investigation relating to current and future capacity of the existing system.
7. Bulk Water Supply Priorities Tabulated below is the Average Daily Water Demand (ADWD) for low and medium consumption water demand for a period of 20 years.
Supply 2004-2006 2007-2014 2015-2024 Zone Feasibility study to Implement proposed 1 establish bulk water solution. demand for IDZ. Feasibility study to establish sustainable
bulk water supply to Needs Camp Res. Implement bulk water 2-5 Provide additional 2,0 supply M reservoir storage. recommendations. Augment bulk supply Construct bulk supply Provide additional 1,5 pipeline to Mount pipeline to Kidd’s Beach. M reservoir storage. Pleasant. Feasibility study to Implement proposed 6 establish sustainable solution. bulk water source.
16.8.2 Provision of Sanitation Plan 18 identifies the proposed bulk sanitation infrastructure.
1. Priority #1 In line with the works required to facilitate development of Kidd’s Beach as a first order node we propose upgrading of existing oxidation ponds.
2. Priority #2 To meet the housing development needs adjacent to IDZ site (Greydell Site) provide appropriate sanitation to meet model 1 type settlement.
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3. Priority #3 To attend to the current need in the rural settlement area of the project, implement appropriate basic RDP level of service to this area.
4. Priority #4 To facilitate growth and development of the secondary node cluster at Winterstrand, implement the construction of oxidation ponds in this area.
5. Priority #5 As a future phase to priority #1 provide bulk conveyancing to Kidd’s Beach and reticulate node with water borne sanitation.
6. Priority #6 In line with the works required to facilitate development of Kayser’s Beach as a first order node provide bulk conveyancing and reticulate node with water borne sanitation.
Priority 2004-2006 2007-2009 2010-2015 Construct oxidation 1 ponds to Kidd’s Beach. Construct appropriate 2 sanitation to Greydell settlement site. Construct RDP level of 3 service sanitation to rural areas. Construct oxidation 4 ponds to Winterstrand. Construct bulk 5 conveyancing system to Kidd’s Beach. Construct bulk 6 conveyancing system to Kayser’s Beach.
16.8.3 Electricity Plan 19 depicts the existing Eskom electrical supply to the study area and the proposed bulk electrical supply infrastructure required by Eskom. The following settlements require electrification:-
∑ Kwa-Phozi ∑ Dyam-Dyam ∑ Tyusha B ∑ Dow ∑ Jojweni – F ∑ Twecana ∑ Wesleyville ∑ Gwili Gwili ∑ Bulura – A ∑ Kanana – A ∑ Dwa Fleki ∑ Dosi ∑ Welcomewood – A ∑ Qhuru – K/J ∑ Mimosa Park – A ∑ Rosendal/Halls Hill – A/B
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16.8.4 Transportation Infrastructure As mentioned under section 9.5 and 14.5, the road infrastructure in general is in need of repair and maintenance. Plan 20 identifies the proposed alterations to the existing road infrastructure.
1. Priority #1 Given the consequence of no action we propose the first priority is to establish the ownership of the rural roads and implement a programme of regular maintenance to them.
2. Priority #2 To dramatically improve the access of the communities in the study area to social facilities, we propose a feasibility study be implemented to evaluate the possible R346 to Potsdam link.
3. Priority #3 To retain the vital east - west link corridor on the northern border of the study area, we propose that a feasibility study be implemented to evaluate the upgrading of the R346. Historically this road was the link between East London and King Williams Town. It has future potential as a major transportation corridor linking the proposed Needs Camp Node to the IDZ in the east and King Williams Town in the west.
4. Priority #4 To retain the vital north - south link corridor on the center of the study area, we propose that a feasibility study be implemented to evaluate the upgrading of the R347. Historically this road has provided a link between the Needs Camp in the north, King Williams Town in the north-west and the central rural areas to the coastal belt. Its future potential is much as it has been in the past, as a transportation corridor between the central rural areas and the proposed Kidd’s Beach Coastal Node. The current condition of this surfaced road is poor and needs attention.
5. Priority #5 To dramatically improve accessibility to the West Bank; reduce the number of extraneous trip through the CBD considerably and significantly reduce the travel distance and travel times on the network as a whole we propose that a feasibility study into the R72/N2 road link be revisited.
6. Priority #6 To dramatically improve commuter flow between the R346 and Chester Road intersection, we propose that the feasibility study be implemented to evaluate the possibility of a link between the R346 and R72 (Chester Road Intersection). This together with the priority #2, R346 to Potsdam link will dramatically reduce the number of extraneous trip through the CBD originating in Mdantsane.
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Priority 2004-2006 2007-2009 2010-2015 Establish ownership of rural roads and 1 implement maintenance programme. Commission feasibility 2 study with regards to R346 - Potsdam link. Commission feasibility 3 study with regards to upgrading of R346. Commission feasibility 4 study with regards to upgrading of R347. 5 Revisit N2/R72 link. Commission feasibility study with regards to 6 R346 - Chester Road link.
16.9 Agricultural Proposals (Refer to Plan 21)
16.9.1 Communal Agriculture The types of agriculture practised by the rural communities are generally:-
∑ Beef cattle (traditional) ∑ Goats (traditional) ∑ Chickens (eggs and meat own use) ∑ Maize production (own use) ∑ Other crops (beans, squash, pumpkin etc) ∑ Garden vegetable production (own use)
A survey was completed and highlighted problems regarding agriculture in these areas. The problem highlighted by all communities is one of insects and diseases.
16.9.1.1 Stock Generally the problems associated with stock are:-
∑ Genetics (Inbreeding) ∑ Nutrition ∑ Lack of natural pasture management facilities (stock water and camp fences ∑ Lack of adequate facilities (dipping and stock handling) ∑ Lack of finance ∑ Markets ∑ Knowledge
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Generally diseases are generally tick borne diseases which can be combated by regular and efficient dipping. Dipping facilities are not always adequate in their sitings (close to watercourses – environmentally unfriendly). Inadequate structures, dip chemicals not at adequate strength.
∑ Proposals: ‹ A thorough investigation is required into the dipping facilities. ‹ Adequate infrastructure needs to be built (dips, handling facilities and marketing pens). ‹ Natural pasture management infrastructure (camp fences and stock watering points) needs to be erected. ‹ Stock owners need to be structured into working groups to be able to manage their stock through collective buying and management. ‹ Stock improvement schemes need to be offered such as bull/ram purchasing schemes. ‹ Training courses need to be offered to stock owners. ‹ Markets need to be opened to the stock owners. ‹ Feasibility studies into proposed game farming.
The above proposals can be accessed via organisations such as an empowerment group of the Red Meat Producers Organisation, the Eastern Cape Mentoring Red Meat Producers Organisation.
16.9.1.2 Vegetable and crop production The problems associated with vegetable and crop production are:-
∑ Infertile soils ∑ Poor soils ∑ Lack of adequate moisture
Generally these problems are difficult to resolve as they are natural resource based.
Other problems exist such as soil erosion and these need to be resolved via withdrawal of unsuitable lands (steepness) and development of water run-off control programs.
Other problems that are rectifiable are:-
∑ Insects and diseases ∑ Lack of knowledge ∑ Inadequate supplementary irrigation ∑ Lack of finance
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∑ Proposals:-
‹ Crop production is not promoted on poor soils ‹ Training programs ‹ Starter packs are offered (Department of Agriculture and Department Social Welfare) ‹ Raw water sources may be developed for the use on small vegetable plots
16.9.2 Commercial Agriculture The area is limited by its potential for agricultural development, in particular in the north western regions of the area. This is generally due to the poor soils, low and erratic rainfall and unavailability and poor quality of surface and underground water for supplementary irrigation.
Plan 21 indicates the possible areas of development and gives recommendations with regard to possible enterprises. Three areas have been highlighted in the map namely:-
∑ Coastal Intensive Area ∑ Dryland Cropping Areas ∑ Natural Vegetation Use
This classification has been developed utilising the Relative Homogenous Farming Areas as proposed by this document and further classifying them using the known areas of high potential soils and rainfall variation of the area.
The table in Appendix 2 shows the agricultural enterprise options based on the West Bank Study area indicates possible enterprises, this has been utilised in making proposals for possible agricultural development.
16.9.2.1 Coastal Intensive Agricultural Area These areas generally have a higher rainfall, higher humidity, with a cooler summer and milder winter climate influenced by the locality to the sea. The rain tends to come more in the form of light coastal showers.
The area is limited by the lack of good deep, drained soils and the lack of surface and underground water.
Possible enterprises are Beef, Dairy, Avocado, Beans, Chicory, Coffee Arabica, Cowpeas, Eggfruit, Garlic, Gherkins, Linseed, Loquardt, Macadamia nuts, Maize, Onions, Peppers, Pineapples, Potato, Tomato (tunnel) and Tomato (in field). This does not exclude the possibilities of intensive animal production where water is available.
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The following enterprises are not economically feasible where soils are not deep well drained soils and supplementary irrigation is not available: Avocado; Coffee Arabica; Loquardt; Macadamia nuts; in field tomatoes; Eggfruit; Garlic; Gherkins; Onions and Peppers.
The following enterprises are not economically feasible where soils are not deep and well drained: Avocado; Beans; Chicory; Cowpeas; Coffee Arabica; Loquardt; Macadamia nuts; In field tomatoes; Eggfruit; Garlic; Gherkins; Maize; Onions; Potato; Peppers and Pineapples.
Thus were water is available and soils are poor the options are: Dairy; Beef and Intensive tunnels (tomato/cucumber); and where insufficient water is available and soils are poor: dairy; and beef.
The area from the Tyolomnqa River to East London has generally been developed to its potential. The area from the Keiskamma River to the Tyolomnqa River has limited agricultural development. The area from Ngqinisa River to Tyolomnqa River possible has high potential soils. It is recommended that the soils and underground and surface water potential of the area are investigated further.
The potential agricultural enterprises that need to be considered are:-
∑ Dairy Production ∑ Fruit or nut production ∑ Crop production (Maize, beans and potato) ∑ Horticultural crops (tomato, cucumbers etc)
In the development of any enterprises, strong emphasis needs to be given to value adding and marketing.
16.9.2.2 Dryland Cropping Areas Areas where possible deeper well drained soils can be found within the areas where rainfall exceeds an average of 500mm per annum have been identified. These areas will require more detailed natural resource investigations before enterprises can be proposed.
These areas are generally found within the East London Mixed Thornveld Areas. These areas are frost free.
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Possible enterprises are Beef, Dairy, Beans, Chicory, Cowpeas, Eggfruit, Garlic, Gherkins, Linseed, Maize, Onions, Peppers, Pineapples and Potato. This does not exclude the possibilities of intensive animal production where water is available.
The following enterprises are not economically feasible where soils are not deep well drained soils and supplementary irrigation is not available Dairy, Eggfruit; Garlic; Gherkins; Onions and Peppers.
The potential agricultural enterprises that need to be considered are:-
∑ Crop production (Maize, beans and potato) ∑ Pineapples ∑ Dairy production (where irrigation is available)
16.9.2.3 Natural Vegetation Use The major proportion of the West Bank area has soils that are not suitable for cultivation and/or annual rainfall is to low and/or slopes are to steep and/or are environmentally sensitive. These areas the only potential that exists for agricultural use is use of the natural vegetation by utilising herbivores adapted to the natural environment. To ensure sustainable use of this natural resource, special care needs to be given to developmental plans in ensuring that the resource is utilised to its potential.
Game farming has become an ever increasing agro-tourism industry in South Africa and in particular the areas that are malaria free have been given a higher preference rating. The vegetation is diverse in that it contains bush and tree species as well as grass species that will maintain a variety of different types of wild game.
The development of an agro-tourism industry will require an enormous amount of planning and a large number of stakeholders involved. Examples of which could probably be taken from the initiatives of Botswana in their developments.
16.9.2.4 Other Opportunities Due to the poor natural resources, agricultural enterprises need to be considered that are not influenced by generally soils and climate (or to a limited degree).
These enterprises are generally intensive in nature and require high management inputs:-
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∑ Broiler production ∑ Layer production ∑ Pork production ∑ Intensive cut flower production (tunnels)
The constraints of these types of enterprises are:-
∑ High management inputs ∑ Large capital requirements ∑ Low returns per item ∑ Marketing
An initiative could be created whereby some form of co- operative could be created which will have production units selling to a central unit that is owned by the production units and other stakeholders. The central unit would assist with the value adding and marketing as well as form the function of supplying mentoring and advice. This would require some form of a public – private partnership arrangement.
Amatole District Municipality are at present involved in similar types of discussions and have developed the Ncera Poultry Project along similar lines.
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17. LAND USE MANAGEMENT
17.1 Guidelines
A Land Use Management System simply assists a Municipality in managing all development. As indicated in the Municipal Systems Act (Act No. 32 of 2000) a Spatial Development Framework is to be prepared in conjunction with Municipalities Integrated Development Plan.
Keeping in line with the Buffalo City Municipality Spatial Development Framework, the following list of Municipal Policies and Guidelines will apply to all settlement planning and Land Use Management processes within Buffalo City. Also included in the following policies are special guidelines for the West Bank Area:-
17.1.1 Disaster Management Policy The Buffalo City Municipality Spatial Development Framework indicates the following basic guidelines for Disaster Management :- ‹ No development should take place on land within the 1 in 100 – year floodline. In certain cases, exemption may be granted for development up to the 1 in 50 – year flood line (but commonly only in cases where existing development has occurred) and with waiver of liability 50m offset from 1:50 and subject to size of catchment; ‹ Development is prohibited on slopes steeper than 15% (or 1m : 6m), with exemptions in certain cases being permitted for development on slopes up to 18% (or 1m : 5m) or more (but not for public-funded housing development); ‹ Phase 3 Engineering Geotechnical reports should be undertaken prior to planning of new areas for settlement/development; and ‹ Wherever possible mitigation steps should be taken to prevent informal settlement development within 1 : 100 – year flood areas. Where such settlement has occurred, appropriate steps should be taken to clear the area and secure it from future settlement – this process should be dealt with in the Housing Strategy to be formulation by the Buffalo City Municipality.
17.1.2 Controlled Areas
a) Policy on Controlled Areas around municipal and infrastructure installations such as Waste Disposal Sites; Waste Water Treatment Works etc. which specify minimum distances from installations within which development shall not take place. b) Policy on Controlled Areas around Airports, which include the following stipulations:- ‹ Areas where LRdn = 55 dBA: Residential developments not allowed; nor are other noise-sensitive uses such as hospitals, educational institutions, conference facilities and places of worship; ‹ Areas where LRdn = 60 dBA: Commercial uses are permitted, including retail/shopping, offices, consulting rooms;
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‹ Areas where LRdn = 65 dBA: Commercial/Industrial uses are permitted, including CBDs, motor trade, warehousing. Also agricultural uses involving livestock and breeding and cemeteries; ‹ Areas where LRdn = 70 dBA: Industrial activities are permitted; i.e. manufacturing, assembly, repairing, packaging, bus depots, builders yards etc; ‹ Areas where LRdn = 75 dBA: Agricultural land uses not involving livestock are permitted, as well as picnic facilities and open space (vacant land); ‹ Areas where LRdn = 80 dBA: Prohibited area; i.e. no land development to be permitted; and ‹ Any land uses proposed within the 55 dBA and 60 dBA noise contours surrounding an airport must be referred to the Airport Authority and/or the Airports Company of South Africa (ACSA) for approval.
17.1.3 Development Guidelines and National Building Regulations
∑ Also see the Buffalo City Municipality Housing Policy and the “Red Book” Guidelines (“Guidelines for human Settlement Planning and Design).
17.1.4 Developments proposed within Sensitive Environmental Areas
a) Policy on the subdivision/development of sensitive environmental areas (rivers and estuaries) and agricultural land, including the conservation of Prime and Unique Agricultural Land. The following aspects are noted:- ‹ The local Department of Agriculture must assist in the identification of Prime and Unique Agricultural Land and land that has irrigation potential; ‹ The guidelines produced by the STEP programme must be included as part of a checklist to confirm biodiversity and sensitivity of an area for which land development has been proposed; ‹ The provision of all relevant environmental legislation must be complied with; ‹ The Floodline Policy must be complied with.”
b) No development within coastal forests and the outer boundary of the vegetation. c) It is widely recognised that sea levels are expected to rise in the foreseeable future and it is therefore recommended that no development should be allowed below the 10 meter contour. d) All estuaries within the study area should be given protected status and development of the banks of the estuaries prohibited. It is recommended that access to estuaries be limited and that boat launching only be allowed where the estuaries are permanently open and of sufficient depth. Launching sites should not be located at the mouth of the estuary but rather be located up stream and well within the tidal compartment. No development should be allowed within 100 meters of the high flood level and all structure should be at a location that is at least 10 metres above the high water level. No clearing of riverine vegetation should be allowed. e) All rivers as identified should have a minimum development offset of 50 metres from each river bank with an offset of 100 metres being the preferred distance. These offset distances may include the 100 year flood level but the vegetation within this zone is not to be disturbed, cleared or altered, except to remove alien
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vegetation. All structures are to be located at least 10 metres (vertically) from the normal level of the river. f) Access to rivers and beaches are only to be created after specialist evaluation and prior approval from the relevant authorities. g) All river valleys and ground with slopes equal to or exceeding 1 in 5 should be demarcated as non-development zones. h) The abstraction of water for any use from any river within the study area must have prior approval from DWAF and should require a full EIA to ensure that environmental impacts are negligible. i) Erosion control and effective control of alien plants and animals will need to be addressed by the Municipality. j) The establishment of conservancy areas and possible game farming should be done as a cooperative venture between the BCM, DEAET and the land owners. It is recommended that local area committees for each area be established and developed. External management may be required initially. k) Mining activities within the West Bank need to be more effectively controlled and limited to sites licenced by DMEA and operated within the requirement of a full Environmental Management Plan (EMP). l) In terms of the Coastal Management Bill, development within 2km of the high water mark needs to be controlled.
17.1.5 Floodline Policy ∑ The BCM Floodline Policy approved by Council as well as the guidelines described in the Buffalo City Spatial Development Framework are applicable.
17.1.6 Development outside of the Urban Edge (Rural Zone) The type of development to be permitted outside of the Urban Edge should promote tourism and the creation of sustainable job opportunities (long term). There are several development controls for developments proposed outside the urban edge, including those set out below.- a) Business and Commercial Developments Criteria for Business and Commercial developments outside the Urban Edge require that the rezoning of Business/Commercial/Industrial uses must occur in conjunction with identified rural nodes. b) Agricultural Land The East London Zoning Scheme indicates that the minimum subdivision size of agricultural land is 0,8 ha. However, it is proposed that within Buffalo City Municipality a minimum subdivision size of 10 hectares for agricultural land is applicable in order to ensure that agricultural land is not developed for residential purposes under the guise of an agricultural zoning.
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In keeping with the Land Use Planning Ordinance 15 of 1985, Scheme 8 Regulations, where no subdivision is involved a density of 1 dwelling unit for every 10 ha up to a maximum of five additional dwelling units is permitted.
The subdivision of farms into multiple individual farms to avoid the rezoning process and/or the density requirements below are not considered desirable as it negates the intention of the density and coverage policy and will not be supported.
With regard to the policy on the subdivision/development of sensitive environmental areas and agricultural land, including the conservation of Prime and Unique Agricultural Land, the following aspects are proposed:-
‹ The local Department of Agriculture must assist in the identification of Prime and Unique Agricultural Land and land that has irrigation potential; ‹ The guidelines produced by the STEP programme must be included as part of a checklist to confirm biodiversity and sensitivity of an area for which land development has been proposed; ‹ The provision of all relevant environmental legislation must be complied with; ‹ The flood line policy must be complied with. c) Residential Accommodation Type Development All residential/accommodation type development in the rural zone is to be subject to the following limitations.
‹ Permitted Coverage: In order to achieve small clusters or footprints of development, the permitted coverage on any property is to be located on one area or a limited number of portions of the property and, must be located on portions of the land that would have the least impact. The remainder of the property must be zoned as private open space (the use of the private open space must be indicated), nature reserve or special (conservation purposes).
A Site Development Plan showing the development area and the remainder for the whole property will be required (including for any proposed Resort 1 and Resort 2 developments). Future applications will take the original Site Development Plan into account and no sectional title schemes, further subdivision or rezoning for resort/residential uses of the remaining area will be permitted (this must be included as a Condition of Title).
‹ Permitted Density: The density in Table 12A and 12B below is considered to be applied as maximum densities. Should the EIA/Scoping Report indicate lower densities then those prescribed densities would be applicable.
The following density principles apply to the rezoning of land for Resort uses:-
° Additional resort uses and ownership outside the Urban Edge are permitted at low densities; this is considered desirable for the specific
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purpose of populating rural land with residents who will act as custodians of the natural environment. ° The intention is to allow rezoning to resort uses where the owners will actively manage and upgrade the remaining, surrounding natural environments of the land being rezoned. This remainder would be rezoned private open space, nature reserve or special (conservation).
Table 12A: Development of Land for Tourism Resort Purposes (Non ownership of units) outside of the Urban Edge e.g. Resorts. PROPERTY SIZE COMBINED COVERAGE NUMBER OF UNITS (HA) PERMITTED 1 - 10 10 % 2-20 11 - 25 10 % 40 26 - 50 10 % 60 51-100 10 % 80 101-150 10 % 100 151-200 10 % 120 201 + 120 (for all farms larger than 200ha)
Notes: 1.) The application of the above densities must clearly demonstrate that the development is associated with nearby tourist attractions and not merely a means of obtaining higher densities for some form of ownership. 2.) A unit for purposes of Table 12A includes a dwelling unit as well as inter-leading or separate units within a dwelling unit or other buildings that can be used/rented/leased separately. 3.) In Table 12A the number of dwelling units permitted in the definition of dwelling units excludes second dwelling units and bono fide servants quarters or labourers cottages. If there are servant’s quarters or labourers cottage on the farm no additional such units will be permitted. 4.) In addition no separate title will be granted to any servant’s quarters or labourers cottages unless these are linked to legitimate Land Reform process. 5.) The maximum footprint of individual units would be limited to 100 square metres. 6.) Combined coverage area includes all development, buildings, sports facilities, golf courses, tennis courts etc. No development outside the combined area.
The following density principles apply to proposed accommodation/resort type developments outside the urban edge where ownership of units would be involved. In this case the recommended densities are much lower than those involving non-ownership type accommodation.
The intention of the densities permitted in Table 12B is to allow for the development of holiday/tourism accommodation types such as hotels, resorts and game farms but to discourage the development of urban type densities and in particular ownership of units outside of the Urban Edge.
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Table 12B: Development of Land for Residential/Accommodation Purposes outside of the Urban Edge (Full ownership of units)
PROPERTY SIZE COMBINED COVERAGE NUMBER OF UNITS (HA) PERMITTED FOR OWNERSHIP < 2 10 % 1 2 -10 10 % 3 11 -25 10 % 4 26 -50 10 % 6 51-100 10 % 8 101-150 10 % 10 151-200 10 % 12 201 + 12
Notes: 1.) A unit for purposes of Table 12B includes a dwelling unit as well as inter-leading or separate units within a dwelling unit or other buildings that can be used/sold/rented/leased separately. 2.) In Table 12B the number of dwelling units permitted in the definition of dwelling units excludes second dwelling units and bonafide servants quarters or labourers cottages. If there are servant’s quarters or labourers cottages on the farm no additional such units will be permitted. In addition no separate title will be granted to any servant’s quarters or labourers cottages unless these are linked to legitimate Land Reform process. 3.) No further units, subdivisions, developments or schemes that permit ownership of any sort (such as lease- hold, share block, sectional title, closed corporations, trusts etc.) will be permitted. 4.) The maximum footprint of individual units would be limited to 200 square metres. 5.) The maximum subdivision size is limited to a maximum of 1500 square metres.
17.1.7 General Guidelines Applicable to all Development ∑ The abstraction of water for any use from any river within the study area must have prior approval from DWAF and should require a full EIA to ensure that environmental impacts are negligible;
∑ In terms of the Water Act, no septic tank will be allowed in an area where underground water is utilised for domestic purposes, and no part of any septic tank or soak-away may be closer than 100 m to any river or water source;
∑ The applicant/developer is required to fully inform the affected communities by means of advertisements in the press and public meetings where any development type as described above is proposed;
∑ Erosion control and effective control of alien plants and animals will need to be addressed by the developer;
∑ The establishment of conservancy areas and possible game farming should be done as a co-operative venture between the BCM, DEAET and the land owners. It is recommended that local area committees for each area be established and developed. External management may be required initially;
∑ Dumping or creating of solid waste sites within a water course should not be permitted;
∑ Agricultural practises should be encouraged to minimise pollution of water courses and to manage erosion and alien vegetation invasion;
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∑ “Greenways” should be encouraged and planned to provide quality space for future inhabitants of this area. These Greenways should, where possible, be linked and contiguous with other well established Greenways. The possibility of establishing a Open Space System within this area should be investigated.
∑ No further sand mining should be allowed to occur and those areas already mined should be rehabilitated to the satisfaction of the local authority and a independent environmental consultant;
∑ Mining activities within the area need to be more effectively controlled and limited to sites licensed by DMEA and operated within the requirement of a full Environmental Management Plan (EMP) with rehabilitation of the area after mining ceases;
∑ The erection of tunnels for farming as well as the clearing of land where indigenous vegetation is affected is to be subject to an E.I.A;
∑ Appropriate Zoning: ‹ In keeping with the principle of openness and transparency, the proposed zoning of any portions of land referred to in a rezoning application should accurately reflect the intention of the proposed land use. In particular, the zoning of land required for residential purposes (i.e. ownership) should clearly be distinguished from the zoning of land required for genuine resort or hotel purposes (i.e. non-ownership). Resort 1 zoning is considered appropriate for some non-ownership options whilst the relevant Residential zoning must be used for ownership options. In view of the above, the Resort 2 zoning is considered to be redundant and misleading and it is recommended that it not be used. Furthermore, it is recommended that ‘Special Zone’ be used for the environmentally sensitive portions of a particular development. The accurate use of zoning categories will allow for a more accurate assessment for municipal rating purposes;
∑ As a Best Practise it is recommended that approvals from National or Provincial Departments be obtained before Council makes a decision regarding development applications. This should be done in order for Council to consider all aspects of the application before a decision is taken;
∑ A suitable set back for development from any identified STEP corridor, shall be determined in the EIA process;
∑ Should rezoning and subdivision applications be submitted separately for the same property, environmental scoping/EIA’s will be required;
∑ All Developments proposing not to link into the municipal sewerage treatment system must comply with the Low Volume (Waste) Water Treatment Plant Policy. In particular, the applicable buffer zone required around the above plants must be provided for on the developer’s site and must not impact negatively on any surrounding land use rights.
17.1.7.1 Documentation Requirements ∑ Motivation Report: ‹ The Motivation Report of any application for development must motivate why Buffalo City should deviate from current policy and show how the application complies with the principles of the Development Facilitation Act (as more fully
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detailed in the BCM SDF), especially with regard to limiting ‘urban sprawl’ (as defined in the BCM SDF). ‹ The Motivation Report must indicate whether the dwelling units (outside of the Urban Edge) are going to be used seasonally (for holiday accommodation) or be permanently occupied.
∑ Documentation: ‹ A Heritage survey will be required to be completed and submitted as part of any land use application; ‹ A report confirming availability of a sustainable water supply must be submitted as part of the land use application; ‹ A stormwater management plan; ‹ An agricultural assessment report which considers current and future agricultural potential, with written comment obtained from the Department of Agriculture, is to be supplied by the developer/applicant prior to local authority planning approval being considered.
∑ Environmental Impact Assessment/Scoping Reports: ‹ A full EIA or Scoping Report will be needed as required by NEMA and the associated regulations. Scoping reports will also be required for subdivision applications. ‹ The full EIA or Scoping Report must:- • Indicate water resources to be used; • Indicate whether an Environmental Management Plan (EMP) is needed, and if so, it must indicate those areas identified for rehabilitation and the contributions required by the applicant/developer; • Indicate the impact on STEP in sufficient detail and in particular, the position of any STEP corridors; • Indicate what land is not developable as defined; • Indicate which sanitation system is to be used and discuss the impacts; • Deal with the impact of the development on ground water; • Indicate how solid waste management will be achieved; and • Indicate how the development will improve the natural environment.
∑ An Environmental Management Plan (EMP) must be formulated for each development in the Sub Tropical Thicket Biome unless otherwise advised by DEAET. This plan must deal with construction and operation; indicate what areas are to be conserved or rehabilitated. The DEAET must advise BCM whether a regular independent environmental audit will be required in terms of the EMP.
∑ Cost-Benefit Analysis Report: ‹ Any application for development deemed significant (i.t.o. number of units, densities, height, visual or environmental impact, consumption of resources etc) in the Limited Development Zone or Rural Zone must provide a fully substantiated Cost-Benefit Analysis Report with such an application. The Cost- Benefit Analysis (CBA) is to include all the current and future costs to society in general as well as the affected community (proposed beneficiaries and general public); environmental costs; financial costs to the City Council from an operating and Capital point of view.
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‹ Such a CBA Report must clearly indicate that the current and future benefits clearly outweigh the costs.
‹ Council reserves the right to request an independent review of the CBA at the expense of the applicant.
‹ The CBA Report must deal comprehensively with claims of job creation and distinguish between sustainable permanent jobs; casual jobs; non-permanent jobs (such as construction jobs). The level of skills required for jobs must be indicated, including a proposed skills development programme.
‹ With the emphasis on sustainability, the CBA must also take into account impact on greenhouse emissions, efficient use of energy and scarce resources.
‹ Cost Benefit Analysis must also evaluate social impacts (such as the location and extent of employee housing associated social facilities), public access to coastal zones, the social effect of gated communities, the impact on urban sprawl, the encouragement of ribbon development, the knock on effect and infrastructural cost impact on the ratepayers, traffic congestion and alternative land uses that could generate better employment opportunities (such as tourism and agriculture).
∑ Site Development Plan: ‹ All applications for development (including subdivisions) require a detailed Site Development Plan. For applications for rezoning to Resort I and Residential zoning (i.t.o. the Section 8 Scheme), Site Development Plans must contain the following: density, layout, land-scaping, building design, position of all structures, stands, parking and internal roads.
17.1.7.2 Land Use, Aesthetic and Architectural Controls The following architectural and aesthetic guidelines have been formulated in alignment with the Coastal Zone Management Plan. Generally development within the primary planning area should be designed in such a way as to respond to the scale and form of development appropriate with the type of urban area i.e. first & second order nodes; commercial, limited development area, tourism resort, etc. The following guidelines apply to all areas, and are followed by specific guidelines for primary, secondary and tourism nodes:
∑ Although certain types of development may be dependent on a coastal/estuarine location those that are not should be set back to minimize risks form sea level rise and coastal erosion, as well as protect the visual quality of the landscape from hard architectural settings; ∑ Only public facilities/amenities should be permitted along the shoreline, subject to specialist evaluation and authorization from the relevant departments; ∑ Structures should not restrict or disrupt public access to the coastline; ∑ Public facilities and access should be provided for disabled persons;
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∑ Nodal development areas should provide planned and controlled public access to the coastline in appropriate locations with the appropriate amenities; ∑ Public car parks should not be situated in dynamic coastal areas and should be setback from the coastline; ∑ Public car parks to be landscaped to manage storm water runoff; ∑ Public access points and facilities should be designed and located in such a way as to direct people away from sensitive coastal areas to facilitate management of coastal resources; ∑ Development should not be allowed to block the views of the coastline from key public viewing points; and
‹ Primary Nodes/Urban Area: • Larger types of housing developments permitted; • Architectural style to be in harmony with the setting & design to minimise visual intrusion and disruption to the natural and/or semi-built setting; • Only paints which blend in with the natural setting must be used for roofing and walls; and • Height restrictions as provided in the zoning scheme shall apply.
‹ Secondary Nodes/Limited Development Zone: • Maximum of two storey houses permitted; • Design should compliment the landscape character rather than compete against it; • Designs should maintain a vegetation zone between the coastline and the development to act as a buffer from winds and salt spray while assisting with visual screening; • Hard surface areas to have a maximum coverage of 50%; • Only paints which blend in with the natural setting must be used for roofing and walls; • Architectural style to be in harmony with the setting & design to minimise visual intrusion and disruption to the natural and/or semi-built setting; • Visual obtrusion of infrastructure (e.g. bulk water supply reservoirs) should be minimized by appropriate design and where possible should be sited underground (e.g. power lines); and • Tunnels for agricultural purposes are considered to be development and should be subject to an EIA (at least involving a scoping assessment) enabling public input to the proposed development.
‹ Tourism Nodes: • Single storey accommodation units; • Double storey public facilities may be constructed provided they are carefully sited and are not visually obtrusive; • Development should be clustered in groups with minimal disturbance to vegetation through careful layout planning; • Footprints should be minimized as far as possible; • All buildings to blend in with the surrounding environment as far as possible with minimal removal/disturbance of vegetation for construction; • Visual obtrusion of infrastructure (electricity and telephone lines) should be minimized by appropriate siting and design and where possible should be placed underground; and
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• Plans and layouts to be accompanied by an architect report on inter-alia, design specifications. Colour and form, height etc., as well as a site-specific environmental report which demonstrates how environmental considerations will/have been incorporated into the layout and design of the units and facilities. Depending on the sensitivity of the site, an environmental management plan may be required by the BCM IEM Unit.
17.1.7.3 Environmental Requirements ∑ STEP: All applications for development (including subdivisions) within the STEP (Subtropical Thicket Biome) area and outside of the urban Edge require a Special EIA as contemplated in the STEP Guidelines.
∑ Coastal Zone Management Principles: All developments are to comply with the BCM Coastal Zone Management Plan and Coastal Zone Management Act.
∑ National Environmental Management Act: Any application must comply with NEMA (as amended) and the relevant regulations (especially Chapter 4).
∑ To ensure quality of EIA’s the following is proposed:- ‹ A review consultant is to be appointed at the discretion of DEAET and at the developers expense, to confirm/review inter alia • whether a sustainable water source is available • whether sufficient areas for endangered, indigenous vegetation (forming part of the no-development zone on the property concerned) has been retained/rehabilitated.
∑ A water specialist study as part of the EIA or Environmental Report is required for any developments outside of the Urban Edge that do not have access to a sufficient municipal water supply.
∑ The concept of clustering development is a strong recommendation in environmentally sensitive areas.
17.1.8 General Municipal Policies applicable ∑ Policy on Noxious Trade and Industry development, including a clear definition of noxious uses. ∑ Policy on Spaza Shops in residential areas. ∑ Policy of Hawkers and the appropriate management and facilitation of informal trade. ∑ Policy on Bed & Breakfast and Boarding House establishments. ∑ Policy on the minimum sizes of housing units relative to the average or norm in a given precinct, are or suburb in Buffalo City.
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∑ The Shipping Container Policy. ∑ The Street-Naming Policy. ∑ Policy on the Closure of Public Roads for the purposes of erecting privately controlled security gates or booms (the “gating” of suburbs or precincts). ∑ Policy on the Operation of Taverns in residential areas. ∑ It is to be noted that the Social Services Directorate and the IEM Unit will undertake a Coastal Zone Management Plan, which could have further Implications for some of the above policies and guidelines.
17.1.9 Guidelines (BCM SDF) In addition to the above, the following miscellaneous guidelines (taken from the BCM SDF) are proposed:-
∑ “For the purposes of settlement planning, the standards for settlement design and development set out in the Guidelines for Human Settlement Planning and Design (the so-called “Red Book” compiled by CSIR Building and Construction Technology, 1998) be adopted and used in the scrutiny of relevant land developments. ∑ The General Principles set out in Section B.2.1 (BCM SDF) be incorporated into the preamble of the Land Use Management System. ∑ All land developments should be undertaken in accordance with an approved Layout Plan and/or Site Development Plan. After approval, only minor deviations from the applicable plan are to be permitted. ∑ Land development within identified nodes and development corridors should be approved subject to appropriate conditions relation to landscaping, which should aim at enhancing the legibility of the built environment.
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17.2 Proposals
∑ The establishment of linking areas (similar to the MOSS system) will need to be planned for as soon as the key elements of the framework plan are agreed to by the relevant parties. ∑ The Euro Type Test Centre on the West Bank needs to be protected, therefore all uses surrounding the Centre need to be controlled. ∑ In general, greater control be exercised over land use management to prevent the proliferation of illegal uses. ∑ Activity streets should receive special attention with regard to proactive traffic/road network planning in order to ensure safe road conditions in areas of higher levels of usage. ∑ In the interests of efficiency and the spirit of the Revitalisation Plan, the City Planning Department should establish a more effective system of dealing with land use applications. ∑ Finally, in the interests of equity and sustainable development, it is proposed that the concept of development contributions for substantial land development be thoroughly investigated and, if warranted, a system of such contributions should be enacted. This is particularly important to ensure that the Municipality is able to programme capital for roads and infrastructure development appropriately, and to prevent the rate of development from “overtaking” the Municipality’s ability to develop enabling infrastructure, which could result in unsafe conditions.”
Table 13 below provides a summary of the West Bank Land Use Management Guidelines.
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Table 13: West Bank Land Use Management Guidelines (Summary)
No Zone Definition / objective Proposed Permissible land uses & activities Proposed development controls/ guidelines 1 Nodes Nodes encompass the designated first and second order • First order nodes: Suburban housing (Model 1 Infrastructural requirements: Infrastructure and nodes. First order nodes are the most urban and Settlement), large hotels and cluster service provision should be designed to accommodate extensively developed areas, of a ‘seaside resort’ nature, developments, with cottage settlements. increasing use by tourism developments and local such as Kidd’s Beach. Amenities and supportive development e.g. communities within acceptable carrying capacity limits. offices, service industry, shops, bottle stores, Access- Usually on main road – gravel to be upgraded Second order nodes are less developed and less urban in petrol stations & repair facilities are permitted. to tar, where possible. Suitable pedestrian paths to nature, being more focused on ‘family holiday’ tourism • Rural Areas: Transport interchanges, shops, beach etc to be provided; and recreation facilities, provided by both the government and municipal satellite offices, retail Appropriate bulk services to be provided by municipality development and the environment. outlets and social facilities Electricity supply and Telkom lines where possible. • Second order nodes: Tourism cottage Carrying Capacity: To be determined for each node settlements, smaller cluster complexes and and not to be exceeded (constraints to include facilities, family hotels may be developed. B&B Lodges. bed numbers, day visitors etc).
Building code: Cottage-type architectural vernacular to be encouraged/enforced, minimum set-backs to be encouraged, developments not to disturb/break existing views treelines (i.e. height restriction – possible max 2 storey) 2 Environ- Areas which fall within the “No But Areas” category, but • Limited and regulated tourism activities. Infrastructural requirements: Access along existing mentally not within the No Physical Development Zone are areas • Small accommodation facilities that are low-key, roads into areas, No roads parallel to the beach. Sensitive/“No where there can only be low intensity, environmentally low-impact and in harmony with the natural Suitable service infrastructure to cater for eco-tourism But Areas” and culturally sensitive development. Development environment. developments. should protect and promote environmental, cultural and • Controlled low density residential housing Carrying Capacity: To be determined for each SDA. landscape integrity. development. Development constrained by agreed carrying capacity and sense of place statement Ecological, social and Land use in this zone must be compatible with the • Agricultural activities. quality of experience criteria to apply. Number of relevant provisions of Coastal Management Policy and • Infrastructure other than eco-tourism facilities people visiting remote areas to be restricted to preserve the provision of the Land Use Management Guidelines. and residential use (such as schools and retail the quality of the experience. SDAs should act as a buffer zone between the nodes and offices) to be discouraged. Building code: Use of natural/local material where Conservation Areas. • Full IEM procedures to precede any possible, blending in with the natural environment. 1 development. storey only. Minimal development/building footprint to be enforced. Facilities to be tailored to the specific characteristics of the local geographical area.
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No Zone Definition / objective Proposed Permissible land uses & activities Proposed development controls/ guidelines These comprise the designated Nature Reserves, • Regulated through DEAET and co- Infrastructural requirements: Access along existing coastal forest areas, estuaries, river banks and steep management arrangements and EMPs. paths/trails only. No tar roads permitted. No bulk slopes (1 in 5 or greater) • No subsistence agriculture and grazing to be services/servitudes. phased out over time. Carrying Capacity: to be determined through Essentially a “No physical Development” zone –– to • Controlled subsistence harvesting in line scientific analysis. protect & conserve biophysical environment, as well as with EMP. Building code: Building of traditional homesteads to to preserve areas of outstanding natural be discouraged on steep slopes beauty/scenery/ sense of place. • No permanent physical structures. • Eco-tourism and soft-adventure activities encouraged. Notes: This table should be read in conjunction with the Land Use Management Guidelines (Section 17 of the West Bank Spatial Development Framework Report).
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18. PROGRAMME AND BUDGET
The institutional recommendations below, which are indicated in the Buffalo City Municipality Spatial Development Framework, are endorsed in this exercise:-
…” the following directorates and strategic planning units would form the core of the effort to integrate the municipalities activities and to ensure that spatial development is coordinated and harmonised with broad development objectives of the municipality:-
∑ The IDP, Performance Management and Budget Integration Unit. ∑ The Integrated Environmental Management Unit. ∑ The Directorates of :- ‹ Development Planning ‹ Engineering Services ‹ Social Services ∑ The LED Unit.”
The following is a breakdown of the priority projects for the respective categories:-
∑ Forward Planning ∑ Settlement Planning ∑ Local Economic Development ∑ Environmental and Agriculture ∑ Engineering
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Table 104: Projects Budget and Programme Project Title Reason for Projects Responsibility Est. Cost 2004/2005 2005/2006 2006/2007 2007/2008 Importance (ZAR) Forward Planning Chester Road To provide greater detail on Nodal Plan what land uses would be Town Planning R150,000 R150,000 permitted. Cove Ridge Nodal To provide greater detail on Plan what land uses would be Town Planning R150,000 R150,000 permitted. Kidd’s Beach To provide greater detail on Structure Plan what land uses would be Town Planning R150,000 R150,000 determined. Kuni Nodal Plan To provide greater detail on what land uses would be Town Planning R150,000 R150,000 permitted. Settlement In order to upgrade the Programme for settlements in the Tyolomnqa Town Planning R200,000 R200,000 Rural Villages and Ncera areas. Upper eJojweni To provide greater detail on Nodal Plan what land uses would be Town Planning R150,000 R150,000 permitted. Sub Total R950,000 R450,000 R500,000 Settlement Igoda Housing To determine the feasibility of Feasibility Study formalising a settlement with the Town Planning R100,000 R100,000 Igoda area. West Bank To determine the feasibility of Housing Feasibility housing in the area and at which Town Planning R100,000 R100,000 Study point it should begin. Linked to IDZ. Needs Camp To determine the feasibility of Feasibility Study housing in the Eastern and Town Planning R282,000 R282,000 Central Node of Needs Camp
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Project Title Reason for Projects Responsibility Est. Cost 2004/2005 2005/2006 2006/2007 2007/2008 Importance (ZAR) Greydell Layout planning to accommodate informal Town Planning R180,000 R180,000 settlement pressures on the West Bank, East London. Needs Camp Layout plans for rural Zone: Layout settlements in terms of the Town Planning R793,500 R793,500 Planning Projects Needs Camp Zone Plan Sunny South Layout plan to formalise rural Town Planning R236,500 R236,500 Layout Plan settlement. Sub Total R1,692,000 R1,592,000 R100,000 LED LED and Tourism To determine what facilities and Economic Plan initiatives can be established for Development R200,000 R200,000 the area and Tourism Tyolomnqa Camp To find a private investor to Economic Site assist the community Development R30,000 R30,000 and Tourism Bee Keeping Economic Project Development R70,000 R70,000 and Tourism Kiwane Resort Liaison with ECPB to initiate Economic project. Development R50,000 R50,000 and Tourism Game Farming The land in this area is not Economic Feasibility Study suitable for any agriculture Development R150,000 R150,000 initiatives and Tourism Sub Total R500,000 R150,000 R450,000
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Project Title Reason for Projects Responsibility Est. Cost 2004/2005 2005/2006 2006/2007 2007/2008 Importance (ZAR) Environmental/Agricultural Old Pineapple Pineapple farming was Farm Feasibility abandoned due to market Economic economic decline. Feasibility Development study needs to be done to and Tourism determine other viable initiatives Business Plan for To put proposals together for proposed activities within the conservancy Conservancy, and reserves. Environmental R150,000 R150,000 Mtiza Forest and Fort Pato Forest Certification of The species need to be Sandilia Bainsii protected Environmental R100,000 R100,000 Habitat Demarcation of To protect the area from Environmental R30,000 R30,000 Coastal Forest development Soil Feasibility Feasibility into whether the soils Study can be worked in such a Environmental R500,000 R500,000 manner to reduce their limitations Alternative Assess opportunities of crops Farming Methods adapted to the natural Environmental R300,000 R300,000 Study resources Sub Total R1,080,000 R680,000 R400,000
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Project Title Reason for Projects Responsibility Est. Cost 2004/2005 2005/2006 2006/2007 2007/2008 Importance (ZAR) Engineering Rural roads Establish and implement a B.C.M. maintenance programme of regular A.D.M. R30,000,000 R30,000,000 maintenance to the rural roads D.R.P.W. to improve the condition Upgrading the Feasibility study with regards to R346 feasibility upgrading of the R346 with B.C.M. study possible scope for R200,000 R200,000 Roads implementation and link to Potsdam Upgrading the Feasibility study with regards to R347 feasibility upgrading the R347 with B.C.M. R200,000 R200,000 study possible scope for Roads implementation N2/R72 link study Revisit the Ninham Shand study regarding the N2/R72 link with B.C.M. R500,000 R500,000 emphasis on the R72 and IDZ Roads traffic dynamics Needs Camp Bulk Establish a sustainable bulk B.C.M. Water Supply water supply and upgrade R3,500,000 R3,500,000 Water treatment works at Needs Camp Water Supply to Implement a programme of B.C.M. Zone 1 and 2 water supply to rural villages in R20,000,000 R20,000,000 Water Zone 1 and Zone 2 Kidd’s Beach Construct pipeline to Kidd’s B.C.M. R2,000,000 R2,000,000 Pipeline Beach Water Bulk Water Supply Establish bulk water supply from B.C.M. R6,000,000 R6,000,000 to Zone 5 Qongotha Reservoir to Zone 5 Water
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Project Title Reason for Projects Responsibility Est. Cost 2004/2005 2005/2006 2006/2007 2007/2008 Importance (ZAR) Water Supply to Implement a programme of B.C.M. Zone 5 water supply to the rural R10,000,000 R10,000,000 Water villages in Zone 5 Kidd’s Beach Revamp the WWTW facility B.C.M. R1,500,000 R1,500,000 WWTW Revamp at Kidd’s Beach Water Zone 4 Conve- Implement a bulk B.C.M. yancing System conveyancing system to R2,500,000 R2,500,000 Sanitation serve the node in Zone 4 Zone 1, 2 and 5 Implement a sanitation B.C.M. Sanitation Project project to the rural areas of R20,000,000 R20,000,000 Sanitation Zones 1, 2 and 5 Kidd’s Beach Provide bulk conveyancing B.C.M. Conveyancing infrastructure to Kidd’s Beach R5,000,000 R5,000,000 Sanitation Infrastructure and reticulate area Kayser’s Beach Provide bulk conveyancing B.C.M. Conveyancing infrastructure to Kayser’s R5,000,000 R5,000,000 Sanitation (2008/09) Infrastructure Beach and reticulate area Sub Total R106,400,000 R35,000,000 R22,200,000 R28,700,000 R20,500,000 TOTAL R184,522,000 R37,192,000 R23,730,000 R35,300,000 R31,100,000
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19. REFERENCES
Acocks, Vegetation of South Africa.
Agricultural Guide Book for Ciskei, Faculty of Agriculture, University of Fort Hare, 1978.
Amatole District Municipality Land Reform and Settlement Plan, May 2003, Setplan.
Amatole District Municipality Needs Camp Zone 3 Plan, Complan.
Buffalo City Municipality Spatial Development Framework, October 2003, Setplan and Tshani Consulting c.c.
Conservation of Agricultural Resources Act (Act 43 of 1983). Act pertaining to Agriculture.
Development Facilitation Act 67 of 1995.
Dewald Scholtz, Conservation Technician, Department of Agriculture 1980 – 1997. Personnel Comm. Intimate, knowledge of West bank area in particular pineapple production.
District Sector Plans, Land Reform and Settlement Plan, Phase I: Analysis Report. Amatole District Municipality, 2003
East London Development Zone Master Plan, July 2003, Tshani Consulting c.c. and Osmond Lange.
Geotechnical assessment of Potential Cemetery Sites in the Buffalo City Municipal Area, June 2004, Setplan and Terreco c.c.
Grazing Capacity Maps. Department of Agriculture.
Greydell and Fort Grey Settlement Area Feasibility Study, June 2003, Amaplan.
Management of Water Resources of the Republic of South Africa. Department of Water Affairs 1986. South Africa has limited water resources and this book discusses in detail all the issues surrounding the resources and the management f these resources.
National Water Act, 36 of 1998.
Needs Camp Zone 3 Plan (Land Identification Project), Complan, Iliso Consultants and Skhona Dev. Consultants.
Relative Homogenous Farming areas of South Africa. Classification system Department of Agriculture.
West Bank IDZ Framework Plan, April 1998.
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APPENDICES
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APPENDIX 1:
TOURISM QUESTIONNAIRE
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WEST BANK SPATIAL DEVELOPMENT FRAMEWORK CHECKLIST
Name of Facility
Name of Person
Contact Telephone numbers
Location/Address
Ward
Date of Establishment
Number of Persons employed Full Time Part Time Temporary
Services Offered
Size
Peak Season High Peak Season Low Peak Season
Are you registered Yes No
Registered Name
Type of visitors (business, leisure etc)
Visitor origin Where Local Provincial National International
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Time Spent
Demand
Trends
Operational Problems
Other/Comments
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APPENDIX 2:
TABLES: ∑ IMPORTANT RESOURCE CHARACTERISTS OF THE RHFA’S IN THE WEST BANK STUDY AREA ∑ AGRICULTURAL ENTERPRISE OPTIONS BASED ON RHFA’S IN THE WEST BANK STUDY AREA
120
Table : Important Resource Characteristics of the RHFA’s in the West Bank Study Area RHF Are % % % Topograp Elevati Avera Avera Agro Rainf Fro Other Vegetati Geolo Soils A a Vel Irri Dr hy on m ge ge Min Ecologi all st climatic on gy Forms NO. ha d g. y above max Temp. cal mm star characterist Acocks lan sea temp. 0C temp. t - ics d level 0C end 1. Alexand ria Forest Oakleigh 2. Beauf , Mispah, Grassve Rolling to ort Katspruit ld steep 1/7 Group , invasion sided 21.9- 67B/46 400- – with Sterkspr 1.1g 95 1 4 0-475 10-12 by slopes to 23.3 67B/36 600 31/ Dolerit uit, Acacia narrow 7 e Kroonsta karoo valleys outcro d & 3.Valley ps Westleig Bushvel h d 5. False Thornvel d Mispah, Kroonsta Rolling, Eastern d, running Beauf 22.8- 10.7- 400- Province Sterkspr 1.2d 92 0 8 into small 80-200 Nil ort 23.7 11 500 Thornvel uit, narrow Group d Kroonsta valleys d & Wesleigh 1.2e 80 3 17 Rolling 100- 22.8- 10.7- 500- Nil Beauf Oakleigh
200 23.7 11 600 ort , Mispah, Group Katspruit with , Dolerit Sterkspr e uit, outcro Kroonsta ps d & Westleig h Oakleigh Valley Beauf , Mispah, High Bushvel ort Katspruit humidity d (along Group , 22.8- 12- 67B/46 500- especially coast) with Sterkspr 3.1g 70 5 25 Rolling 0-80 Nil 23.3 13.8 67B/36 600 during late Eastern Dolerit uit, summer Province e Kroonsta Thornvel outcro d & d ps Westleig h Oakleigh Valley Beauf , Mispah, Bushvel ort Katspruit High d (along Group , humidity 22.8- 12- 67B/46 500- coast) with Sterkspr 3.1h 90 0 10 Rolling 0-80 Nil especially 23.3 13.8 67B/36 600 Eastern Dolerit uit, during late Province e Kroonsta summer Thornvel outcro d & d ps Westleig h
Table : Agricultural Enterprise Options Based on RHFA’s in the West Bank study Area RHFA Limitations Most Important Grazing Capacity Possible Achievable NO. Enterprises Ha/LSU Enterprises Production /ha (D= Dryland I = Irrigation) Soils are poor Other than dolerite outcrops Beef Veld is mixed with heavy bush Goats 1.1g encroachment Mainly beef and goats 6-10 Citrus Meat 6-7kg/ha Steep sided valleys Lucerne Irrigation Game Erosion Beef Dairy Beans Chicory Soils are poor Cowpeas Meat 9-12kg High Sodium content soils Eggfruit Pineapples D 20tons Erosion Garlic Beans D 2t 1.2d Low rainfall Mainly beef and goats 3 Gherkins Carrots I 20t irrigation Linseed Tomatoes I 60t Loquardt Maize Onions Peppers Pineapples Potato Beef Meat 9-12kg Soils are poor other than dolerite Dairy Pineapples D 20tons outcrops Beans Beans D 2t 1.2e Mainly beef and goats 3 High Sodium content soils Chicory Carrots I 20t Cowpeas Tomatoes I 60t Eggfruit
Garlic Gherkins Linseed Maize Onions Peppers Pineapples Potato Beef Dairy Avocado Beans Chicory Coffee Arabica Cowpeas Meat 9-12kg Eggfruit Pineapples D 20tons Soils are poor and sandy Garlic Beans D 2t 3.1g Other than dolerite outcrops Mainly beef and goats 3 Gherkins Carrots I 20t High Sodium content soils Linseed Tomatoes I 60t Loquardt Macadamia nuts Maize Onions Peppers Pineapples Potato Tomato Beef Meat 9-12kg Dairy Pineapples D 20tons Soils are poor and sandy Avocado Beans D 2t 3.1h Other than dolerite outcrops Mainly beef and goats 3 Beans Carrots I 20t High Sodium content soils Chicory Tomatoes I 60t Coffee Arabica
Cowpeas Eggfruit Garlic Gherkins Linseed Loquardt Macadamia nuts Maize Onions Peppers Pineapples Potato Tomatoe
APPENDIX 3:
SETTLEMENT MODELS
Model 1: Urban Settlement Development Parameters Spatial Application Livelihoods Base • Small erf sizes (300m² or • Located in defined • Urban economic less, depending on nature settlement zones or within opportunities for of development and the fabric of existing urban employment in the formal setting). development (in-fill). and informal sector. • A dwelling in terms of • Good access to high order • Income generation in the Provincial housing goods, services and informal sector through parameters. facilities (e.g. hospitals, use of own skills. • Township layout. commercial districts etc.). • May have access to • Highest feasible Level of • Located for integration with municipal commonage (if Service (LOS – linked to main commuter transport available). affordability [means] of networks and tar road • Livelihood support through client community). This access. small business should be RDP or higher. • Located for integration with development, or other • Freehold title, rent-to-buy existing water and municipal LED or leasehold on individual sanitation networks programmes (such as job household basis. servicing the urban setting. creation programmes). • Provision of neighbourhood level services and facilities within the community. Source: Amatole District Municipality: Land Reform and Settlement Plan (May 2003)
Model 2: Low Density Peri-Urban/Rural Village Settlement Development Parameters Spatial Application Livelihoods Base • Erf sizes: Sizes of existing • New developments located in • A defined objective of residential sites in defined Settlement Zones. providing a household settlements are accepted. • Existing settlements that get subsistence level based on at • New residential sites to have zoned by the LR&SP to be least the economically site sizes in the range of 500- developed within parameters defined ‘minimum household 1,000m², depending on local as set out within this table subsistence level’. conditions and provision of (allowing some flexibility • The intention would be to local planning processes (e.g. based on local realities and support multiple livelihood SDFs) development priorities). options. This would include • In new settlements top • Settlement zones should be families potentially having structure support to be ‘stand alone’ but integrate employment in nearby farms provided, but can be provided with existing settlement or in close by urban in follow up phases of patterns, but should also employment, by participating development. deliberately shape the growth in LED projects/enterprises • In existing settlements top of existing urban patterns. on the commonage, and structure support is optional, • Daily/weekly community for through access to land for depending of financial work and to existing small scale gardening, and availability and development service/facility nodes. access to the commonage for priorities. • Location of settlement and grazing. • Settlement design options suitability of type of • Specifically this model will should be available for settlement to be related to allow space for on-site selection by community. In existing infrastructure gardens and access to appropriate circumstances, networks – i.e. base on grazing and arable lands can combine principle of “Maximise (where possible) on household/residential sites Existing Opportunities/ Build commonage. with arable allotments (i.e. on Strengths”. • Commonage planning needs larger site sizes). Township • Access to urban centre for to take account of LED layout is one alternative. access to goods and services opportunity development. • LOS likely to be lower than should be good but is likely to Commonage ideally to be full urban LOS, depending on mean travel from the urban state/LA-owned and proximity to existing periphery. managed by a commonage networks. Will also be • Should have good taxi route management committee impacted on by how access, but could be gravel under municipal guidance. community prioritises subsidy road access. • But access to commonage expenditure. • New settlement zones should capped according to defined • Tenure/titling options can be avoid impacts on high parameters (i.e. the objective individual or group options potential agricultural land as of maximum household (e.g. CPA or further options far as is possible within each subsistence levels taking to be provided by CLRB). municipal area, taking account the communities • Provision of neighbourhood account other spatial factors. economic position – this level services and facilities • Settlement location within the practically means that within the community. zone should not be adjacent communities with better • This model is seen to offer to key agricultural enterprises alternative economic the potential to densify and (as assessed within the local opportunities may have less develop into the urban model context) – i.e. must be commonage while more over time, should compatible with surrounding destitute communities may communities so desire. If land uses. have more commonage). densification occurs it must be done within parameters of improvements in LOS and access, as well as a sustainable livelihood base.
Model 3 Development Parameters Spatial Application Livelihoods Base • In line with new DLA policy • Can be located on any • Predominantly agricultural framework – must meet piece of land within the production, but households the criteria for LRAD district. Not restricted to a may also utilize other support. zone. economic related skills or • Dwelling will usually be • Can be located within a opportunities to enhance exiting farm buildings but larger zone where special agricultural income. any further development planning provision has • Business Plan for farming comes from LRAD grant or been made for the to set out livelihoods base own contribution. reservation of a land parcel for beneficiaries. • Employment needs of for productive agricultural • The emphasis is on farming enterprise use. productive use of land not determine scale of • Land to have established subsistence, so permitted settlement on agricultural potential. beneficiaries must site. • Within communal areas demonstrate and interest • Infrastructure is owner’s will be commonage or on and skills in farming for responsibility within PTO/Quitrent held land by profit/surplus. property boundaries. agreement of land rights • Layout is based on farming holders. operations. • Land should be able to • Individual or Group provide water needs for ownership (freehold/ CPA households. No municipal or other). provision. • No provision of community services other than that usually provided in commercial farming areas (e.g. farm school service local district). Source: Amatole District Municipality: Land Reform and Settlement Plan (May 2003)
APPENDIX 4A:
POSSIBLE FARMS IDENTIFIED FOR ACQUISITION: EASTERN NODE
POSSIBLE FARMS FOR ACQUISITION OR NEGOTIATION (EASTERN NODE)
Farm Number Farm Name Area Grazing & Current Name of (Ha) Browsing Land Use Owner Capacity (Ha/LSU) Portion of Farm 844 75.56 12 Settlement State Portion of Farm 845 1.85 12 Settlement/ State Grazing Portion of Farm 862 (EL) Boxwood 343.99 12 Grazing I M Jane Portion of Farm 862 (EL) Boxwood 432.50 12 Settlement/ State Grazing Portion of Farm 863 (EL) 642.21 12 Grazing State Portion of Farm 865 (EL) Holme Park 252.16 6 Grazing Immidushane Trust Portion 6 of Farm 1946 (KWT) Kogo 16.71 10 Settlement/ Grazing Remainder of Farm 1946 (KWT) Kogo 68.83 10 Settlement/ Grazing Farm 1947 (KWT) Needs Camp 359.49 10 Forest State Forest Reserve Reserve Portion 1 of Farm 1948 (KWT) Msundulu 37.06 10 Settlement/ Rala Grazing Brothers Portion 2 of Farm 1948 (KWT) Msundulu 35.21 10 Settlement/ Dayimani Grazing Portion 3 of Farm 1948 (KWT) Msundulu 12.95 10 Settlement/ Rala Grazing Brothers Portion 4 of Farm 1948 (KWT) Msundulu 171.82 10 Settlement/ Gwebani Grazing Rem of 1948 Msundulu 117.31 10 Grazing State Total 2567.65 Source: Needs Camp Zone 3 Plan, March 2003
APPENDIX 4B:
POSSIBLE FARMS IDENTIFIED FOR ACQUISITION: CENTRAL NODE
POSSIBLE FARMS FOR ACQUISITION OR NEGOTIATION (CENTRAL NODE)
Farm Number Farm Name Area Grazing & Current Name of (Ha) Browsing Land Use Owner Capacity (Ha/LSU) Portion of Farm 864 (EL) Thorn Park 629.67 6 Grazing Immidushane Trust Farm 1949 (KWT) Rosendale 306.67 8 Settlement/ State Grazing Farm 1950 (KWT) 559.27 6 Settlement/ State Grazing Farm 1951 (KWT) Holl 649.50 8 Settlement/ State Grazing Portion 1 of Farm 1952 (KWT) 123.31 6 Grazing Portion 3 of Farm 1952 (KWT) 83.94 6 Grazing A Lali Portion 4 of Farm 1952 (KWT) 52.23 6 Grazing W S Mona Portion 5 of Farm 1952 (KWT) 25.09 6 Grazing Portion 1 of Farm 1954 (KWT) Kogo 203.11 6 Grazing Mzamo Portion 2 of Farm 1954 (KWT) Kogo 28.53 6 Grazing N Nkula Portion 3 of Farm 1954 (KWT) Kogo 90.03 6 Grazing Mpushe Estate Rem. Of Farm 1954 Kogo 212.13 6 Grazing Nogandela Farm 1955 (KWT) Kogo River 199.56 6 Grazing Total 3163.04 Source: Needs Camp Zone 3 Plan, March 2003
APPENDIX 4C:
POSSIBLE FARMS IDENTIFIED FOR ACQUISITION: SOUTHERN NODE
POSSIBLE FARMS FOR ACQUISITION OR NEGOTIATION (SOUTHERN NODE)
Farm Number Farm Name Area Grazing & Current Name of (Ha) Browsing Land Owner Capacity Use (Ha/LSU) Portion 1 & 2 of Farm 1021 0.98 4.0 Grazing State Portion 2 of Farm 1025 (EL) 58.99 4.0 Grazing Set Prop (Pty) Portion 3 of Farm 1025 (EL) 165.06 4.0 Grazing Set Prop (Pty) Portion 7 of Farm 1025 (EL) 51.38 4.0 Grazing Set Prop (Pty) Portion 8 of Farm 1025 (EL) 142.81 4.0 Grazing Set Prop (Pty) Portion 10 of Farm 1025 (EL) Gleinfield 7.76 4.0 Grazing Portion 11 of Farm 1025 (EL) 19.49 4.0 Grazing Set Prop (Pty) Portion 12 of Farm 1025 (EL) 78.49 4.0 Grazing Set Prop (Pty) Portion 13 of Farm 1025 (EL) 9.95 4.0 Grazing Set Prop (Pty) Portion of Farm 1025 / R (EL) Braeside 65.72 4.0 Grazing Set Prop (Pty) Portion 1 of Farm 1240 (EL) Blue Mountain 156.91 4.0 Grazing Immidushane Trust Portion 2 of Farm 1240 (EL) Blue Mountain 58.90 4.0 Grazing L G Smith Farm 1271 (EL) Blue Mountain 245.00 4.0 Grazing N Nokubela Total 1061.44 Source: Needs Camp Zone 3 Plan, March 2003
APPENDIX 4D:
LAND SUITABLE FOR MODEL 3 SETTLEMENT
LAND SUITABILITY FOR MODEL 3 (EAST LONDON ZONE)
Farm Number Farm Name Area Current Name of Owner (Ha) Land Use Farms 866, 867, 1023, 1036, Silverdale 3102.98 Livestock, Ncera Farms (Pty) 1045 and 1297 (EL) Welcomehome Vegetable & Ltd - State Springvale, etc Pineapple Portion 1 & Portion 2 of Farm Delton 282.60 Intensive B A Russell 1019 (EL) Livestock Production Portion 4 of Farm 1019 (EL) Delton 53.90 Intensive C J Du Preez Livestock Production Portion 5 & 6 of Farm 1019 Delton 163.20 Intensive E G Nelson (EL) Livestock Production Portion 7 of Farm 1019 (EL) Delton 60.70 Intensive V N Du Preez Livestock Production Portions 1, 2, 3, 5, 6, & 7 of 249.05 Pineapple Sunrise Pineries Farm 1020 (EL) Production (Pty) Ltd Portion 1 of Farm 1022 (EL) 206.66 Pineapple State Production Portion 2 of Farm 1022 (EL) 154.71 Pineapple State Production Portion of Farm 1022 (R) 253.36 Pineapple State (EL) Production Portion 2 of Farm 1023 (EL) 172.08 Livestock/ State Pineapple Portion of Farm 1025 / R (EL) Braeside 65.72 Grazing/ State Livestock Portion of Farm 1048 877.71 Pineapple Sunrise Pineries Production (Pty) Ltd Portion of Farm 1048 192.51 Pineapple Shaw J W Basil Production Portions 1, 2, 3 & 7 portion of 805.03 Pineapple Sunrise Pineries Farm 1049: Portion 2 of Production (Pty) Ltd Farm 1050: Portion 1 of Farm 1051 Portion 7 of Farm 1050 21.43 Pineapple D N Coetzer Production Portion 2 of Farm 1051 9.84 Pineapple Vanron (Pty) Ltd Production Portion 3 of Farm 1051 3.28 Pineapple R H Walford Production Total 5822.23 Source: Needs Camp Zone 3 Plan, March 2003
APPENDIX 5:
IDENTIFIED HOUSING PROJECTS
Table: Identified Projects Project Description Urban/Rural Density Ownership No. of Units Budget Year PE 039 Airport Ph. 1 Urban Medium Municipal 13 R 373,694.00 03/04 PE 040 Airport Ph. 2 Urban Medium Municipal 195 R 6,461,130.00 03/04 PE 041 Airport Ph. 3 Urban Medium State 1400 R 32,340,000.00 06/07 & 07/08 PE 042 Airport Ph 2a Urban Medium Municipal 639 R 12,953,400.00 03/04 & 04/05 PR 009 Needs Camp Urban Medium State 300 R 6,930,000.00 10/11 & 11/12 PR 010 Lillyvale Rural Low State 88 R 2,032,800.00 06/07 PR 011 Kaisers Beach Rural Medium State 61 R 1,409,400.00 05/06 PR 003 Needs Camp Eastern Node Rural Medium State 893 R 4,018,500.00 07/08 PR 004 Needs Camp Central Node Rural Low State 1337 R 6,016,500.00 07/08 PR 006 Sunny South Needs Camp Rural Medium Communal 945 R 10,000,000.00 03/04 Total 5871 R 82,535,424.00
Table: Identified Land Project Description Urban/Rural Ownership Hectares No. of Units Budget WB 001 West Bank Expansion Urban Private 93.2 1864 R 43,058,400.00 WB 002 West Bank Expansion Urban Private 309 6180 R 142,758,000.00 WB 003 West Bank Expansion Urban Private 430 8600 R 198,660,000.00 WB 007 Greydell/Fort Grey Urban State 164 1800 R 8,100,000.00 Total 996.2 18444 R 392,576,400.00
APPENDIX 6:
TOWN PLANNING THRESHOLDS
PLANNING THRESHOLDS
Crèche 1 for every 900/du
Sportsfield 1 for every 1400/du
Primary School 1 for every 600/du
High School 1 for every 1200/du
Clinic 1 for every 900/du
Police Station 1 for every 4500/du
Community Hall 1 for every 4000/du
Library 1 for every 1800/du
Post Office 1 for every 2000/du
Hospital 1 for every 1800/du
APPENDIX 7:
BUFFALO CITY CEMETERY STUDY
BUFFALO CITY MUNICIPALITY – CEMETERY STUDY
Cemetery Village Proximity Debilitating Geotech Remarks No. to Water Factors Too close to stream forming All new development must be part of the Bridle Drift Dam away from the rivers/streams 5 Mdantsane C15 50m catchment. However, area and towards the south-east. already largely degraded, Construct clay cut-off therefore continue using. between river and cemetery. River large in this area. Site Suggest closure. too close to the river bank Alternatively restrict 2 Potsdam C17 100m edge. Slopes appear to be expansion to east of current too steep. Limited space for boundary. No further extension. encroachment on river. Site appears closer to the Recommend closure. Site stream than the 200m too steep. Erosion problems 9a Newlands C18 200m indicated. Located on a high. Potential slope steep sided slope. Sited on instability. Limited expansion dolerite? opportunities on site. Suggest a deep cut-off trench Cemetery too close to large along the south or river-side 9b Newlands C19 50m river but area flat with good boundary. No encroachment opportunity for expansion. closer than 50m. Expand toward the N/W only. Continue sue but ensure all Northern boundary too close future development is to the to small stream. Moderate 14a Newlands C23 50m south only. Fill erosion slope but excellent channels to the north. Short prospects to the south. cut off trench provision? Site close to upper stream Recommend closure. Site catchment. Located on too steep. Erosion problems. 10a Newlands C28 50m steep slope. Only small Sleep instability. Limited area left for expansion. expansion opportunities. Cemetery appears to be Recommend clay or plastic nearly full. Very close to cut-off on river side. Close Macleantown small stream. Appears to 18 50m site and develop a large new C30 be an old site. Additional one otherside of the road to geotechnical investigation the north. required. This cemetery is too close to Suggest closure of existing a substantial stream and is site and relocation towards located on a too steep 2a Nqongweni C31 50m the south-west which is away slope. Large potential for from the river with large re-location to the south- tracts of available space. west. No further burial on river Relatively distant form side. Huge area for stream. Erosion on aerial Ntshonyaneni development towards the 11 100m photo demarcates limits of C32 north and north-east. Good steeper slope. Also limit of site but further geotech cemetery boundary. investigation required. Cemetery close to the river. Recommended closure. Slopes moderately step. Both sites prone to effects of 1a Kwandayi C33 50m Extensive erosion gullies to erosion in the long term. Too the south and between 2 close to river. Others have sites. more attraction.
Cemetery Village Proximity Debilitating Geotech Remarks No. to Water Factors Same constraints apply to Recommend closure as for 1b Kwandayi C34 50m this site. Separated from 1a 1a. by about 50m. Cemetery located on a Expand toward the south- moderately steep slope and west i.e. away from the river. KwaNxamkwana about 100m from what 5a 100m Further geotech investigation C35 appears to be a small required to prevent dolerite stream. Rural area. dyke contact zone. Possibly dolerite? This site is located a long Ample area for expansion in way from any water course an upslope direction. This 13 Mntlabati C36 300m but slopes in the area are will also take future burial relatively steep. Steepness away from the water course. increases downslope. Check soil depth. Cemetery located between Site acceptable but all future 2 relatively small water expansion to be upslope of 14 Mabaleni C38 courses. Slope steepness present with expansion in an appears to increase easterly direction only. downhill. Triangular in shape This site is too close to the Cemetery 3b is located river. Use should only be close to a deeply incised 3b Kulogaxa C39 50m continued after construction gully at the top of a stream of a clay cut-off. Not a well catchment. Large area still chosen site. available. Not a good site. Too close Recommend closure and to the upper river catchment choice of new site north0east 3a Kulogaxa C40 50m and on a too steep slope or on the opposite hillslope with concomitant erosion toward the south-west. problems. Geotech. invest. required. Site will be acceptable Long way from river but on provided a check is made on relatively steep slope with the local geology. Expand 4a Lukhama C41 200m indications of dolerite dyke westwards but close if as per vegetation. located above a dolerite dyke. Slight depression in area of Site acceptable but first cemetery but no apparent conduct geological study. 6b Dongwe C42 stream. Site slightly steep Large area available for but acceptable as indicated expansion. by lush vegetation. Cemetery located close to a major stream line. Recommend closure. Extensive erosion. Gully Extensive erosion; steep 6a Dongwe C34 50m formation suggests slope; close to stream; dispersive clays. Limited dispersive soils. expansion options. Expand north; south and Long way from river at the east, but stay on the hillslope top end of a long slope. 6c Dongwe C44 150m ridge. Check geology. Slope steepens appreciably Plenty room for expansion. downhill. Good site.
Cemetery Village Proximity Debilitating Geotech Remarks No. to Water Factors Geotech required but Flat terrain but close to possible expansion towards small gully. Photography the north-west. Clay cut-off 10b Rini C47 20m suggests dolerite. Dyke? alongside gully or backfill to Large open area for eastern edge with cut-off at expansion. corner. Existing cemetery at top of Provide drainage above site. catchment. Moderate Cut-off along riverside edge. 7a Mzantsi C48 50m slopes. No stormwater Expand towards north-east. berms above site. Excellent Marginal site but with good access. long term prospects. Small cemetery close to Excellent prospects towards major drainage line. the south-east. Large area 37a Gwili-Gwili C60 50m Erosion suggests dispersive for expansion. Close existing soils. Steep lower slopes site and move 150m to the beyond site. SE. This site though close to drainage lines is well Site acceptable provided it Mount Pleasant located at the top of a flat 59a 80m remain in the top flat area of C76 hill. Slopes below the site the hill. Expand NNW. are very steep and prone to erosion. Relatively flat area but base Provide cut-off and abandon of the site is too close to a lower half of the site. Expand 63 Sandile C77 50m stream. Possible north-eastwards or choose groundwater pollution of new site away from the stream. stream. Ample open space. Long way from river. Rocky Good site. Expand so check geology for soil 64 Tswaba C78 200m southwards. Large open depth. Moderate slopes spaces. Check geology. therefore stay high. Ensure no pollution. Close Adjacent to major drainage site and move south-west 31a Unknown 50m line and close to steep and away from the river into slopes prone to erosion. large open space. Acceptable site but ensure Situated on the flank of an good stormwater drainage 32a Hill C80 open valley. Extensive around the site to prevent erosion in surrounding area. erosion. Geotech. field check of slopes required. Site boundary close to Large open area. Ensure all stream but actual graves graves are away from the 71 Wesleyville C81 50m appear to be distant. stream. Enlarge cemetery Relatively flat area. Good towards the north-east. access. Cemetery is located on a Site appears located in a flat area but very close to a stream meander and Kwandungane stream occupying the alluvium. Location is 30a 50m C82 central area between 2 unacceptable. Recommend bends. Photo suggests closure. Move to open space dolerite terrain. away from stream.
Cemetery Village Proximity Debilitating Geotech Remarks No. to Water Factors Flat terrain but site is very Site too close to stream. close to a large stream. Recommend closure. Other 67 Kiwane C85 50m Most graves situated away open space in the area from stream. preferred. Site located some distance Area as indicated is not ideal from the river but close to a buy may be acceptable after 27a Jojweni C86 150m narrow valley and other further geotechnical drainage features. investigation. Marginal site. Cemetery located adjacent to a small stream and what 26a Kwarala C87 50m Recommend closure. appears to be a seasonal wetland. Acceptable with proper Cemetery some distance surface drainage control and 18a Gqala C92 100m from river but close to with assurance that future erosion gullies. expansion will be to the west. Moderately steep slope. No Site appears to be indications on photographs acceptable. Geotech. 53a Unknown C100 of any nearby streams or Investigation required to rivers. determine slope acceptance. Source: Geotechnical Assessment of Potential Cemetery Sites in the Buffalo City Municipal Area, June 2004