OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS
FINAL REPORT – MAY 2012
GRAHAM MULLER ASSOCIATES CONSORTIUM
GRAHAM MULLER ASSOCIATES CONSORTIUM
eThekwini Municipality
OUTER WEST CORRIDOR STUDY AND CATO RIDGE LOCAL AREA PLAN
GRAHAM MULLER ASSOCIATES CONSORTIUM
CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS FINAL REPORT - MAY 2012
RCR COLLABORATIVE DEVELOPMENT PLANNING URBAN DESIGN HOUSING ARUP (PTY) LTD
GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
TABLE OF CONTENTS Page No. Page No. 7 CATO RIDGE INDUSTRIAL PRECINCT PLAN 41 1 INTRODUCTION 2 7.1 GENERAL INTRODUCTION 41 1.1 BACKGROUND AND CONTEXT 3 7.2 OVERALL DECRIPTION 42 1.2 THE STUDY AREAS 4 7.3 MOVEMENT GUIDELINES 44 1.3 DEVELOPMENT VISION 5 7.4 LAND USE GUIDELINES 49 1.4 PLANNING OBJECTIVES 6 7.5 PUBLIC SPACE GUIDELINES 52 1.5 PLANNING METHODOLOGY AND PROGRAMME 8 7.6 URBAN FORM GUIDELINES 55 1.6 THIS REPORT 9 7.7 DETAILED EXPLORATIONS 57
2 SUMMARY OF INFORMANTS 12 8 CATO RIDGE VILLAGE PRECINCT PLAN 59 2.1 CATO RIDGE / HARRISON FLATS SCALE 13 8.1 GENERAL 59 2.2 CATO RIDGE VILLAGE SCALE 15 8.2 OVERALL DECRIPTION 60 8.3 MOVEMENT GUIDELINES 63 3 PLANNING PRINCIPLES AND APPROACHES 20 8.4 LAND USE GUIDELINES 66 3.1 UNDERLYING PLANNING PRINCIPLES 20 8.5 PUBLIC SPACE GUIDELINES 69 3.2 ECONOMIC AND DEMOGRAPHIC PRINCIPLES 21 8.6 URBAN FORM GUIDELINES 72 3.3 TRAFFIC AND TRANSPORTATION APPROACH 21 3.4 INFRASTRUCTURE APPROACH 21 9 ECONOMIC DRIVERS 76 3.5 ENVIRONMENTAL PRINCIPLES AND APPROACHES 22 9.1 INTRODUCTION 76 9.2 SUMMARY OF SOCIO-ECONOMIC ANALYSIS 76 4 DEVELOPMENT CONCEPTS 24 9.3 TRENDS AND DEMANDS 78 9.4 CATO RIDGE EMPLOYMENT FORECASTS 80 5 DEVELOPMENT STRATEGIES 27 9.5 RATES AND POTENTIAL INCOME ANALYSIS 83
6 CONCEPTUAL LOCAL AREA PLAN 31 10 TRANSPORTATION FRAMEWORK 87 6.1 INFORMANTS CONCERNING INDUSTRIAL FOOTPRINT 33 10.1 STUDY CONTEXT 87 6.2 DESCRIPTION OF THE MINIMAL ROAD 10.2 MODEL DEVELOPMENT 88 INFRASTRUCTURE LAP COMPONENTS 34 10.3 PROPOSED DEVELOPMENT 88 6.3 DESCRIPTION OF MAJOR ROAD 10.4 TRIP GENERATION 90 INFRASTRUCTURE PHASE COMPONENTS 38 10.5 ADDITIONAL AREAS 91
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TABLE OF CONTENTS (continued) Page No. Page No. 13 LAND USE FRAMEWORK 154 10.6 PROPOSED ROAD INFRASTRUCTURE 93 13.1 CONTEXT AND PURPOSE 154 10.7 N3 TOLL ROAD 97 13.2 METHODOLOGY 155 10.8 RESULTS 97 13.3 EXISTING PLANNING SCHEME 156 13.4 PROPOSED PRECINCT PLAN ZONES 159 11 BULK AND CIVIL INFRASTRUCTURE FRAMEWORK 109 13.5 CATO RIDGE INDUSTRIAL PRECINCT LAND USE 11.1 STATUS OF EXISTING INFRASTRUCTURE 109 MANAGEMENT PLAN 162 11.2 DEVELOPMENT IMPLICATIONS 110 13.6 CATO RIDGE VILLAGE LAND USE MANAGEMENT PLAN 163 11.3 PROPOSED INFRASTRUCTURE PLAN FOR THE LAP AND PRECINCT PLANS 114 14 ASSESSMENT OF COSTS 165 11.4 ANTICIPATED INFRASTRUCTURE DEMANDS 14.1 METHODOLOGY 165 FOR PLANNED LAND USE – CATO RIDGE LAP 117 14.2 CAPITAL COSTS 165 11.5 INFRASTRUCTURE COST ESTIMATES 117 14.3 DEPRECIATION 165 11.6 EXPLANATORY NOTES ON THE INFRASTRUCTURE 14.4 SUMMARY OF COSTS 166 COST ZONES 138 11.7 SUGGESTED IMPLEMENTATION STRATEGY FROM A CIVIL INFRASTRUCTURE PROSPECTIVE 138 15 LIST OF APPENDICES 168 11.8 CONCLUSION AND RECOMMENDATIONS 139 APPENDIX 1: Trends, Demands and Rates Income Analysis
12 ENVIRONMENTAL MANAGEMENT PLAN 141 APPENDIX 2: Cato Ridge LAP Traffic Assessment 12.1 CONTEXTUAL BUILD-UP 141 12.2 TERRESTRIAL AND AQUATIC SYSTEMS 141 APPENDIX 3: Spatial Biodiversity Study 12.3 MAPPING AREAS FOR BIODIVERSITY CONSERVATION AND SUSTAINED DEVELOPMENT 144 APPENDIX 4: Project Implementation List 12.4 BIODIVERSITY LAYER 149 12.5 ENVIRONMENTAL FRAMEWORK 150 N. B. The compact disc (CD) accompanying this report includes a separate file providing A3 versions of the Local Area Plan and the two Precinct Plans with and without contours (for greater clarity).
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1. INTRODUCTION
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1. INTRODUCTION respective sections for both the Cato Ridge Industrial and Village precincts. While section 4 provides an overview of the The report is structured in such a way that section 1, the major development concepts expected to inform the local introduction, describes the background and context to the area plan (LAP). Outer West Corridor Study and Cato Ridge Local Area Plan. Maps defining the study area have been provided with Section 5 provides an overview of the major development accompanying text. An agreed development vision for the strategies utilised by the various specialist consultants that Outer West Corridor, the Cato Ridge LAP area and the Cato informed the LAP and its development process. Ridge village is stated. This development vision lays out the framework for the remainder of the project. The introduction Section 6 details the conceptual local area plan for both the then specifies the planning objectives that add detail to the industrial and village precincts. This section provides development vision, while acknowledging various constraints explanations as to how the conceptual LAP was compiled, and overarching plans that relate to the study area. Following along with detailed maps showing the conceptual LAP area. this the introduction describes the planning methodology and programme that has been followed since the project Sections 7 and 8 details the precinct plans for both the Cato conception and lists the various deliverables that have been Ridge industrial and village areas. submitted and signed off. This leads into a description of this report and how the content fits into the broader project. Sections 9, 10, 11 and 12 are the supporting sections to the precinct plans, namely the economic drivers, the Section 2 of the report summarises the project informants. transportation framework, the bulk and civil infrastructure This section lists the spatial, physical, social, demographic, framework and the environmental management plan. Each of economic, traffic, transportation infrastructure and civil these sections (excluding the civil infrastructure framework) is infrastructure for the Cato Ridge Industrial precinct and the further detailed in an accompanying appendices. Cato Ridge Village precinct. Section 13 describes the land use framework and finally Section 3 lays out the planning principles and approaches section 14 details the assessment of costs and benefits adopted by the specialist consultants in compiling their arising from the adoption of the proposed industrial precinct plan. Section 15 gives a list of appendices.
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1.1 BACKGROUND AND CONTEXT (Including the local area plans (LAPs) and land use management guidelines). Why this planning process? Both the National Spatial Development Perspective (NSDP) and the Provincial Spatial The national and provincial and importance of Cato Ridge Economic Development Strategy (PSEDS) outline strategies stems from its location on the N3 national route between that include the following elements: eThekwini and Msunduzi Municipalities, astride the Transnet owned and operated Natal Corridor (Natcor) railway line and identifying priority development areas, focusing on pipeline servitudes. Cato Ridge and Harrison Flats have for areas in which specific types of development should be years been suggested as a rail served inland container encouraged or discouraged; terminal (ICT), an idea that has gained popularity in light of Transnet’s port expansion plans and the anticipated pressures enabling and promoting industrial development; in the port area and the South Industrial Basin (SDB). The appropriateness of establishing an ICT at Cato Ridge is strengthening or development of major movement elaborated on further in this report (for the detailed analysis, routes or corridors (e.g. N3 Corridor); refer to Appendix B).
the preparation of Municipal Spatial Development At a metropolitan-wide scale the corridor contains several Frameworks [and IDPs] to ensure full alignment of strategic assets including the Umgeni river catchment, national, provincial and municipal spatial visions. providing much of the Municipality’s water, a large amount of agriculture (mainly sugar cane), and a number of large The eThekwini Municipality’s Integrated Development Plan communities, both formal – e.g. Mpumalanga and Fredville – (IDP) and Spatial Development Framework (SDF) both inform and traditional – KwaXimba – as well as the industrial node its plans for the four planning regions within the municipal Hammarsdale. area. The Outer Western Spatial Development Plan’s (OW SDP) recommendation of Cato Ridge as an industrial node has Importantly, Cato Ridge / Harrison Flats present an precipitated this more focussed and detailed planning process. opportunity to provide large tracts of land for industrial
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purposes, a land use for which space is in extremely short extends some five kilometres from the N3 to include zones 242, supply at a metropolitan scale in the long term. 247, 297 – 299, 309 – 315, the eastern boundary includes Locally the area presents an excellent opportunity for public
and private sector investment and the creation of employment P423 opportunities for the region’s largely unemployed population. Analysis has revealed serious skills shortages in the corridor, which will need attention if employment potential is to be
optimised in the long term. EDDIE R103 HAGEN DRIVE The conceptual LAP and the subsequent more detailed Precinct Plan are on the one hand informed by the wider metropolitan planning initiatives, i.e. the eThekwini IDP and SDF, the Outer West SDP and the Outer West Corridor N3 M13 Conceptual Framework, while they on the other hand, together with the issue-specific frameworks, provide detailed guidance for the future development of the study area.
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1.2 THE STUDY AREAS
The study area for the Outer West Corridor area is based on the existing traffic zone system of the eThekwini Municipality and is therefore delineated as follows:
In the west the study area extends beyond the municipal boundary to include the potential influences emanating from the adjacent Mkhambathini Municipality, the northern boundary
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the M46 / M13 and the M46 / M13 interchanges but African hinterland. A space of economic activity supported by excludes Kassier Road north of the M13, and Hillcrest, efficient movement patterns and appropriate bulk being subject of a separate planning initiative, the infrastructure, catering for pedestrians, cyclists, public southern boundary extends some five kilometres south of passenger transport, private motor vehicles, trucks and rail the N3 to include zones 300 – 308, 236 – 241. freight, pipeline and powerline servitudes and with working links into the seaways and airways of South Africa. Contained within the OWCS area is the study area for the Cato Ridge LAP, covering the Harrison Flats area up to the surrounding escarpment, Fredville and Inchange in the east, 1.3.2 CATO RIDGE LAP AREA extending approximately 5km to the south of the N3 and extending to the municipal boundary in the west. The LAP An industrial node providing job opportunities for the local area consists of two separate, although interlinked exercises, community and contributing significantly to the economy of i.e. the industrial precinct and the area of the Cato Ridge eThekwini Municipality. Taking advantage of sophisticated Village. Both are indicated on the map below. Two precinct transport linkages and offering quality, environmentally plans are located within the LAP area containing the Cato sensitive infrastructure to investors, and taking realistic Ridge Industrial and the Cato Ridge Village. account of the topographical realities of the landscape.
1.3 DEVELOPMENT VISION 1.3.3 CATO RIDGE VILLAGE
1.3.1 OUTER WEST CORRIDOR A service centre to the Outer West Region of eThekwini
Municipality and a gateway to the iconic Valley of a 1000 Recognising the study area as the western gateway to Hills. A green and welcoming environment providing eThekwini Municipality and the iconic Valley of a 1000 Hills, commercial, educational, recreational, residential, social and to optimise the role of the corridor as a key node along the tourism services to both local residents and visitors. N3 national route, the Natcor railway line and the Petronet pipeline servitude linking the Port of Durban and the South
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1.4 PLANNING OBJECTIVES
The N3 and R103 corridor is not only the backbone of Durban’s development of the west, but also forms part of the Port City / Gauteng Corridor which is of national importance. In terms of the Outer West Spatial Development Plan uses within this corridor could include office parks, housing, commercial and industrial, the latter being restricted to Cato Ridge and Shongweni.
The purpose of the Outer West Corridor SDF therefore is to:
Consider the overarching issues and impacts of surrounding existing developments along the N3 Assume broad brush land uses for nodes adjacent to the N3 from Shongweni to Camperdown Assess the impacts of these assumed land uses on the N3, R103, M13, MR365 and Eddie Hagan Drive Consider the realistic opportunities of industrial development in Cato Ridge Consider the opportunities for village centre revitalization in Cato Ridge Identify infrastructural interventions that are necessary to unlock development
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Identify the strategic actions necessary to unlock Guided by the OWSDP, the OWC SDF provides the strategic industrial development and town centre development in basis on which on the one hand the Shongweni LAP and on Cato Ridge the other hand the Cato Ridge LAP are created. Encourage the role of rail and public transport The Cato Ridge LAP forms part of this planning initiative and Assess the role and significance of the corridor at a is described in the following. Informed by the LAP, this macro and meso scale report contains in addition two more detailed Precinct Plans Identify natural and built constraints, issues and covering the Cato Ridge Industrial and the Cato Ridge Village. concerns Assess the economic activities, property trends and In addition this report contains issue-specific frameworks on employment economic development, transportation, infrastructure, environment, land use management as well as an Assess development opportunities with particular implementation framework. emphasis on potential nodes at existing intersections Develop strategies to meet needs and exploit opportunities Develop broad land use plans Service needs such as traffic, rail, waste water etc required to support the various development scenarios including phasing, budgets and responsibilities Develop guidelines to inform detail planning of the nodes Develop general environmental plan indicating areas and issues of environmental importance.
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1.5 PLANNING METHODOLOGY AND PROGRAMME informal versus formal economic development, analysis of each specific economic development aspect etc. The following provides an outline of the envisaged planning Transportation including analysing public and private methodology and process. transportation systems and networks and their relationship to economic and community development, existing and PROJECT INITIATION, i.e. establishing a detailed agreement potential future road and rail transportation networks etc, on contents and process of the project, compiling the relevant inception report, establishing communication channels and Infrastructure development including analysing water supply, establishing an appropriate project steering committee. sanitation, electricity, storm water and telecommunication networks, their present state and capacity and potential STATUS QUO ANALYSIS, i.e. establishing a thorough future requirements, understanding of conditions which are likely to influence the future development of the Outer West Corridor Study area, Environmental conditions, requirements and potential future including both the wider context as well as the local detail actions, potential development opportunities and their including: potential integration with future urban development,
Institutional development influences, capacities and Physical / spatial development status and conditions, local capabilities and potential future requirements, and contextual, and their potential influences on future
development, Urban design and architectural development issues,
including the present state and character of development, Land-legal development aspects, i.e. land ownership, uses, development volumes, views, vistas, public spaces, existing implications and potential processes, unique developments, areas and themes.
Economic development influences such as the role of the study area within the municipality and wider context, the ANALYSIS OF EXISTING PLANNING INITIATIVES, i.e. wider context of economic development in terms of physical understanding the development intentions contained in / spatial as well as expression of community development, existing wider metropolitan planning guidelines as well as existing local development initiatives;
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ANALYSIS OF NATIONAL AND INTERNATIONAL PRECEDENT THE SPATIAL DEVELOPMENT FRAMEWORK, i.e. compiling a i.e. understanding experiences in comparable situations both comprehensive development guide for the study area which is in South Africa and in the world; both strategic and detailed to inform subsequent planning and development initiatives. While being based on the previous SUMMARY OF ISSUES AND INFLUENCES, i.e. summarising components of the planning process, the SDF is presented the major issues which had and will have significant influence and structured in terms of a hierarchy of roads and corridors, on the future development of the OWCS area, as well as a hierarchy of activity and support nodes, a natural identification of implications and potential responses; structuring system including the range of rivers, tributaries, hills and mountains, wetlands and other significant DEVELOPMENT VISION, i.e. establishing an overall vision for environmental resources, as well as the range of dominant the future study area development on the basis of the land uses identified and to be established. As discussed understanding of issues and opportunities gained in the status elsewhere, while the SDF will be based on physical / spatial quo analysis and precedent investigation; realities and implications, it will at the same time reflect economic, social, institutional etc development realities and DEVELOPMENT CONCEPTS AND STRATEGIES, i.e. requirements. identifying concepts for the individual development issues including both physical / spatial, the various components of THE CONCEPTUAL LOCAL AREA PLAN, being informed by economic development, appropriate institutional development, the SDF, the LAP provides more detailed guidance and transportation and infrastructure development, approaches to development processes for its more limited study area. more appropriate environmental development both in terms of natural and built environment, urban design concepts relevant CATO RIDGE INDUSTRIAL PRECINCT PLAN and CATO RIDGE to study area context, as well as establishing strategies for VILLAGE PRECINCT PLAN, covering the two specific turning the conceptual intentions into development realities; components of the LAP area, providing even more detailed development guidance. This is suggested to provide the most detailed planning input which would only be followed by detailed project plans and specific landscaping / urban design plans.
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1.6 THIS REPORT ETHEKWINI MUNICIPALITY LONG TERM DEVELOPMENT FRAMEWORK
This is the third report in a series of documents covering the
forward planning of the OWCS area and the Cato Ridge
Precinct. Following the establishment of a status quo ETHEKWINI MUNICIPALITY INTEGRATED DEVELOPMENT PLAN analysis, vision, concepts etc, this report addresses specifically the establishment of a conceptual LAP and two Precinct Plans. ETHEKWINI MUNICIPALITY SPATIAL DEVELOPMENT FRAMEWORK
The diagram opposite indicates the location of the LAP and Precinct Plans within the hierarchy of plans, i.e. the SDF is guided by the higher level wider plans, in particular the Outer OUTER WEST SPATIAL DEVELOPMENT PLAN West Spatial Development Plan, while this SDF provides guidance for the LAP and Precinct Plans.
OUTER WEST CORRIDOR CONCEPTUAL SDF Following an Introduction establishing project background and objectives, the SDF report provides a Summary of informants identified in the previous reports. This is followed by an outline of Underlying planning principles and approaches, the CATO RIDGE LOCAL AREA PLAN Development vision and a series issue-specific Development
Concepts and Strategies. This is followed by identifying and
describing the Components of the LAP and a Description of CATO RIDGE PRECINCT PLANS the Precinct Plans in terms of its proposed development contents and phasing. A series of issue-specific frameworks address aspects such as economics, transportation, infrastructure, land use management and development CATO RIDGE LAND USE AND OTHER FRAMEWORKS
implementation.
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.
2. SUMMARY OF INFORMANTS
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2. SUMMARY OF INFORMANTS
The Outer West Corridor Conceptual Spatial Framework (CSF) represents the next higher planning initiative in the hierarchy of plans informing the LAP and Precinct Plans inter alia of location, extent and type of land uses, a hierarchy of movement corridors, open space systems etc.
The CSF suggests the location of major general industrial areas in the Harrison Flats area extending ultimately to areas south of the N3. It also identifies the need to upgrade the Village suggesting that growth will largely be determined by the economic growth of Cato Ridge.
The CSF suggests the maintenance of the existing agricultural usage, emphasis on upgrading the surrounding rural development and integrating major open space corridors.
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2.1 CATO RIDGE / HARRISON FLATS SCALE Social / Demographic The Cato Ridge / Harrison Flats areas are strongly Spatial / Physical perceived as having the potential to alleviate high The further development of the Cato Ridge Industrial Precinct unemployment in the general area. is likely to be influenced by the following issues: The currently small population at Cato Ridge village would be expected to grow in the future in line with Limited areas of flat topography any industrial development that occurs in the immediate area. Close proximity to the N3 and Natcor railway line Necessity and potential for improved N3 access Economic Necessity and potential for improved rail linkages and The primary business constraints in the area include: utilisation Inadequate public transport; Provision of appropriate support services Insufficient use of the rail mode; Electricity provision Potential establishment of regional landfill site Inconvenient road linkages Potential establishment of major electricity substation / Waste water treatment constraints switching station Historical & existing levels of pollution Requirements for maintaining / replacing grasslands Lack of skills amongst members of the local Creation of employment opportunities for surrounding communities communities Multitude of adjacent range of residential developments Several development options proposed for the Cato Ridge / Eddie Hagan Drive to serve both the industrial, the Harrison Flats area need to be taken into account: residential and the tourism development Significant environmental resources surrounding the Regional landfill site; industrial precinct Eskom switching station and substation; Potential rezoning of agricultural land Regional airport; Existing industrial zoning Inland intermodal container terminal (see over leaf);
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Inland intermodal container terminal (continued…) extension of the dedicated truck route to Cato Ridge and the development of a new rail line to Cato Ridge. Proposed Port of Durban expansion plans will result in
accelerating freight volumes through eThekwini Municipality. Therefore in line with the eThekwini Municipality integrated Operations at the new port are expected to commence in logistic strategy land has been reserved for the long term 2019 and this will also result in an increase in logistics, development of an inland intermodal hub and supporting shipping, storage and warehousing activities throughout the logistics land (that fall outside the time frames of the Cato municipality. It is of national importance that inefficiencies Ridge Local Area Plan.) The land reserved for the inland and escalating costs in the national logistics chain be intermodal hub should be viewed as nationally strategic and addressed and modern supporting infrastructure is provided vital for government to achieve the twin goals of sustainable throughout the municipality for the expanded Port of Durban. economic growth and job creation. It should be noted that the The port expansions will initially place the South Durban possibility of locating this inland intermodal hub at other Basin under significant pressure. The pressure will initially be locations within eThekwini Municipality along the east-west due to current nature of port operations and inefficiencies corridor does not exist due to topographical constraints. that compel logistics companies to locate as close to the port
as possible. However this will change as infrastructure is The feasibility of an inland intermodal hub in Cato Ridge was developed and land around the port becomes more expensive. tested during the course of this study and a report was
submitted as an appendix to the Cato Ridge Local Area Plan The eThekwini Municipality integrated logistics strategy Report. This investigation found that an inland inter-modal acknowledges the national importance of improving logistics hub is only feasible provided: all major logistic companies infrastructure between the Port of Durban and the economic relocate to Cato Ridge; construction of an east – west hinterland. The strategy tackles the challenge chronologically dedicated truck route; construction of a new efficiently focusing on short, medium and long term solutions. The short operated rail line; the inland inter-modal terminal and rail term logistics developments and infrastructure will be service be operated by a single business entity; containers prioritised in the South Durban Basin. The medium term being railed from Cato Ridge be given extended stack dates; focuses on the development of a dedicated freight route and and the establishment of export and import industry around logistics infrastructure between the Port of Durban and the inland intermodal terminal. Westmead / Pinetown area. Finally the long term looks at the
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Transportation Eskom have extensive plans to increase power supply to the area. In light of the location of the existing interchanges there is a need for an additional interchange to provide access to 2.2 CATO RIDGE VILLAGE SCALE the Cato Ridge Industrial node. The presence of the non-electrified railway line north of In summary the further development of the Cato Ridge Village the N3 implies that a bridge is required to link the Cato is expected to be influenced by the following issues: Ridge Industrial node and the N3, with the R103. There would be a need for an additional north-south road Potential demand for additional residential development; linkage to connect Cato Ridge and Mpumalanga as the Potential for accommodating additional and a greater existing link is unnecessarily long and indirect. variety of residential development; The existing local road network is limited and consists of Eliminating truck traffic and light industrial development mainly priority intersections. The advent of new intrusion; developments in the area would lead to the need for Applying urban design principles to any future widening of the roads and upgrades to intersections. development of the village and establishing a more legible Depending on the nature of the Cato Ridge Industrial node village structure, and the subsequent role of rail, there may be a need to Creating appropriate entrance features and landscaping; electrify the railway line north of the N3. Creating a green barrier towards the N3, railway and industrial development; Infrastructure Establishing a civic centre;
Creating opportunities for an appropriate commercial / Storm water systems / networks will need to be business centre, although it is acknowledged that demand implemented; for this will be negatively affected by the shopping centre New/additional sewage treatment plants and reticulation development at the Mpumalanga town centre; network will need to be implemented. The identification Providing additional recreational amenities; of locations are very important because of impacts on Considering the future of the isolated remnant of development and the environment; residential development north of the N3 and railway Water reticulation pipelines may require alignment. upgrading/upsizing;
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EXISTING ZONING
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EDDIE HAGEN DRIVE
HARRISON FLATS
R103
CATO RIDGE R103 STATION FUTURE R103 ROAD N3 FUTURE CATO RIDGE INTERCHANGE VILLAGE RAIL
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SANITATION CONSTRAINTS
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MAJOR ENVIRONMENTAL CONSTRAINTS
Legend:
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3. PLANNING PRINCIPLES & APPROACHES
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3. PLANNING PRINCIPLES & APPROACHES CLUSTERING DEVELOPMENT, i.e. discouraging development sprawl, encouraging the clustering of compatible development and creating a hierarchy of nodal clusters, 3.1 UNDERLYING PLANNING PRINCIPLES HIERARCHY OF ACCESS ROUTES, i.e. utilising various levels of ESTABLISHING A DEVELOPMENT STRUCTURE, i.e. identifying accessibility as guidance for the location of development basic structuring elements which provide development guidance, components, certainty, growth opportunities and flexibility, typical examples of structuring elements would include topographic elements, INTEGRATING THE NATURAL ENVIRONMENT, i.e. positively rivers and streams, major land uses, amenities and facilities, integrating natural elements in the creation of human and road and accessibility hierarchy, areas of natural vegetation and sustainable development, environmental issues, APPLYING URBAN DESIGN PRINCIPLES, i.e. basing planning and FACILITATING INTEGRATION, i.e. ensuring appropriate vertical development on design intentions such as permeability, legibility, and horizontal linkage of policies, intentions and development appropriateness, uniqueness, adaptability and flexibility, realities, integrating plans at various levels and for various detail subjects, integrating development components and integrating SPATIAL PLANNING as a reflection of both physical realities as well as economic, social, environmental and institutional issues compatible and complementary land uses, identified in sector specific investigations, as well as their
integration with each other, CREATING GENERATIVE SYSTEMS, i.e. encouraging the establishment of development which generates additional PROVIDING REALISTIC DEVELOPMENT GUIDANCE, i.e. activities, variety and growth, ensuring that planning and design is based on physical, economic, social, institutional etc realities, PROMOTING INCREMENTALISM, i.e. acknowledging development as a continuous process and facilitating an ongoing INTEGRAL MUNICIPAL STRUCTURE AND STAKEHOLDER development process, INVOLVEMENT i.e. ensuring that planning represents a co- operation between communities, relevant departments, DRAINAGE DIRECTION, i.e. acknowledging the environmental municipal structures, investors, developers etc and the planners. sensitivity to the North of drainage line,
3. PLANNING PRINCIPLES & APPROACHES 20 GRAHAM MULLER ASSOCIATES CONSORTIUM
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3.2 ECONOMIC AND DEMOGRAPHIC PRINCIPLES determine both the supply and demand aspects of the transportation system, where possible. The key principles underlying the approach to economic research is that resources are finite, development consumes The measurement or determination of the supply and demand resources and that planners accordingly have to deal with aspects was undertaken using the following approach: trade-offs between competing demands on finite resources. Inspection of aerial photography The aim is to inform the decisions around these inevitable On-site observations trade-offs. We aim to highlight the costs and benefits accruing from key decisions, taking account of the anticipated Surveys demand based on various development scenarios. These Desktop research of previous studies include not only the financial costs and benefits evident in the market place but also the non-financial costs and benefits Discussion with locals such as externalities arising in the social, environmental and External economic and development pressures government spheres.
The overriding aim of our work is to guide decision makers toward optimal decision making, taking a balanced account of 3.4 INFRASTRUCTURE APPROACH all costs and benefits, internal as well as external, relevant to the matter under consideration. The following infrastructure items are covered in this report:
Storm water reticulation and flood lines 3.3 TRAFFIC AND TRANSPORTATION APPROACH Sewer reticulation and sewage treatment plants
The basic principle of supply and demand was applied for the Water reticulation and reservoirs transportation assessment. The approach was to measure or Landfill sites
3. PLANNING PRINCIPLES & APPROACHES 21 GRAHAM MULLER ASSOCIATES CONSORTIUM
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Electrical, high voltage (HV) and low voltage (LV) strategic assessment at a high level to determine the broad constraints and what interventions would be required in order
to address them. Plans of the above infrastructure were obtained from the
various service providers. Once obtained, this information At the LAP level the environmental components will ensure was consolidated onto layout sheets and discussions held that the following aspects are fully integrated into the plan: with the various technical departments to interrogate the Environmentally sensitive areas (i.e. D’MOSS). River data. catchment areas, Stressed river catchments, Biodiversity
overlays and identify biodiversity hotspots.
3.5 ENVIRONMENTAL PRINCIPLES AND APPROACHES
The basic principle of Environmental Management Framework was applied to this study. A Strategic Environmental Assessment or SEA is a process that is used to assist decision making and therefore decision makers should include a SEA when planning for development. According to the Municipal Systems Act (No. 32 of 2000)
The Environmental Management Framework procedure, which is similar in nature to a SEA is provided for in the draft Environmental Impact Assessment regulations (2004), written in terms of the National Environmental Management Act (Act 107 of 1998). This will compel various local, provincial and national government bodies to undertake strategic assessments when planning within an geographical area. The importance of this study is that it provides an overarching
3. PLANNING PRINCIPLES & APPROACHES 22 GRAHAM MULLER ASSOCIATES CONSORTIUM
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4. DEVELOPMENT CONCEPTS
4. DEVELOPMENT CONCEPTS 23 GRAHAM MULLER ASSOCIATES CONSORTIUM
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4. DEVELOPMENT CONCEPTS Integrating the study area’s development into the metropolitan hierarchy of development nodes, road The following section provides an overview of the major hierarchies, wider environmental concerns etc development concepts expected to inform the LAP.
4.1 PLANNING AND LAND USE 4.2 ECONOMIC DEVELOPMENT
Utilising local development opportunities such as unusually The following economic development principles underpin the flat topography, high visibility and close proximity to major approach to local area planning from a sustainable economic transport routes, while retaining the unique rural and perspective: picturesque character of the area, Integration Integrating industrial development into the rural character Inclusiveness of the study area and its surroundings and the substantial development opportunities for further tourism activities, Skills development and capacity building
Comparative and competitive advantage Taking account of the study area forming the western gateway of the eThekwini Municipality, Local emphasis and leakage reduction
Locational advantage Utilising local opportunities for providing employment and other development for the surrounding communities, Linkages
Public private partnerships Accepting that the growth of the Cato Ridge Village will largely depend on the development of the economic Business orientation, and opportunities of the industrial precinct. Economic pricing at the local level. Maintaining of the significant environmental resources,
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4.3 TRANSPORTATION AND MOVEMENT 4.5 ENVIRONMENT
The EMME/3 modelling carried out as part of the OWCS The study area contains several key areas that generate provided the maximum development that could be ecosystem goods and services. The provision of goods accommodated by the road network within the area. This and services is largely dependent on the size and condition was then split between OWC and Cato Ridge. of environmental assets, where large and pristine assets The Proposed area referred to in this document is the provide a greater range and level of goods and services maximum development that can be supported by the road than small and degraded areas. network, with realistic upgrades. It is therefore imperative that the remaining large 4.4 INFRASTRUCTURE environmental assets within the study area, such as the thicket valleys of the Mngcweni River, are not only Install the most cost effective infrastructure protected from inappropriate development, but that their condition is maintained and improved where possible. Maximum use of areas that can be served with gravity water borne sewer reticulation The natural environment is probably the most important component contributing to the uniqueness of the study Maximise use of the existing infrastructure (Roads, water, area. Every effort should be made to maintain this sewer ) character.
Maximise the number of developed properties that are able For biodiversity details please refer to section 12, below. to connect to water borne sewer (Increase revenue and save the environment)
Develop outside the Umgeni River catchment (Sewer and stormwater impact on the city’s main water supply)
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5. DEVELOPMENT STRATEGIES
5. DEVELOPMENT STRATEGIES 26 GRAHAM MULLER ASSOCIATES CONSORTIUM
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5. DEVELOPMENT STRATEGIES 5.2 ECONOMIC DEVELOPMENT
The following provides an overview of the major development Adopting a sub-regional (outer west corridor) emphasis in strategies informing the LAP and its development process. addition to paying attention to a municipal-wide context, recognising that the corridor has latent economic potential in its own right and that local economic development 5.1 PLANNING AND LAND USE should be encouraged.
Providing improved access to and within the study area Always implementing informed and defendable spatial and making adequate services available to the future strategies emphasising that the investment and promotion development of the study area. of the Cato Ridge industrial node should be based on rigorous research and logical planning. Promoting the more efficient economic development of the study area without negative impact on the natural Encouraging market led development recognising that constraints of the wider area and without detriment to the ultimately the market will decide precisely what activities tourism development opportunities in the surrounding will locate in the local area plan study area. areas. Provision of bulk infrastructure and broad land use zonings Promoting development which contributes to the economic recognising that these are integral for optimal and and social upliftment of the surrounding communities. sustainable long term development to occur in the area.
Protecting the Cato Ridge Village from inappropriate Creating linkages and optimising accessibility with the development intrusions and developing the village into a understanding that accessibility is fundamental to the functional and attractive residential suburb. movement of goods and services, particularly in an industrial area such as Cato Ridge. Aligning the growth of the village with the growth of the economic development of the wider study area. Aggressively implementing skills development through education and training recognising that a lack of skills is a
5. DEVELOPMENT STRATEGIES 27 GRAHAM MULLER ASSOCIATES CONSORTIUM
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dire constraint in the corridor and that for successful Provision of efficient rail commuter system between poverty alleviation to occur in the medium to long term, Hammarsdale and Cato Ridge. Most of workforce in Cato that the local population will require improved access to Ridge will be coming from Hammarsdale area. Encourage educational and training facilities. passengers to use rail especially those living near stations who commute on a daily basis to Cato Ridge Considering partnerships in infrastructure provision with the understanding that infrastructure provision is costly Current design and assessment of constructing a and that mutually beneficial partnerships with the private dedicated road freight route would alleviate much of the sector as well as other government departments and/or heavy goods vehicles movement on the N3, this will only spheres should be carefully considered. happen if it joins the N3 to the west of Cato Ridge
Encourage people to walk or cycle to work if they live in 5.3 TRANSPORTATION AND MOVEMENT the Fredville area.
Encourage mini bus taxi operators running between Improving road access to KwaXimba Hammarsdale and Cato Ridge to purchase larger vehicles to reduce the number of mini bus taxies running between the two, also see if encourage other operators to change 5.4 INFRASTRUCTURE to larger capacity vehicles Consolidate the Waste Water Treatment Works to a Construct an inland freight hub to encourage the use of regional works at Hammarsdale as per the eThekwini rail for transporting goods from Durban Port to Gauteng Municipalities corporate strategy and the rest of southern Africa thus reducing heavy goods vehicles passing through the study area. Transnet did Reduce the need for pumping of sewage to a minimum indicate that they would be looking at this in the future but at present it is not seen as a viable options and could Consolidate development in order to optimise the amount only be implemented during Phase 2 or later. of infrastructure required
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Restrict the amount of development that is to occur within Creating a level of balance between agriculture and the Umgeni River catchment development in order to preserve the unique lifestyle opportunities of the area.
5.5 ENVIRONMENT The area represents one of the more productive agricultural zones within eThekwini, the agricultural usage Integration of natural open space areas into the should therefore be protected, land where appropriate development framework as assets that add value to diversified and intensified. development such as visual amenity, recreational activities, tourism usage, noise and heat buffers, spiritual Improving the water quality of local rivers and dams to purposes etc increase their recreational and aesthetic value.
Establishing leverage for the management of large open For biodiversity details please refer to section 12, below. space areas between Harrison Flats and the Umgeni River, as well as Hammarsdale and the Umlazi River, reducing risk to regionally important river catchments and rural communities downstream.
Creating opportunities for rehabilitation programmes such as working for water, donga and forest restoration etc.
Protecting and managing the harvesting of natural resources in the study area.
Ensuring that key natural asset areas are adequately interlinked by corridors of green space to secure a high level of robustness.
5. DEVELOPMENT STRATEGIES 29 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6. CONCEPTUAL LOCAL AREA PLAN
6. CONCEPTUAL LOCAL AREA PLAN 30 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6. CONCEPTUAL LOCAL AREA PLAN The environmentally sensitive nature of the area necessitated various assumptions in terms of the ultimate developability of The following provides an overview of the proposed land, hence three floor area ratios (FAR’s) were assumed for conceptual Local Area Plan for proposed industrial the land parcels, depending on their environmental value / development. The conceptual LAP applies the development sensitivity: concepts and strategies outlined earlier to the physical, developmental, servicing, environmental etc realities of the 0.5 for the least environmentally sensitive areas study area. In addition the LAP is guided by the Outer West (environmentally transformed) Corridor conceptual Spatial Development Framework and provides guidance to the following more detailed Precinct 0.35 for relatively environmentally sensitive areas Plans for the industrial land residential precincts. (environmentally degraded)
The 2009 Outer West SDP and the subsequent Outer West 0.25 for the most environmentally sensitive areas Corridor conceptual SDF identified the Cato Ridge area as an (environmentally good) investment opportunity node (industrial). Research has confirmed that the economic, social and spatial conditions in Other locational, spatial, environmental etc considerations the eThekwini and Msunduzi Municipalities strongly included: complement the establishment of an industrial node in this area. Topographic conditions,
In light of the strategic importance of the N3 and its The drainage direction for potential effluent, functionality, the specific size of the footprint set aside for The extent to which the land abuts non industrial uses, industrial purposes (viz. the amount of land) was determined by road capacity (detailed in previous phases by in EMME III The intention to maintain the unique character of the traffic modelling report). The modelling has specified that a area, total of 1,174,250 sq.m of gross leasable area (GLA) could Creating a more efficient development be released by 2030, subject to certain road improvements and upgrades.
6. CONCEPTUAL LOCAL AREA PLAN 31 GRAHAM MULLER ASSOCIATES CONSORTIUM
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PHASING
Year Land Use CR LAP OWC Total Ha GLA Ha GLA Ha GLA 2020 Residential 89 1189 994 18,630 1083 19,819
Industrial 236 710,955 97 304,695 333 1,015,650
Commercial/Mixed Use 41 23,827 517 316,553 558 340,380
2030 Residential 89 1387 994 18,432 1083 19,819
Industrial 385 1,174,250 445 1,357,250 830 2,531,500
Commercial/Mixed Use 67 139,233 846 417,698 913 556,931
6. CONCEPTUAL LOCAL AREA PLAN 32 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6.1 SPECIFIC INFORMANTS CONCERNING THE 6.1.2 EXTENT OF INDUSTRIAL FOOTPRINT INDUSTRIAL FOOTPRINT The following factors, inter alia, influenced the extent and 6.1.1 SIZE OF INDUSTRIAL DEVELOPMENT shape of the industrial area:
The traffic modelling permits a maximum gross leasable area The location of land with existing industrial land use of 1.17 million sq.m over 20 years. This comprises 72 gross rights, recognising that de-proclamation of industrial ha at 0.5 site coverage ratio, 232 gross ha at 0.35 site land is extremely expensive, is fraught with legal coverage ratio and 311 gross ha at 0.25 site coverage ratio difficulties and should be cautiously considered; (detailed in the table below), totalling 615 ha. The total ha is greater in the table below due to the change in FAR values The gross size of the footprint as permitted by traffic used in the calculation of the GLA. There is a minor increase modelling is 615 ha (explained to the left); in the total GLA due to the land parcels being developed. It would be impractical to cut a land parcel in half to ensure that The pumping of sewage and industrial effluent is not the exact GLA figure from the EMME/3 model is reached. It favoued, in principle. Accordingly, gravity sewage is felt that this slight increase in GLA should not be an issue. systems have been favoured and a concerted attempt has been made to minimise the number of pumps TOTAL required to enable development; Gross ha at 0.5 site coverage ratio 72 Gross ha at 0.35 site coverage ratio 261 The extremely sensitive nature of the uMgeni Gross ha at 0.25 site coverage ratio 311 catchment to the north of the planning area warrants Total gross ha 644 the minimising of development that would result in Total gross leasable area (GLA) in sq. metres 1,251,110 storm water or sewage / effluent spillages draining *Note that 44.4 hectares of undevelopable land has been excluded due northwards (spillages could be caused by a leak in a to Eskom powerline servitudes & the new sub/switching station which pipe or a faulty pump station); generate negligible trips
There are large tracts of environmentally valuable land in the planning area, much of which falls in the MOSS
6. CONCEPTUAL LOCAL AREA PLAN 33 GRAHAM MULLER ASSOCIATES CONSORTIUM
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system. Land that is environmentally valuable and that o Whether effluent from the land will drain to the north lies to the north of the natural drainage line has not or south (i.e. into the Umgeni catchment or not) generally been favoured for industrial development; o Whether effluent would require pumping into the southern catchments Land that is currently accessible to the road network o Their location near to existing zoned land (i.e. requires no new roads) lends itself to development as industry in the short term. o Their ability to be serviced by existing road infrastructure
o Their level of environmental sensitivity 6.2 DESCRIPTION OF THE MINIMAL ROAD INFRASTRUCTURE LAP COMPONENTS Develop the road reserve of Eddie Hagan in terms of landscaping, lighting etc to fulfil its function as both 6.2.1 INDUSTRIAL PRECINCT industrial and tourism access, The industrial precinct comprises parcels of land on each side The access road to the rural settlements north-west of of Eddie Hagen Road and the R103, extending as far as the the industrial precinct is suggested to be simplified as abattoir, and zoned industrial land to the north west of the indicated to intersect with Eddie Hagan and an access village, across the railway line: road to the east.
Approximately 418 hectares (786,595 sq.m of GLA) of new At this point and at the intersection of Eddie Hagan and industrial land over and above existing developed properties the rural part of P423 it is suggested that the (and including those zoned but as yet un-developed) establishment of traffic circles may be appropriate. It includes considerable amounts of land that have existing industrial land use rights Allow for the establishment of a small local commercial and support facility node at the intersection of Eddie Land parcels in addition to those with existing rights were Hagan and the rural part of P423, selected based on a number of factors:
6. CONCEPTUAL LOCAL AREA PLAN 34 GRAHAM MULLER ASSOCIATES CONSORTIUM
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The most northerly edge of the Cato Ridge plateau Water provides one of the most outstanding viewing areas in the municipality. While the existing development should Construct an additional storage reservoir in the be maintained, limited additional development proposed industrial area addressing the tourism development of the areas should be allowed. The appropriateness of such development, Install reticulation system to the industrial area and its run-off, would however have to be strictly controlled. StormwaterSolid Waste The remainder of the minimal road infrastructure phase area is expected to remain undeveloped in terms of Solid waste will be collected via waste removal trucks environmental requirements. and carted to the nearest solid waste site
All areas presently in agricultural usage are suggested to remain as such. Electricity
Eskom will be constructing a main feeder substation in Sewerage the proposed industrial area along with scattered strategically placed mini subs. Construct a water borne connection between the main Cato Ridge sewage ponds to the Hammarsdale WWTW Transportation Construct a water borne connection off the above pipeline that links to the proposed industrial area Upgrades to intersections with capacity issues
Upgrading of R103 to two lanes in both directions
Access roads to allow development
6. CONCEPTUAL LOCAL AREA PLAN 35 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6.2.2 CATO RIDGE VILLAGE The existing commercial development between the As indicated previously, the village is expected to support the R103 and the railway is expected to be maintained, the further development of the study area in providing residential, adjacent original residential development appears to be social and civic facilities and amenities, commercial in a process of transition to more business related development. The progress of development is therefore development. This may be more compatible with the expected to be guided by that of the wider study area: surrounding areas. At the same time it should be considered if the “Dunbar” intersection can be made Maintaining the existing residential development, safer by introducing appropriate signalling.
Relocating the existing truck stop to an area west of the P385,
Developing a simple and more legible internal street hierarchy,
Accepting limited amounts of residential infill in presently undeveloped areas in the eastern and central parts of the village as the demand arises, Concentrating potential additional support facility and commercial development abutting onto the N3 and P385,
Considering the potential of establishing a taxi rank and market area within the village,
The existing residential development north of the railway line is expected to be maintained,
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CONCEPTUAL
LOCAL
AREA
PLAN
(LAP)
6. CONCEPTUAL LOCAL AREA PLAN 37 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6.3 DESCRIPTION OF MAJOR ROAD INFRASTRUCTURE extended into the major road infrastructure phase PHASE COMPONENTS area)
6.3.1 INDUSTRIAL PRECINCT Transportation Widening of the N3 to four lanes per direction The industrial precinct comprises land to the south of Eddie Widening of the MR385/R103 to two lanes per direction Hagan Road and the R103 extending to the N3: between Doornrug Road and Eddie Hagan Drive Widening of the MR385/R103 at the Hammarsdale Interchange Construction of link roads in the vicinity of Eddie Hagan Drive to Approximately 449 additional hectares (842,340 sq.m of provide access to the industrial developments GLA) over-and-above minimal road infrastructure phase. New interchange on N3 This totals 644 hectares of industrial land and 1,250,342 Link roads between new interchange and R103. sq.m of GLA that can be released by 2030. Approximately 44.4 hectares of land has been excluded Sewerage because it is being set aside for major electrical Extend the reticulations in the industrial and village areas infrastructure, namely a new switching station and various power lines and their servitudes. Water The selection of major road infrastructure phase land Extend and upgrade the reticulation systems to the parcels was affected by several important factors: industrial area and village o Their ability to be serviced by existing road infrastructure Storm Water o Their proximity to minimal road infrastructure phase Extend the storm water network where required areas o The extent to which efficiency with respect to bulk Solid Waste servicing can be achieved (i.e. whether As per previous period infrastructure required for minimal road infrastructure phase can be easily connected or Electricity Extend the feeder network where required
6. CONCEPTUAL LOCAL AREA PLAN 38 GRAHAM MULLER ASSOCIATES CONSORTIUM
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6.3.2 CATO RIDGE VILLAGE education facility and recreational amenities along the P385 abutting the village to the south. As indicated the further development of the village is expected to relate closely to that of the economic There have been plans to establish a residential estate development of the surrounding region. south of the village and west of the existing golf course. While such development is in principle supported, it is At this time it may be appropriate to provide a wider range suggested that it will only take place once the village is of residential development, including in the first hand upgraded and made more efficient and once more medium to higher density infill development surrounding economic development has taken place in the region. the commercial / business development. While the eastward expansion of the village is limited by The area west of the P385 could accommodate additional the railway line and the potential for industrial etc commercial / office / business development as well as a development to the east, westward extension is suggested component of medium to higher density residential to be limited by topographic conditions and the need for development south of the existing library. The area is sewage pumping, local environmental aspects as well as bounded by two provincial roads, access is therefore the eThekwini Municipality boundary. suggested to occur internally together with the creation of a significant designed and managed open space, forming N.B. the beginning of a south-eastward running valley. At the time of undertaking this study the route of the freight corridor connecting to the Port of Durban which is now A substantial green buffer should be established along the expected to link to the N3 national route in the vicinity of the N3 and potential additional development to the east. Cato Ridge Village was not known. The location of this road and its potential implications for the village were therefore
not considered in the formulation of this LAP or Precinct Plan. Potential additional social and civic facility infill As the impact of the new road on the village will be significant development, including the establishment of a secondary and is not addressed in this plan a review will be necessary to take account of this development.
6. CONCEPTUAL LOCAL AREA PLAN 39 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 40 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7. CATO RIDGE INDUSTRIAL PRECINCT PLAN MOVEMENT LAND USE 7.1 GENERAL INTRODUCTION
Emanating from the Local Area Plan, the Precinct Plan represents the next more detailed plan in the hierarchy of plans. With the exception of detail explorations established in this context, it represents the most detailed planning initiative compiled by the municipality.
The purpose of the Precinct Plan therefore consists in providing more detailed development guidance in terms of movement elements, potential land uses, public space development and urban form. PUBLIC SPACE URBAN FORM
In this endeavour the Precinct Plan is supported by issue- specific frameworks including economic, traffic and transportation, environmental frameworks, an infrastructure plan and a land use framework.
The Cato Ridge Industrial Precinct Plan is structured as follows: Movement Guidelines Land Use Guidelines Public Space Guidelines Urban Form Guidelines
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 41 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7.2 OVERALL DESCRIPTION Substantial parts of the area fall into the Umgeni catchment area which consists of the major water source The following provides a description of the Cato Ridge of the municipality, Industrial Precinct Plan in terms of intended function, suggested limitations, proposed development structure and Significant areas are considered environmentally sensitive individual development components. and should therefore receive no or only limited, strictly managed development, FUNCTION AND LIMITATION Areas covered by existing zoning considered inappropriate
in the particular location, While some industrial development has taken place in the Cato Ridge area, it is widely agreed that the area Exceedingly steep and fragmented topography on the could accommodate significantly more and more periphery of the Harrison Flats area, efficient development, that it should become one of the major industrial development areas of the Limited extent of existing services, including both municipality, and that this Precinct Plan should electricity supply, appropriate sanitation, access roads etc, facilitate such development and guide its management. The municipality-wide desire to retain appropriate areas for The Precinct Plan therefore identifies what type of agricultural activities, development should be allowed to take place in which location and which preconditions should be imposed for such The demand for a future regional landfill site in the development. Harrison Flats area,
While topographic conditions, accessibility and visibility are The potential for a future inter-modal transport hub generally excellent for the envisaged development, a series of adjacent to the Cato Ridge Village. development limitations have been identified:
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DEVELOPMENT STRUCTURE DEVELOPMENT COMPONENTS
The reason for structuring development lies in creating a level Industrial Development, while the Precinct Plan accommodates all of legibility for both residents and visitors, locating major existing industrial development, because of environmental amenities/facilities along the primary routes and creating a sensitivities, service difficulties and the envisaged future landfill level of development predictability. site, not all existing areas zoned industry have been accommodated.
The structure of the industrial precinct is substantially Commercial / Business Development, besides accommodating the established by the existing hierarchy of access roads and existing three petrol filling stations, the Precinct Plan provides for a local topographic conditions. corner shop / local amenity development along Eddie Hagan Drive adjacent to the existing abattoir, at the intersection of Eddie Hagan Structuring elements therefore consist primarily of the and the R103 and south of the R103 at Inchanga. location and function of the N3 and the Gauteng Main Rail Line (the existing local railway line is suggested to be only of Tourism Development, located at the northern edge of the Harrison minor significance), the provincial R103 and P423. Flats plateau, the area provides one of the best views into the Valley of Thousand Hills. The Precinct Plan therefore suggests the The proposed future establishment of an additional N3 location of appropriately designed and managed tourism interchange will significantly influence the future development accommodation and facilities in this location. The development is proposed to be separated from the industrial development by public by on the hand facilitate access to the Cato Ridge industrial open space area conserving the present grassland while adding development, while it on the other hand opens up areas north appropriate natural elements. and south of the N3 for appropriate development. Utility Development, while accommodating the existing Prevailing topographic conditions, including unusually flat development the Precinct Plan identifies the location of a planned topography in the Harrison Flats area, rolling countryside to major electricity substation along the R103. the south and severely steep and fragmented topography to Residential Development, the only residential development the north, north-east and north-west represent also a major accommodated in the area consists of previously planned and development influencing factor. zoned residential development south of Inchanga.
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Rural Residential, all existing rural residential development areas are 7.3 MOVEMENT GUIDELINES accommodated. The Movement Guidelines identify a functional hierarchy of Recreation, the existing Cato Ridge Golf Course has been streets and roads which inter alia contribute to guiding the accommodated. location of the various development components.
Agriculture, with the exception of areas indicated along the P385 They encourage on the one hand the location of major abutting the Village directly in the south, all other present developments, activities and amenities along major access agricultural areas are envisaged to be maintained and will be zoned “agriculture 1”. roads, providing easy access and a high level of visibility as well as a high level of legibility. Environmentally Sensitive Areas, areas identified are substantially excluded from development (except for agricultural usage), in areas On the other hand developments which may not require such where development is allowed, severe development restrictions are level of centrality, e.g. lower density residential, smaller scale envisaged. and natural recreation amenities etc are suggested to be accessed by lower level local streets. Future Inter- Modal Hub, located south of the N3, east of the Village and surrounding the main railway line, an area is envisaged The following hierarchy is suggested: to be reserved for a potential future transport hub. For details see the economic investigation in this report. In the meantime the area N3, regional / national linkage will remain zoned “agriculture 1”. R103, regional / provincial linkage P385, regional / district linkage Future Landfill Site, located in the north of the industrial precinct, P423, regional / district linkage the site has been identified by the relevant City Department as a long term future regional landfill site. In the meantime, the area is Collector Roads, linking local streets to higher order roads expected to remain as an environmentally sensitive open space. Local Access Roads, providing access to individual sites
Open Space, all environmentally sensitive areas not covered by For further information see the section on detail explorations development as indicated above are suggested to form part of an as well as the traffic / transportation plan forming part of this open space system. report.
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PROVISOS:
1. Provincial DOT agreement for developments within and along R, P and D roads required.
2. Building lines applicable to N3 to be established.
3. Building lines to R, P and D roads 15m.
4. Building lines to INDUSTRIAL collector roads PRECINCT 7.5m. PLAN 5. Building lines to local access roads 7.5m.
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 45 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS RESERVE ROAD FUNCTION WIDTH ACCESS PARKING PEDEST- NOTES RIAN NOTES:
N3 National 50m Access only No No (1) (1) Existing N3 Durban – Johannesburg, with future new linkage / from interchange as indicated, potential future widening connector interchanges within the existing reserve,
R 103 Provincial 30m No individ. No 2m both (2) (2) Existing provincial road R103 Durban – Pietermaritzburg, linkage / access sides in with future new Eddie Hagan intersection as shown, connector urban potential future local road improvements, situations
P385 District 30m No individ. No 2m both (3) (3) Existing district road P385 linking the Cato Ridge Village linkage site access sides in to Mpumalanga, Hammarsdale and the N3, urban situations (4) Eddie Hagan Drive, P423, main access to Harrison Flats
and the Valley of 1000 Hills, therefore main industrial P423 District 30m No individ. No 2m both (4) EDDIE linkage site access sides in precinct access as well as tourism and traditional HAGAN urban settlement linkage, proposed treatment as indicated situations including landscape buffer on both sides and traffic circles structuring this long and straight road, COLLECT Roads 20m Individual site Parallel 2m both (5) OR linking to access where sides ROADS R and P identified (5) Collector Roads linking local access roads to R103, P423 roads and P385, parallel parking, sidewalks, lighting and landscaping where identified, LOCAL All other 10m Individual site Parallel 2m both (6) ACCESS roads access where sides (6) Local Access Roads providing individual site access, ROAD identified parallel parking, side walks, lighting etc where identified, location to be established in development applications. 7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 46 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
ROAD HIERARCHY
N3 R103 P423 P385 COLLECTOR ROADS LOCAL ACCESS ROADS
RAIL
MAIN LINE LOCAL LINE
MOVEMENT GUIDELINES
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POTENTIAL FUTURE NEW N3 INTERCHANGE EDDIE HAGAN DRIVE / P423
While the Cato Ridge industrial area is The main access road of the industrial precinct has a dual function in that well located in relation to N3 and it also provides the main access to the traditional settlements of the regional road linkages, the local road R103 Valley of 1000 Hills representing at the same time a significant tourism connection is difficult and limiting. It route. It has been suggested earlier that this potential conflict is addressed has therefore been proposed that in by providing a landscape buffer on both sides of the road. Within the order to promote increased Harrison Flats area the road alignment is long, straight and featureless and development in the area, a new N3 it is suggested that appropriately designed traffic circles are established at interchange is required. This is N3 the two main intersections along the road. suggested to be located east of the
village and the existing petrol filling
station, providing a direct linkage to
Eddie Hagan Drive in the north as NEW well as creating a potential direct INTERCHANGE LANDSCAPE BUFFER access to future developments south 5m of the N3 PAVEMENT 1.5m 3.5m POTENTIAL FUTURE R103 INTERSECTION EDDIE 3.5m Providing a new and direct linkage HAGAN between the N3 and Eddie Hagan 30m CENTRE MEDIAN 2m Drive is proposed to include a grade-separated intersection elevating the new linkage above the R103 existing R103 while providing a return leg to connect with the R103.
LINKAGE TO N3
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7.4 LAND USE GUIDELINES LAND USE NOTES The Land Use Guidelines identify the location of land uses GENERAL INDUSTRY (1) throughout the study area and their potential development contents. LIGHT INDUSTRY (2) Again, the guidelines are informed by the broader Local Area SERVICE INDUSTRY Plan for the area, establishing greater land use detail, while (3) linking into the Land Use Framework identifying specific land use management aspects. COMMERCIAL BUSINESS (4)
The distribution of land uses in the study area is substantially guided by the following issues: MIXED USE (5) The intention to promote more efficient and appropriate economic development, AGRICULTURE To accommodate existing developments and development (6) rights where appropriate, To protect, maintain and potentially rehabilitate the natural environment, FACILITY, AMENITY To ensure the ability to adequately manage run-off into the (7) sensitive catchment areas, To guide the provision of physical support services for the PASSIVE OPEN SPACE (8) further development of the Cato Ridge Industrial Precinct.
CONSERVATION AREA For further land use details refer to the land use framework. (9)
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NOTES: (6) Agriculture, existing use and existing zoning. (1) General Industry, consisting of General Industry 1 (existing zone) and General Industry 2 (existing zone), (7) Tourist, area on the northern edge of the Harrison Flats, while the former provides for a maximum FAR of 0.5 the accommodating tourist accommodation, supporting latter allows for a maximum FAR of 0.7. see below for activities, as well as existing land uses, any development environmental comment. should be strictly monitored and be of high architectural merit, (2) Light Industry, consisting of Light Industry 4 (existing zone) accommodating an FAR of 0.5. Much of the (8) Passive Open Space, including River Reserve, Amenity Light Industry zone is located between the R103 and the Reserve, Conservation and Private Open Space.. N3, the area is highly visible and therefore consideration should be given to the developments’ appearances. Any site located partially or entirely in an environmentally sensitive area is expected to be subject to an Environmental (3) Service industry, consisting of Service Industry 1 Impact assessment identifying the developable extent of the (existing zone) accommodating an FAR of 0.5. Much of site. the Light Industry zone is located between the R103 and the N3, the area is highly visible and therefore consideration should be given to the developments’ appearances. N.B. For details see the land use framework section.
(4) Commercial / Business, existing use and existing zone.
(5) Mixed Use, intended to accommodate small scale local commercial, business, facility support in an otherwise industrial area, suggested zone Mixed 1.
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LAND USE GUIDELINES
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 51 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7.5 PUBLIC SPACE GUIDELINES
The guidelines are intended to provide information on the function, location and design of public spaces forming a significant part of any urban development. AREA FUNCTION DESCRIPTION COMMENTS
Dual industrial, Landscaping Although the industrial precinct contains vast undeveloped EDDIE HAGAN community and buffer to screen See below areas, it accommodates no formal public space. While the DRIVE tourism access industrial present state of development may not have demanded the development creation of formal public space, the Local Area Plan has Topographic Separating identified several issues requiring attention. HARRISON highpoint and industry from See below FLATS buffer between recreational / CONSERVATION industry and tourism edge These include Eddie Hagan Drive fulfilling the dual role of tourism major industrial access corridor as well as rural community Sensitive Identification and access and significant tourism corridor. PASSIVE OPEN natural protection / See below SPACE environment maintenance The northern end of the Harrison Flats plateau provides one of the most outstanding viewing edges within eThekwini. The land use guidelines propose suitable development of this area. COMMENTS
The high-lying areas between this edge and the existing Eddie Hagan Drive, creating a road environment suitable for both abattoir are suggested to consist of a green formal buffer. industrial and community / tourism access consisting of dual carriage way with centre median, pavement both sides and The area of the industrial precinct contains substantial areas landscape buffer on both sides. Both the centre median as well as of steep topography, valleys and environmentally important the buffers are expected to be landscaped. While the centre grasslands. The areas need to be appropriately protected and median is should contain appropriate trees and lighting, the buffers maintained. should accommodate both trees and shrubs.
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Harrison Flats Conservation Area, located very prominently at the northern termination of the Harrison Flats area, the area overlooks part of the Valley of 1000 Hills and represents one 5m LANDSCAPE BUFFER of the most scenic and dramatic views of the municipality.
PAVEMENT 1.5m It is suggested that in addition to the already existing 3.5m development, the edge is developed sensitively for tourism and recreational amenities and that the conservation area represents a buffer towards the industrial development, 3.5m including the existing abattoir. The area contains the highest 30m CENTRE MEDIAN point of the Harrison Flats and should therefore be treated 2m very sensitively. It is suggested that the edge itself should accommodate strictly monitored tourism-related development, public viewing spaces along the edge should be maintained.
Passive Open Space, the study area contains substantial open space areas both within private and public ownership. This includes valuable grassland, cliff faces, river and stream valleys etc. The Environmental Management Plan, forming part of this report, provides guidelines for the areas’ TOURIST appropriate treatment. ACCOMMODATION
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 53 GRAHAM MULLER ASSOCIATES CONSORTIUM
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EDDIE HAGEN DRIVE
PUBLIC SPACE GUIDELINES
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 54 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7.6 URBAN FORM GUIDELINES appropriate architectural treatment should take cognizance of this. The Urban Form Framework provides guidelines for envisaged building volumes, components and special features. It is Land Marks, it is not expected that the industrial considered as an important ingredient in guiding the future development will contain any landmarks, with the built development contributing to creating a unique local exceptions identified below it is rather expected natural environment. features and appropriate landscaping will positively dominate the environment. This should be initiated The environment of the industrial precinct is, in an urban primarily within the public realm. design context, unusual in that there are large sites with limited single storey development and a substantial amount of Views and Vistas, while much of the Harrison Flats area is undeveloped open space. unusually flat containing therefore only limited views, the edges of the area are highly visible from adjacent areas Following a list of urban form issues, some of which may and should therefore be treated sensitively. The Precinct however not be relevant: Plan suggests the establishment of traffic circles at two points along Eddie Hagan Drive to create orientation and Road / Street Frontage, since it can be expected that the focal points along this long and straight road. The industrial development will consist of larger sites with suggested overpass over the R103 to link Eddie Hagan to buildings being located at some distance from roads / the N3 will automatically represent a focal point in this streets, some effort should expanded on street boundary area. As indicated, development between N3 and R103 is walls and site entrance features, this could include also highly visible and the architecture of such development appropriate landscaping. should take account if this.
Height, maximum three storeys or equivalent height, Building lines, the N3 and all R, P and D roads require substantial building lines making it impossible to create an Architectural Treatment, Development located between urban street environment, scheme regulations suggest that the N3 and the R103 is in general highly visible, an even boundary walls and fences are expected to be
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located outside of the building line. Building lines on collector roads minimum 7.5m. URBAN FORM FUNCTION RESPONSE COMPONENT Special Cases, the following locations are suggested to TO PRESENT A BOUNDARY WALLS, ENTRANCE require specific treatment: ROAD FRONTAGE FUNCTIONAL AND FEATURES, LANDSCAPING ATTRACTIVE STREET o Tourism development on northern edge of Harrison EDGE
Flats, special development utilizing the outstanding TO ALLOW FOR UNIFORM SUBSTANTIAL BLDG LINES TO locations and views of the site, development BUILDING LINES STEET EDGE ALL MAJOR ROADS, TREATMENT SEE ABOVE potentially including tourist accommodation, ESTABLISHMENT OF 3 STOREYS OR EQUIVALENT recreation and entertainment type of development HEIGHT COMPATIBLE BUILDING HEIGHT VOLUMES and architectural treatment to be strictly monitored. FUNCTIONAL AND RESPONDING TO LOCATION / ARCHITECTURAL ATTRACTIVE INDUSTRIAL VISIBILITY / CLIMATIC ISSUES, o Eddie Hagan Drive, serving both as main industrial TREATMENT ENVIRONMENT RURAL CONTEXT
access, tourism corridor and community access, LEGIBILITY AND POSITIVELY UTILISING suggested landscaping buffer on both sides of the LAND MARKS ORIENTATION IN URBAN TOPOGRAPHY AND LOCATION ENVIRONM. road and establishment of signals at intersections BUILDING ON LOCAL POSITIVELY UTILISING indicated to slow down traffic and to structure this VIEWS / VISTAS OPPORTUNITIES TO TOPOGRAPHY AND LOCATION CREATE LEGIBLE AND long straight road. VARIED URBAN ENVIRONMENT CREATING BLDG ORIENTATION, SHADE CLIMATIC DEVELOPMENT UTILISING ELEMENTS, COLOUR, BLDG Refer to detailed explorations, overleaf. RESPONSE CLIMATIC, VOLUME ETC ENVIRONMENTAL ETC CONDITIONS
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 56 GRAHAM MULLER ASSOCIATES CONSORTIUM
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7.7 DETAILED EXPLORATIONS Traffic circles along Eddie Hagan Drive The following provides some explanatory examples of development intentions identified in the precinct plan: Island diameter min. 20m with mountable curb
ABATTOIR P423 EDDIE HAGAN DRIVE
NODAL DEVELOPMENT
P423 EDDIE HAGAN DRIVE
Potential mixed Commercial / Amenity Nodes along Eddie Hagan Drive
7. CATO RIDGE INDUSTRIAL PRECINCT PLAN 57 GRAHAM MULLER ASSOCIATES CONSORTIUM
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8. CATO RIDGE VILLAGE PRECINCT PLAN 8. CATO RIDGE VILLAGE PRECINCT PLAN 58 GRAHAM MULLER ASSOCIATES CONSORTIUM
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8. CATO RIDGE VILLAGE PRECINCT PLAN Where relevant the guidelines include explanatory detail explorations. 8.1 GENERAL
Emanating from the Local Area Plan, the Precinct Plan
represents the next more detailed plan in the hierarchy of plans. With the exception of detail explorations established in this context, it represents the most detailed planning initiative compiled by the municipality.
The purpose of the Precinct Plan therefore consists in providing more detailed development guidance in terms of movement elements, potential land uses, public space development and urban form. MOVEMENT LAND USE
In this endeavour the Precinct Plan is supported by issue- specific frameworks including an economic, traffic and transportation, environmental frameworks, an infrastructure plan and a land use framework.
The Cato Ridge Village Precinct Plan is structured as follows:
Movement Guidelines
Land Use Guidelines
Public Space Guidelines PUBLIC SPACE URBAN FORM Urban Form Guidelines
8. CATO RIDGE VILLAGE PRECINCT PLAN 59 GRAHAM MULLER ASSOCIATES CONSORTIUM
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8.2 OVERALL DESCRIPTION DEVELOPMENT STRUCTURE
The following provides a description of the Cato Ridge Village The existing development appears unstructured, haphazard Plan in terms of intended function, suggested limitations, and difficult to read as discussed in the status quo analysis. proposed development structure and individual development components. The point in structuring a settlement lies in creating a level of legibility for both residents and visitors, locating major FUNCTION AND LIMITATION amenities/facilities along the primary routes and creating a level of development predictability. As indicated in the conceptual LAP, it is envisaged that the primary function of the Cato Ridge Village lies in supporting Existing components of a primary collector road system the existing and future industrial development of the area by consist of portion of the R103 and P385. A short interlinkage providing an appropriate range of residential accommodation is suggested to provide a clear collector road system which together with the required range of support services and would also be extended to include the proposed new amenities. development west of the P385. The collector road would also be linked to the existing Dunbar development on the R103. In so doing the development of the village is on the one hand influenced by its location, i.e. located directly adjacent to the Visual clues identifying the collector road should inter alia N3, the R103 and the P385, creating a high level of visibility include the road width and lanes identified in the following and accessibility, while on the other hand being confined by movement guidelines, appropriate pedestrian accommodation, the boundary of the municipality in the west and N3 and tree planting and landscaping as well as the location of three railway alignment in the north and east. traffic circles as shown.
It is therefore the intention to maintain and upgrade the All major facilities and activities are suggested to be located existing development, while identifying additional along the collector road ring. Where necessary access will be development opportunities and, not at least, creating a more off specific access roads. functional and attractive village development.
8. CATO RIDGE VILLAGE PRECINCT PLAN 60 GRAHAM MULLER ASSOCIATES CONSORTIUM
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DEVELOPMENT COMPONENTS Commercial, business, office accommodation, taxi, market,
A short description of individual development components: accommodating both existing and potential additional development in the centre of the village south of the R103 Residential, the existing residential development consists and west of the P385. A new taxi rank and market is substantially of individual, freestanding low density suggested to be located along the collector road east of the development, the Precinct Plan suggests the infill of some R103 / P385 in close proximity of the future facility and low density in presently undeveloped areas as well as on the commercial development. western periphery of the proposed extension of the village. Other infill and new development, located in close proximity Active and passive recreation, golf, sportsfield and indoor of facilities and commercial / business activities, is proposed activities, the existing golf course is retained and an area for to consist of medium to higher density development, a sportsfield and indoor activity facility is located at the suggested to consist of attached duplex or similar southern intersection of the collector road and the P385, in development. The existing mixed residential / business proximity of both the commercial / business development as development north of the R103 and adjacent to Dunbar is well as education facilities. suggested to be zoned “mixed use 3”
Facilities and amenities, besides accommodating the existing Truck stop, the existing truck stop is suggested to be facilities (primary school, library, worship, cemetery), the relocated to the west between the N3 in the north and the Precinct Plan suggests the location of the following additional R103 in the south. While the existing truck stop area is facilities: secondary school, FET, clinic, admin offices, elevated above the N3 and therefore highly visible, worship, crèche etc. While the secondary school and FET dominating the image of the village, the area for relocation is college are proposed to be located along the P385 just south located below the level of the N3, more peripheral and freeing of the existing development and in proximity of the suggested up more centrally located areas for commercial / business / recreation facility, other smaller amenities are suggested to be office development. It is noted that it has been agreed located east of the P385 in the centre of the village. (The elsewhere to relocate the existing PFS to the R103 secondary school and college require relatively large sites intersection, although we believe this to be problematic. which tend to interrupt the urban fabric. They are therefore not located within the village but abutting its development.)
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VILLAGE PRECINCT PLAN
8. CATO RIDGE VILLAGE PRECINCT PLAN 62 GRAHAM MULLER ASSOCIATES CONSORTIUM
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8.3 MOVEMENT GUIDELINES RESERVE The movement framework identifies a functional hierarchy of ROAD FUNCTION WIDTH ACCESS PARKING PEDESTR. NOTES streets and roads which inter alia guides the location of the N3 National 50m Access only No No (1) various development components. It encourages on the one linkage / from hand the location of major developments, activities and connector interchanges amenities along major access roads, providing easy access 2m both and a high level of visibility as well as a high level of legibility. R 103 Provincial 30m No individ. No sides in (2) On the other hand developments which may not require such linkage / access urban connector situations level of centrality, e.g. lower density residential, smaller scale 2m both and natural recreation amenities etc are suggested to be P385 District 30m No individ. No sides in (3) accessed by lower level local streets. linkage site access urban sitations The following hierarchy is suggested: 2m both P423 EDDIE District 30m No individ. No sides in (4) 1. N3, regional / national linkage HAGAN linkage site access urban sitations 2. R103, regional / provincial linkage
3. P385, regional / district linkage COLLECTOR Roads 20m Individual site Parallel 2m both (5) 4. P423, regional / district linkage ROADS linking to access where sides 5. Collector Roads, linking local streets to higher order R and P identi- roads roads fied 6. Local Access Roads, providing access to individual Parallel LOCAL All other 10m Individual site where 2m both (6) sites ACCESS roads access identi- sides ROADS fied For further information see the section on detail explorations as well as the traffic / transportation plan forming part of this report. For notes see overleaf.
8. CATO RIDGE VILLAGE PRECINCT PLAN 63 GRAHAM MULLER ASSOCIATES CONSORTIUM
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Notes: Additional provisos:
1. Provincial DOT agreement for developments within and (1) Existing N3 Durban – Johannesburg, with future new along R, P and D roads required. interchange as indicated, 2. Building lines to R, P and D roads 15m.
3. Building lines to collector roads 7.5m. (2) Existing provincial road R103 Durban – Pietermaritzburg, 4. Building lines to local access roads 7.5m. with future new Eddie Hagan intersection as shown,
(3) Existing district road P385 linking the Cato Ridge Village P385
to Mpumalanga, Hammarsdale and the N3, treatment
within village as indicated,
(4) Eddie Hagan Drive, P423, main access to Harrison Flats
and the Valley of 1000 Hills, therefore main industrial R 103 precinct access as well as tourism and traditional COLLECTOR ROAD settlement linkage, proposed treatment as indicated,
(5) Collector Roads linking local access roads to R103, P423
and P385, parallel parking, sidewalks, lighting and VILLAGE landscaping as indicated, traffic circles and new linkage ENTRANCE as indicated,
(6) Local Access Roads providing individual site access, parallel parking, side walks, lighting etc where identified, location to be established in development applications.
8. CATO RIDGE VILLAGE PRECINCT PLAN 64 GRAHAM MULLER ASSOCIATES CONSORTIUM
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LOCAL LINE
PROPOSED BRIDGE
R103 COLLECTOR ROAD MAIN LINE ROAD HIERARCHY
N3 R103 P385 COLLECTOR ROAD COLLECTOR ROADS LOCAL ACCESS ROADS
RAIL HIERARCHY
MAIN LINE LOCAL LINE
P385
MOVEMENT GUIDELINES
8. CATO RIDGE VILLAGE PRECINCT PLAN 65 GRAHAM MULLER ASSOCIATES CONSORTIUM
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8.4 LAND USE GUIDELINES
LAND USE CONTENTS COMMENTS The Land Use Guidelines identify the location of land uses
throughout the study area and their potential development SPECIAL SINGLE RESIDENTIAL 900M2 (1) contents. RESIDENTIAL
M/H DENSITY ATTACHED / SEMI-DETACHED DUPLEX (2) Again, the guidelines are informed by the broader Local Area RESIDENTIAL DEVELOPMENT 200 – 300M2
Plan for the area, establishing greater land use detail, while MIXED USE ACCOMMODATING A VARIETY OF linking into the Land Use Framework identifying specific land COMMERCIAL / COMPATIBLE ECONOMIC LAND USES IN (3) OFFICE / THE CENTRE OF THE VILLAGE, INCLUDING use management aspects. BUSINESS BOTH EXISTING AND POTENTIAL FUTURE GROWTH MIXED USE COVERING THE EXISTING DEVELOPMENT The distribution of land uses in the study area is substantially RESIDENTIAL / BETWEEN THE R103 AND THE RAILWAY, (4) guided by the following issues: BUSINESS EXISTING TRANSITIONAL PROVIDING AN ALTERNATIVE LOCATION TRUCK STOP WHICH IS LESS PROMINENT WHILE HIGHLY (5) The intention to promote a more efficient and appropriate ACCESSIBLE urban village development within a largely rural context, RANGE OF AMENITIES INCLUDING FACILITY, EDUCATION, HEALTH, ADMINISTRATION, (6) To accommodate existing developments and development AMENITY RECREATION ETC rights where appropriate, MAJOR RECREATIONAL COMPONENT OF To protect, maintain and potentially rehabilitate the natural GOLF COURSE THE VILLAGE, POTENTIAL RESIDENTIAL (7) environment, ESTATE ALONG P385 INCLUDING PARK AROUND EXISTING To ensure the ability to adequately manage run-off into the PARK CEMETERY, LANDSCAPED VALLEY TOP (8) sensitive catchment areas, AND GREEN BUFFER ALONG N3 AREAS ADJACENT TO THE VILLAGE To guide the provision of physical and social support AGRICULTURE ACCOMMODATING EXISTING LAND USES (9) services for the further development of the Cato Ridge OPEN SPACE AREAS CONSISTING OF Village, PASSIVE OPEN VALLEYS AND ENVIRONMENTALLY (10) To create a more legible, functional and attractive village SPACE SENSITIVE AREAS and to identify potential growth areas. For notes see overleaf.
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Notes: office, a local police station, a local clinic, a crèche, an additional worship site, a formal public park etc. (1) Special Residential 900m2, accommodating the existing low density freestanding residential development, (7) Golf Course, potential location of a multi-purpose recreational facility along the P385 and a future residential estate linking to the existing golf course, (2) Medium / High Density Residential, higher intensity
attached residential infill development in locations adjacent to economic and activity development, including potential extension (8) Park, important landscape component to retain a green rural westwards as indicated, character although the development is expected to ultimately be extended and densified, (3) Mixed Use Commercial, Office, Business, accommodating existing commercial / business developments as well as potential (9) Agriculture, land use surrounding the village limiting and expansion areas to the west, including a new market and taxi containing the urban development and contributing to retaining a rank, rural setting,
(4) Mixed Use Residential, Business, covering existing (10) Passive Open Space, an important component of the Cato transitional development between R103 and rail alignment, Ridge Village within its rural setting extending beyond the village including the valley to the east and its dam surrounding, another area for potential future local recreation. (5) Truck Stop, proposed relocation of the existing facility to a
location west of the R103 adjacent to N3, this location is still highly accessible, but less visible and less intrusive into the village. It is understood that it has been agreed to relocate the existing Building lines PFS in this area adjacent to the intersection R103/P385. R103, P385 15m (6) Facility, Amenity, accommodating a variety of existing and Collector Road 7.5m potential future facilities and amenities extending the village centre Local Access Roads 7.5m towards the P385 and providing a linkage between the new and existing commercial and the new and existing residential development, potential amenities are suggested to include local For further land use details refer to the land use framework administration offices, a Thusong centre providing accommodation section. for provincial department offices and compatible activities, a post
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LAND USE GUIDELINES
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8.5 PUBLIC SPACE GUIDELINES A landscaped green buffer is suggested to be established along the N3 and railway alignment to protect the village from The guidelines are intended to provide information on the noise and fumes emanating from there. function, location and design of public spaces forming a significant part of any urban development. The local valleys within and to the east of the village should be appropriately protected, managed and where necessary The streets and roads of the village perform an important rehabilitated to form a positive green part of the area. public space function, they contribute to visibly structuring
the village, provide pedestrian and related activity AREA FUNCTION AND CONTENTS accommodation and should in their layout relate to the variety of development beyond the road reserve. INTEGRATION INTO VILLAGE FABRIC AS MAJOR STREETS R103 AND P385 INCLUDING CENTRE MEDIAN, SIDEWALKS, LANDSCAPING, LIGHTING ETC SEE DETAIL The existing historical cemetery is expected to be rehabilitated and potentially surrounded by a local park FUNCTIONAL AND VISIBLE COLLECTOR ROAD THROUGOUT THE COLLECTOR ROAD VILLAGE, INCLUDING NEW LINKAGE, SIDEWALKS, surrounded by existing and suggested future commercial / LANDSCAPING, LIGHTING ETC, SEE DETAIL business development. PARK PROVIDING GREEN RELIEF AROUND REHABILITATED OLD CEMETERY / PARK CEMETERY, INCLUDING WALKWAYS, PLAY AND STREET A new park is proposed to be established in the development FURNITURE, LIGHTING ETC
area west of the P385 and south of the R103. It is expected LOCATED AT THE TOP OF A VALLEY AND CREATING A GREEN
RELIEF BETWEEN NEW COMMERCIAL / OFFICE ETC AND HIGERH to provide access to the commercial / business / office NEW PARK DENSITY RESIDENTIAL DEVELOPMENT INCLUDING WALKWAYS,
development along these roads and provide a buffer to the WATER FEATURE, PLAY AND STREET FURNITURE, LIGHTING ETC suggested higher density residential development, the area is PROTECTING THE VILLAGE FROM N3 AND RAIL, 10-15M WIDE expected to be linked to the open space across the road to N3 BUFFER CONTAINING SHRUB AND TREE VEGETATION, LANDSCAPED the south. FLAT-BOTTOMED OPEN VALLEY WITH EXISTING WATER VALLEY EAST OF FEATURE, POTENTIAL DEVELOPMENT AS NATURAL PICNIC AREA VILLAGE WITH ADDITIONAL LANDSCAPED VEGETATION, PICNIC IMPLEMENTS ETC
8. CATO RIDGE VILLAGE PRECINCT PLAN 69 GRAHAM MULLER ASSOCIATES CONSORTIUM
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PARK
BUFFER NATURAL VALLEY
PARK
NATURAL VALLEY
PUBLIC SPACE GUIDELINES
8. CATO RIDGE VILLAGE PRECINCT PLAN 70 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
N3 LANDSCAPE BUFFER N3 – VILLAGE BUFFER PARKING
PARK
N3 COLONNADE
NEW COMMERCIAL/OFFICE DEVELOPMENT, PARK AND RESIDENTIAL DEVELOPMENT
COMMERCIAL
8. CATO RIDGE VILLAGE PRECINCT PLAN 71 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
8.6 URBAN FORM GUIDELINES Views, Vistas, the best views of the village are from the N3 east of the village and around the Cato Ridge interchange. The Urban Form Framework provides guidelines for envisaged Internal views are virtually non-existing. Again it is expected building volumes, components and special features. It is that the envisaged traffic circles and their vertical element considered as an important ingredient in guiding the future would provide some vista and structure. built development contributing to creating a unique local environment. Road / Street Frontage, the R103 and P385 require 15m building lines, the collector road is expected to have a 7.5m In overall terms the development of the Cato Ridge Village building line as have local access roads. The substantial road provides, besides some nice tree-lined streets, very little in reserves are suggested to be utilized to accommodate terms of positive urban form. While the most outstanding sidewalks and landscaping, see details. building consists of the telephone exchange, the residential development is mostly mediocre, the commercial Height, maximum height is expected to remain at 2 storeys. development haphazard and the layout of the village is confusing. Corner Treatment, buildings facing the traffic circles are expected to respond appropriately to their position. In attempting to improve the urban conditions of the village the following issues are considered: Colonnade, Arcade, new commercial, office, business development should consider the provision of colonnades and Land Marks, topographically the highest point of the village is arcades where appropriate to provide protection from rain and located in the vicinity of the N3 east of the R103 / P385 sun. alignment, the future facility development east of the R103 / P385 intersection and its adjacent commercial development Architectural Treatment, both residential as well as particular should reflect this visible importance. The three traffic circles larger commercial, office and business developments, indicated on plan should contain a vertical element providing including also facility and amenity developments, should structure and orientation. reflect the rural village character of Cato Ridge.
8. CATO RIDGE VILLAGE PRECINCT PLAN 72 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Climatic Response, again retaining the village character would go a long way towards providing appropriate responses to the
local climatic conditions. Landscaping and Natural Environment, representing an essential component of the village character of Cato Ridge, appropriate landscaping should be introduced into the streetscape of the area. In so doing the street hierarchy
envisaged should be clearly visible. The valleys within and adjacent to the village should be appropriately protected, managed and, where applicable, be rehabilitated. A landscaped vegetation buffer is suggested to be established between the village, the N3 and rail the alignment.
COLONNADES AND ARCADES
CORNER TREATMENT
8. CATO RIDGE VILLAGE PRECINCT PLAN 73 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
LANDMARK
VIEW OF VILLAGE VIEW OF VILLAGE
COLONNADE
CORNER ARCADE TREATMENT
URBAN FORM GUIDELINES
8. CATO RIDGE VILLAGE PRECINCT PLAN 74 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
9. ECONOMIC DRIVERS
9. ECONOMIC DRIVERS 75 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
9. ECONOMIC DRIVERS developments in the area will more than likely have to source skilled employees from outside the area. 9.1 INTRODUCTION The economic drivers research results are structured Employment levels within the OWC are exceptionally low. according to the following sections: Some of the key findings with respect to employment are:
Summary of socio-economic analysis; 67% of unemployed people live on less than R400 per month Trend and demand analysis; Rates and potential income analysis. 78% of unemployed persons had been unemployed for more than a year
9.2 SUMMARY OF SOCIO-ECONOMIC ANALYSIS Furthermore 78% of the unemployed listed themselves as labourers whilst 22% said they were semi skilled The population of the outer west corridor is approximately operators 265,439 people with Mpumalanga being home to 60% of the households (see table below). The majority of households in According to the municipal ward-by-ward services backlogs, the OWC area are formal houses, with traditional dwellings the corridor suffers the following backlogs (2008/9): making 28% of homes. 18,356 households need access to water; The educational levels of the population of the OWC study 9,936 households need access to sanitation; area are extremely low. Only 13% of the population have attained a matriculation or higher qualification and 17% of the there are 25,804 informal households to be upgraded; population has no education whatsoever. 7,094 informal households require interim servicing; The low level of post-matriculation qualifications suggests 12 public transport routes need to be tarred. both that there is a need for further post matriculation educational facilities and that at present many new business
9. ECONOMIC DRIVERS 76 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
From an economic perspective it is critical that economic strategies are developed that respond to the immediate and the agriculture sector (predominantly sugar cane and urgent social ills, most notably a high population relative to chicken farming); levels of development, a severe lack of skills and low levels of employment. the existing business activities at Hammarsdale;
Relative to other parts of eThekwini Municipality there are the existing business activities at Cato Ridge and few areas in the outer west, particularly in the outer west Harrison Flats (including Assmang); corridor, that provide significant employment opportunities for the local population. Furthermore much of the employment activities at Camperdown, in Mkhambathini. opportunities don’t match the local skill levels. It is consequently critical that opportunity for private sector The as yet largely undeveloped land at Cato Ridge and investment in employment-creating activities is facilitated in Harrison Flats present a significant local and metropolitan- the corridor. wide opportunity to improve the economic performance of the outer west in relation to the other planning regions in Planning in Cato Ridge has taken into account various eThekwini. The following opportunities and constraints have proposals within the corridor, notably: driven the economic and spatial perspective for the corridor and Cato Ridge: a new town centre and associated residential commercial facilities at Shongweni; Key Economic Opportunities a new town centre and civic infrastructure at Mpumalanga; Employment creation for the local populations at KwaXimba, Fredville and across the valley at Mpumalanga; new light and service industry at Bartlett Estate Provision of land for development which, at a metropolitan (Hammarsdale). scale, is required in the long term for
Other important means of employment in the corridor are:
9. ECONOMIC DRIVERS 77 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
o Large manufacturers; Acute environmental concerns with respect to bio-diversity, critical habitats and water catchments that must be o Service and light industry; balanced against any form of development.
o Logistics and distribution. 9.3 TRENDS AND DEMANDS The Cato Ridge area presents one of the only immediate opportunities to release significant amounts of industrial land 9.3.1 Methodology 2 with site sizes in excess of 5,000 m ; This trend and demand analysis (which can be perused in complete form in Appendix 1 provides a comprehensive understanding of the Large areas of topographically suitable land, much of it roles and demands for various industrial sectors in eThekwini and currently zoned “industrial”; Msunduzi with the aim of anticipating the types of industries that might located in the Cato Ridge area. It also provides the potential The possibility to exploit the national road and rail routes rates revenue that could be generated through implementing the that intersect in the area. Cato Ridge LAP over time.
The economic sector analysis used the ‘Gross Value Added (GVA) Key Economic Constraints at Basic Prices’ figures calculated by Stats SA (Quantec Easydata) between 1995 and 2008. GVA is a measure of the value of goods Inadequate road capacity to support meaningful and services produced in an area, industry or sector of an development at Cato Ridge in the medium to long term; economy. GVA at basic prices is output at basic prices minus Inadequate bulk infrastructure (particularly waste water intermediate consumption at purchaser prices. GVA can be utilised treatment and electricity) to support any meaningful when calculating Gross Domestic Product (GDP), as both are development in Cato Ridge; measures of output. The relationship between GVA and GDP can be defined as: Large land owners not releasing their land (historically speaking) for private development; Calculating Gross Domestic Product using Gross Value Added:
GVA + taxes on products – subsidies on products = GDP
9. ECONOMIC DRIVERS 78 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Due to taxes and subsidies on products being available at only a Hammarsdale and Mpumalanga combined; national economy level, GVA is the best measure for assessing the gross regional domestic product. Cato Ridge itself; and
Table of Broad Industrial Categories the uMsunduzi Local Municipality. SECTOR CATEGORIES
Primary industrial The agricultural, forestry, fishing, mining 9.3.2 Trend and demand analysis sector and quarrying industries. The analysis showed that within the eThekwini Municipality, the Secondary industrial The manufacturing, water provision, tertiary sector (comprising wholesale, retail, transport services, sector electricity provision and construction. storage, communication services, financial and business services, community service and government services) has come to strongly Tertiary industrial All support services (such as wholesale, dominate the local economy, exhibiting both the highest sector retail, transport services, storage, proportions of GDP and fastest rates of growth among the three communication services, financial and broad sectors. This can be seen in the increased numbers of business services, community service and business and financial services activities (e.g. in Umhlanga Ridge) government services). and the take-up of land intended for traditional industry by such businesses (e.g. in Riverhorse Valley). The analysis of GVA (1995 – 2008) gives insight into both economic trends for various areas, as well as the expected sectoral Significantly, the tertiary sector has out-performed the secondary demands. The analysis was conducted for the following areas: sector in the traditional manufacturing area of Pinetown / New Germany / Mahogany Ridge as well. It is important to note, the entire eThekwini Municipality; however, that the secondary sector (manufacturing) has also shown steady growth despite being outstripped by the tertiary the Pinetown, New Germany, Mahogany Ridge and sector and that this growth will have to be accommodated spatially Westmead areas combined; within the Municipality in the future. It is of grave concern for poverty alleviation strategies that the tertiary sector is highly the Outer West Planning Region of the eThekwini dependent on skilled to highly skilled labour that has had some Municipality; form of tertiary education.
9. ECONOMIC DRIVERS 79 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Despite being in eThekwini Municipality, Cato Ridge is in fact closer equipment’ and ‘petroleum products, chemicals, rubber and plastic’ to uMsunduzi Local Municipality (19 kms) than the City of Durban sectors. and Pinetown, Westmead, Mahogany Ridge and Marianhill. It is therefore not surprising that the industrial trends in Cato Ridge more closely mirror those in uMsunduzi than in eThekwini, viz. 9.4 CATO RIDGE EMPLOYMENT FORECASTS dominance of the secondary (manufacturing) sector. It can be assumed based on the analysis in the previous section This is seen most starkly in the large numbers of companies in Cato that the take up of industrial land in Cato Ridge will be split as Ridge and uMsunduzi that are engaging in activities that fall into shown in Table 9.1 on the overleaf. The proportions in this table the manufacturing sector ‘metals, metal products, machinery and have been calculated by summing and then calculating the equipment’, a sector that has experienced growth in both Cato proportional contributions of the manufacturing sectors GVA Ridge and Msunduzi. contributions for 2009 in the following areas: uMsundusi Local Municipality; Pinetown, New Germany, Westmead and Mahogany It is expected that future growth in manufacturing in eThekwini Ridge; and the Outer West region of the eThekwini Municipality. Municipality and the competition between manufacturing and tertiary sector activities (business and financial services) for land As can be seen the two predominant industries that likely to locate and space will result in steady demand for industrial land in the in the Cato Ridge area are ‘Metals, metal products, machinery and municipal area in the future. equipment’ and ‘Petroleum products, chemicals, rubber and plastic’. If an inter-modal hub or dry port were to become a reality This demand will be intensified if planned port expansions take in the Cato Ridge area it should be noted that this would change place and the burgeoning logistics industry competes for space in the proportional take up of land and we’d expect an influx of existing and productive industrial areas near the port (the SDB). logistics and transport services location in the area. Increases in tertiary sector activity also generate more traffic (trips) than traditional manufacturing, which is expected to affect The reason for calculating the proportional take up of industrial land industrial areas in such as Pinetown. is to estimate the levels of potential employment that’s being created by the local area plan and infrastructural upgrades in the Finally, Cato Ridge’s proximity to uMsunduzi and Pietermaritzburg Cato Ridge area. eThekwini Municipality Economic Development strongly suggest that there will be demand for space for the Unit has supplied the study team with research conducted into the development of secondary sector industries in manufacturing and number of employees per square meter of floor space by various more specifically in the ‘metals, metal products, machinery and manufacturing sectors.
9. ECONOMIC DRIVERS 80 GRAHAM MULLER ASSOCIATES CONSORTIUM
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Table 9.2 Estimated land take up by sector and estimated Table 9.1 Assumed proportional take up of industrial land employment Estimated Total site Estimated Manufacturing Sector sq.m of floor area per employ- Proportion space employee ment Manufacturing Sector of take up Food, beverages and tobacco 849,722.52 200 4,249 Textiles, clothing and leather goods 558,378.43 180 3,102 Food, beverages and tobacco 13.82% Textiles, clothing and leather goods 9.08% Wood, paper, publishing and printing 547,452.34 90 6,083 Petroleum products, chemicals, Wood, paper, publishing and printing 8.90% rubber and plastic 1,469,365.00 400 3,673 Petroleum products, chemicals, rubber and plastic 23.89% Other non-metal mineral products 129,143.05 160 807 Other non-metal mineral products 2.10% Metals, metal products, machinery Metals, metal products, machinery and equipment 24.34% and equipment 1,496,701.54 240 6,236 Electrical machinery and apparatus 3.54% Electrical machinery and apparatus 217,838.98 120 1,815 Radio, TV, instruments, watches and clocks 1.05% Radio, TV, instruments, watches and Transport equipment 6.50% clocks 64,876.28 120 541 Furniture and other manufacturing 6.77% Transport equipment 399,963.90 100 4,000 TOTAL 100.00% Furniture and other manufacturing 416,557.96 90 4,628 TOTAL 6,150,000.00 35,134 There is 615 ha of industrial land is being created in proposed industrial development of the Cato Ridge Local Area Plan, this Table 9.2 above demonstrates the estimated squared meters translates into roughly 6,150,000 meters squared of industrial of floor space by manufacturing sector, the total site area per property. employee (in meters squared) and the estimated employment by sector. As it can be seen in this table the employment estimates per square meter (provided by the eThekwini Municipality Economic Development Unit) predict that the entire Cato Ridge LAP industrial precinct will generate 35,134
employment opportunities.
9. ECONOMIC DRIVERS 81 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
The transport planning and infrastructure analysis utilised the Plan creates significant employment and with high Emme 2 model to generate vehicle trips generated by a unemployment rates in the municipality and the Outer West proposed development. The eThekwini Municipality Transport Region this kind of development cannot be ignored or stalled. Authority conducted research in 2004 to estimate employment densities at a variety of land uses across the Table 9.3 Employment estimates by area 1 - 13 municipality. From this research the following employment Hectares of Medium densities were estimated for commercial, industrial and additional employment High employment facility, and this determined the number of employees at Area industrial land estimate estimate various land uses in the municipality and the number of trips 1 100 5,713 11,879 created. It was estimated that: 2 120 6,855 14,254 3 60 3,428 7,127 Commercial – generates 425 jobs per 250ha 4 105 5,999 12,473 Facility – generates 322 jobs per 250ha 5 - - - 6 132 7,541 15,680 Industrial – generates 17818 jobs per 150ha 7 120 6,855 14,254 8 60 3,428 7,127 Therefore based on these figures we can assume that the 9 - - - industrial precinct for Cato Ridge Local Area Plan would 10 - - - create roughly 73,054 jobs if the entire precinct (both phase 11 70 3,999 8,315 1 and 2) were fully developed as industrial. 12 12 686 1,425
13 102 5,827 12,116 The research conducted by the two eThekwini Municipality business units can be viewed as medium to high Table 9.3 above lists the medium and high employment employments forecasts, with 35,000 jobs being a medium estimates by the thirteen areas listed on infrastructure cost estimate and the 73,000 jobs being a high estimate. None the zones for the proposed and additional industrial areas found in less the employment creation from a development such as the Figure 10.2. This table can be used when deciding on that proposed industrial area of the Cato Ridge Local Area
9. ECONOMIC DRIVERS 82 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
where new developments can be located and which areas would be applicable to serviced land (water supply, water generate the highest employment. borne sewer, etc.).
Prices were provided by the eThekwini Municipality’s rates 9.5 RATES AND POTENTIAL INCOME ANALYSIS department. Several assumption have been made in estimating the potential rates revenue that could accrue from developing The calculations assume a 10% annual take-up of industrial Cato Ridge for industry. land, per phase, which is in line with recent experience in the area (e.g. Safal Steel, Mittal Steel, NC Chlorchem and Blue Regarding the quantities of land; a gross area of Chip Snacks). The take up rate could be expected to increase approximately 615 ha of new industrial land in addition to once the area is fully serviced by all required bulk existing developments has been proposed for the area. 41% infrastructure (most importantly water borne sewage and was taken out for road and service servitudes, after which electricity). site coverage ratios of 0.5, 0.35 and 0.25 were applied to land parcels based on their level of environmental sensitivity1. The tables on the following pages indicate that even at a This process yielded an estimate of the amount of rateable prudent rating level of R500 p/sq.m for serviced land, at 10% property per phase. take-up per annum, R7.2 billion would be generated by rates in Cato Ridge over 20 years. If a rating level in the region of The forthcoming tables detail the potential financial benefit the R1750 p/sq.m that is currently being levied at Riverhorse for the municipality if the proposed additional industrial areas Valley was charged then a maximum of R25.2 billion could be in Cato Ridge are fully developed in two phases. Non-serviced generated. These are substantial potential income streams but developed land is currently rated at R150 per sq.m, and and suggest that the rolling out of bulk infrastructure to the other options reflect a range of possible rating prices that stimulate development and employment in the area is financially justified. 1 Refer to Figure 5: Final Biodiversity Layer in the Environmental Management Plan (Chapter 13) which depicts area’s biodiversity value as “transformed”, “degraded” or “good”, to which site coverage ratios of 0.5, 0.35 and 0.25 have been
assumed.
9. ECONOMIC DRIVERS 83 GRAHAM MULLER ASSOCIATES CONSORTIUM
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Potential rates revenue (cumulative), years 1 – 20
Phases 1 & 2: 118.92 ha of rateable property 2 Year Hectares 150 per m 500 per m2 750 per m2 1000 per m2 1750 per m2
1 7.87 R 11,798,925 R 39,329,750 R 58,994,625 R 78,659,500 R 137,654,125 2 15.73 R 35,396,775 R 117,989,250 R 176,983,875 R 235,978,500 R 412,962,375 3 23.60 R 70,793,550 R 235,978,500 R 353,967,750 R 471,957,000 R 825,924,750 4 31.46 R 117,989,250 R 393,297,500 R 589,946,250 R 786,595,000 R 1,376,541,250 5 39.33 R 176,983,875 R 589,946,250 R 884,919,375 R 1,179,892,500 R 2,064,811,875 6 47.20 R 247,777,425 R 825,924,750 R 1,238,887,125 R 1,651,849,500 R 2,890,736,625 7 55.06 R 330,369,900 R 1,101,233,000 R 1,651,849,500 R 2,202,466,000 R 3,854,315,500 8 62.93 R 424,761,300 R 1,415,871,000 R 2,123,806,500 R 2,831,742,000 R 4,955,548,500 9 70.79 R 530,951,625 R 1,769,838,750 R 2,654,758,125 R 3,539,677,500 R 6,194,435,625 10 ha) (78.66 1 Phase of p/a 10% Take-up 78.66 R 648,940,875 R 2,163,136,250 R 3,244,704,375 R 4,326,272,500 R 7,570,976,875 11 82.69 R 772,969,125 R 2,576,563,750 R 3,864,845,625 R 5,153,127,500 R 9,017,973,125 12 86.71 R 903,036,375 R 3,010,121,250 R 4,515,181,875 R 6,020,242,500 R 10,535,424,375 13 90.74 R 1,039,142,625 R 3,463,808,750 R 5,195,713,125 R 6,927,617,500 R 12,123,330,625 14 94.76 R 1,181,287,875 R 3,937,626,250 R 5,906,439,375 R 7,875,252,500 R 13,781,691,875 15 98.79 R 1,329,472,125 R 4,431,573,750 R 6,647,360,625 R 8,863,147,500 R 15,510,508,125 16 102.82 R 1,483,695,375 R 4,945,651,250 R 7,418,476,875 R 9,891,302,500 R 17,309,779,375 17 106.84 R 1,643,957,625 R 5,479,858,750 R 8,219,788,125 R 10,959,717,500 R 19,179,505,625 18 110.87 R 1,810,258,875 R 6,034,196,250 R 9,051,294,375 R 12,068,392,500 R 21,119,686,875 19 114.89 R 1,982,599,125 R 6,608,663,750 R 9,912,995,625 R 13,217,327,500 R 23,130,323,125 20 ha) (40.26 2 Phase of p/a 10% Take-up 118.92 R 2,160,978,375 R 7,203,261,250 R 10,804,891,875 R 14,406,522,500 R 25,211,414,375
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OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Potential rates revenue year 1 – 20 (annual)
Phases 1 & 2: 118.92 ha of rateable property 2 Year Additional hectares 150 per m 500 per m2 750 per m2 1000 per m2 1750 per m2 1 7.87 R 11,798,925 R 39,329,750 R 58,994,625 R 78,659,500 R 137,654,125 2 7.87 R 23,597,850 R 78,659,500 R 117,989,250 R 157,319,000 R 275,308,250 3 7.87 R 35,396,775 R 117,989,250 R 176,983,875 R 235,978,500 R 412,962,375 4 7.87 R 47,195,700 R 157,319,000 R 235,978,500 R 314,638,000 R 550,616,500 5 7.87 R 58,994,625 R 196,648,750 R 294,973,125 R 393,297,500 R 688,270,625 6 7.87 R 70,793,550 R 235,978,500 R 353,967,750 R 471,957,000 R 825,924,750 7 7.87 R 82,592,475 R 275,308,250 R 412,962,375 R 550,616,500 R 963,578,875 8 7.87 R 94,391,400 R 314,638,000 R 471,957,000 R 629,276,000 R 1,101,233,000 9 7.87 R 106,190,325 R 353,967,750 R 530,951,625 R 707,935,500 R 1,238,887,125 10 7.87 R 117,989,250 R 393,297,500 R 589,946,250 R 786,595,000 R 1,376,541,250 11 4.02 R 124,028,250 R 413,427,500 R 620,141,250 R 826,855,000 R 1,446,996,250 12 4.02 R 130,067,250 R 433,557,500 R 650,336,250 R 867,115,000 R 1,517,451,250 13 4.02 R 136,106,250 R 453,687,500 R 680,531,250 R 907,375,000 R 1,587,906,250 14 4.02 R 142,145,250 R 473,817,500 R 710,726,250 R 947,635,000 R 1,658,361,250 15 4.02 R 148,184,250 R 493,947,500 R 740,921,250 R 987,895,000 R 1,728,816,250 16 4.02 R 154,223,250 R 514,077,500 R 771,116,250 R 1,028,155,000 R 1,799,271,250 17 4.02 R 160,262,250 R 534,207,500 R 801,311,250 R 1,068,415,000 R 1,869,726,250 18 4.02 R 166,301,250 R 554,337,500 R 831,506,250 R 1,108,675,000 R 1,940,181,250 19 4.02 R 172,340,250 R 574,467,500 R 861,701,250 R 1,148,935,000 R 2,010,636,250 20 4.02 R 178,379,250 R 594,597,500 R 891,896,250 R 1,189,195,000 R 2,081,091,250 TOTAL 118.90 R 2,160,978,375 R 7,203,261,250 R 10,804,891,875 R 14,406,522,500 R 25,211,414,375
9. ECONOMIC DRIVERS 85 GRAHAM MULLER ASSOCIATES CONSORTIUM
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10. TRANSPORTATION FRAMEWORK
10. TRANSPORT INFRASTRUCTURE 86 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
10. TRANSPORTATION FRAMEWORK Table 10.1: Land Uses up to 2020 and 2030 and their Location Year Land Use CR LAP OWC Total 10.1 STUDY CONTEXT Ha GLA - m2 Ha GLA - m2 Ha GLA - m2 2020 Residential 89 1189 994 18630 108 19819 This chapter summarises the input of the transport specialist 3 consultants to the second part of the combined Outer West Industrial 236 710955 97 304695 333 1015650 Corridor Study and Cato Ridge LAP Study. The first part Commercial 41 23827 517 316553 558 340380 / Mixed Use dealt with development of the Spatial Framework Plan (SFP) 2030 Residential 89 1387 994 18432 108 19819 for the Outer West Corridor (OWC) Study and the second part 3 supports the formulation of a Local Area Plan (LAP) and Industrial 385 117425 445 1357250 830 2531500 precinct plans for the Cato Ridge Area. Commercial 67 139233 846 417698 913 556931 / Mixed Use The transport specialist consultants contribution to the first part of the study was to carry out a strategic evaluation of CR LAP = Cato Ridge Local Area Plan land uses in the OWC and to assess the impact on the OWC = Outer West Corridar (excl. Cato Ridge) 2 2 strategic road network. This research in turn informed how GLA - m = Gross leasable area in m much land in the Cato Ridge area could be developed with The aim of the transport specialist consultants during this viable road upgrades. The modelling also directed the optimal second part of the project was to carry out a more detailed locations for this development to take place. Table 10.1 assessment of the impact that developments in the Cato summarises the maximum area of land that can be developed Ridge area would have on the local road network and to up to 2020 and 2030 both within Cato Ridge and in the assess the transport infrastructure improvements that would wider OWC area. be required to accommodate these developments. In order to achieve this, the SATURN software was used.
10. TRANSPORT INFRASTRUCTURE 87 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
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10.2 MODEL DEVELOPMENT The RIP’s are as follows:
The model development takes place at three distinct levels, Existing road network – develop those areas of land namely: that only require construction of an access to certain
Network Coding – coding of the four networks in terms roads of link capacity, speeds, length, intersection geometry; RIP 1 – construction of links 4-3, 8-1, 10-1 and 10-2
Zone development – creating a minor traffic zonal RIP 2 – construction of link 3-1 system that would be more appropriate the level of RIP 3 – construction of link 1-1 modelling being carried out; and RIP 4 – construction of link 2-1 Creating the matrices used in the model. RIP 5 – construction of link 7-4
RIP 6 – construction of link 7-2 and 7-3 10.3 PROPOSED DEVELOPMENT If the new interchange and link have not been As stated earlier, the strategic modelling provided a guide as constructed by Phase 6 they will be constructed then. to the area of development that could take place within Cato Ridge. Figure 10.1 shows the areas covered in each phase. Rather than planning the development of the study area in pre-determined time phases, the decision was made to The area has also been split into a number of Infrastructure determine the road infrastructure required to enable the full Cost Zones (ICZ’s) to help with grouping of costs. These can development to occur and then determine thresholds at which also be seen in Figure 10.1, overleaf. various infrastructure is required.
In order to help with this the road improvements were split into a number of Road Improvement Packages (RIP’s) and each of these would then release a certain amount of land to be developed.
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Figure 10.1: RIP’s and Infrastructure Cost Zones for the Proposed Table 10.2 shows the maximum planned development areas Land Use Areas for each of the key land uses up to 2030. The areas planned for industrial development are slightly higher than that provided by the EMME2 model. This is due to the difficulty in splitting land parcels and is a recognition that the total area is necessarily flexible to a limited degree. It is envisioned that this slightly higher number will not be a problem.
Table 10.2: Actual Cato Ridge LAP Land Uses
Up to 2030 Land Use No.of Units GLA - m2 Industrial 1,250,344 Residential 640 Commercial / Business 16,995 Facility 12,890 Total Area (excl. Residential) 1,218,312
With the phasing described above the development is split between the RIP’s as per Table 10.3.
Table 10.3: Infrastructure Phasing and Land Release
Phase ICZ Industrial Residential Commercial Facility Existing 2, 3, 5, 6, 8, 10 408,002 641 16,995 12,889 RIP 1 4, 8 191,224 RIP 2 3 100,824 RIP 3 1 212,463 RIP 4 2, 7 148,835 RIP 5 7 49,986 RIP 6 7 139,010 Total 1,250,344 641 16,995 12,889
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The original strategic model used a Floor to Area Ratio (FAR) Commercial/business – 250 person trips / ha; of 0.5 for all industrial land uses. Since then more Facility – 250 person trips / ha; and knowledge regarding the environmental importance of the area was made available and the decision was made to Residential – 1.1 vehicle trips / dwelling. reduce the FAR to reflect the environmentally sensitive nature
of the area. Three different FAR values are to be used The trip generation rates from the EMME3 model are person depending on the environmental status of the land, the three trip rates and are based on the potential of an area to create FARs used are as follows: employment and they also cover a two hour period rather
than a one hour period. Details of this process used to For land with development on already (or transformed calculate the number of vehicle trips can be found in “0001 land) a FAR of 0.5 will be applied; CR LAP Traffic Assessment 090810” in Appendix A.
For land that has been degraded a FAR of 0.35 will be The methodology above does not include for heavy vehicles, applied; and so a factor needed to be applied in order to account for heavy
vehicles visiting the industrial areas. The factor for heavy For land that is still in a good condition a FAR of 0.25 vehicles was based on counts carried out at various will be applied. intersections and links within the area to determine the
average number of heavy vehicles. The resultant factor came
out that an average 6% of total vehicles were heavy vehicles.
10.4 TRIP GENERATION Using these trip rates provided a base. From this the
SATURN network was loaded with trips until the V/C ratio on Trip generation rates have come from two sources. For the N3 was similar to that experienced in the EMME2 model. industrial, commercial / business and facility developments, It was important to ensure that the remaining network was person trip rates from the EMME3 model are used and for the able to cope with these vehicles. The final V/C ratio on the residential component a trip rate from the South Africa Trip N3 was 81% with four lanes per direction. This is not as Generation Rate Manual is used. The specific trip generation high as the V/C ratio achieved in the EMME2 (85%) modelling rates used are as follows: due to the requirement to ensure that the rest of the network
would be able to operate with realistic upgrades. Industrial – 150 person trips / ha;
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The total number of trips was 17,847. From this 6080 trips 10.6 ADDITIONAL AREAS were removed to account for the background traffic. This resulted in 11,767 trips coming from the development. From Based on an extensive constraints analysis comprising of this the number of trips generated by commercial (58), future landfill requirements, future intermodal freight hub facility (44) and residential (705) are removed. This results in developments, watershed, slope analysis, environmental, 10,960 trips being generated by the industrial component. waste water, existing road infrastructure, existing zoning rights the study team determined the optimal areas for The industrial component has a GLA of 1,188,427m2. If the development over the next twenty years. These optimal formula used for calculating the number of trips is reversed areas are styled the “proposed” development areas. In then the resultant trip rate is 0.922 trips per 100m2. The addition to this, four other areas were also investigated for South African Trip Generate Rate Manual suggests that for potential development. These are areas 9, 11, 12 and 13 these types of industrial development a trip rate of 0.9 trips and are referred to as “additional”areas. per 100m2 should be used, which is in line with the study results. Area 9 is reserved for a possible future inter-modal freight hub, but development of this hub is not envisaged for another The number of inbound and outbound trips for each land use 30 to 40 years so is outside the time scale of this LAP. For can be seen in Table 10.3, below. the purpose of this LAP the zoning of Area 9 will remain agricultural, and no industrial development will therefore take Table 10.3: Inbound and Outbound Trips for the Total Development place within area 9.
Land Use Trips In Trips Out Total Area 11 is to the south of Cato Ridge Village off the Industrial 8328 2773 11,101 MR385. Residential 176 529 705 Commercial / Area 12 is north of Cato Ridge Village and to the west 43 14 57 Business of Buchanan Road. Facility 33 11 44 Total 8580 3327 11,907 Area 13 is the east of the LAP.
The findings of the studies and the infrastructure and capacity limitations have meant that only a certain level of GLA can be accommodated. The maximum GLA is utilized by
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the proposed areas and as a result the “additional areas” (Areas 11, 12 and 13) cannot be accommodated. As a result Figure 10.1: Infrastructure Cost Zones for the Proposed & these additional areas do not form part of the final LAP. Additional Areas
None of these additional areas have been included in the modelling and as such will not be reported on in this report.
The infrastructure cost zones for the proposed and additional areas can be seen in Figure 10.1.
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10.6 PROPOSED ROAD INFRASTRUCTURE Figure 10.2: Proposed Road Infrastructure For a number of the industrial areas there is no road infrastructure in place. So, before these areas can be developed this road infrastructure needs constructing. The infrastructure required and the intersection strategy are contained in the next two sections. There are also a number of roads and intersections that require upgrading in order to operate with the traffic.
The proposed infrastructure can be seen in Figure 10.2.
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10.6.1 PHASE 2 INFRASTRUCTURE FOR THE PROPOSED SCHEME ICZ Link Ref Description No. of Lanes Length (m) Link road from 94044TRK to 1-1 2 2489 MR423 1 Link road from Eddie Hagan 1-2 2 924 Drive to 94044TRK Link road from 65301TRK to 2-1 2 1249 2 Drakensberg Street 2-2 Upgrade of 65301TRK for 610m 2 610 Link road from Eddie Hagan 3 3-1 2 1541 Drive to 65301TRK 4-1 Link road from R103 to link 7-2 4 128 Widening of Eddie Hagan Drive 4-2 to two lanes per direction 4 1689 4 between R103 and 65301TRK Link road from Safal Steel to 4-3 2 1921 Assmang New N3 interchange and 7-1 associated on and off slips 7-2 Link road between N3 and R103 2 2213 7 Industrial area loop road from 7-3 2 1636 link 7-2 7-4 Link road from R103 to link 7-2 2 625 8 8-1 Road south from R103 2 625 Link road from School Road to 10-1 2 223 Selby Road 10 Link road from Mazeppa Road to 10-2 2 653 Old Georgedale Road Widening of the N3 to four lanes 38,285 (both per direction between Peacevale 8 directions) and Cato Ridge Mis Widening of the MR385/R103 to c two lanes per direction between 4 448 Old Georgedale Road and eastbound on-slip Widening of the R103 to two lanes per direction between the 4 3640 eastbound on-slip and Eddie Hagan Drive Widening of the R103/MR385 to two lanes per direction at the 4 537 Hammarsdale Interchange
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As well as these a number of upgrades to intersections were Table 10.5: Road Infrastructure Costs for the Proposed Areas carried out and these are as follows: Link ICZ Cost (R) (inc VAT) Responsibility 1-1 1 R38,886,980 Developer/ETA 1-2 1 R13,693,680 Developer/ETA Upgrade of the Hammarsdale and Cato Ridge Sub-Total R50,580,660 interchanges to signals 2-1 2 R18,510,180 Developer/ETA 2-2 2 R9,040,200 Developer/ETA Sub-Total R27,550,380 Upgrade of the R103/Dunbar intersection to signals 3-1 3 R22,837,620 Developer/ETA 4-1 4 R3,035,136, Developer/ETA Upgrade of the R103/Eddie Hagan Drive intersection to 4-2 4 R40,049,568 Developer/ETA 4-3 4 R28,499,220 Developer/ETA signals Sub-Total R71,553,924 7-1 (interchange) 7 R71,614,800 SANRAL Upgrade of all intersections on Eddie Hagan Drive to 7-2 7 R32,796,660 ETA signals. 7-3 7 R24,245,520 Developer/ETA 7-4 7 R9,262,500 Developer/ETA Sub-Total R137,919,480 Signalisation of all intersections on the link road 8-1 8 R7,365,540 Developer/ETA between the N3 and R103. 10-1 10 R3,304,860 Developer/ETA 10-2 10 R9,677,460 Developer/ETA Sub-Total R12,982,320 The cost of the infrastructure for the proposed development N3 Widening R229,135,725 SANRAL can be seen in Table 10.5. R103 widening (Old Georgedale Road to R26,387,352 ETA eastbound on slip R103 widening (eastbound on slip to R32,366,880 ETA Eddie Hagan Drive R103 Widening (Hammarsdale R15,312,024 ETA interchange) Signalised R5,586,000 SANRAL/Developer/ETA intersections Localised intersection R2,280,000 Developer/ETA widening Total R641,857,905
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The road infrastructure upgrades required if any of the Table 10.7: Road Infrastructure Costs for the Additional Areas Cost (R) (inc additional areas are to be upgrades are in Table 10.6. Link ICZ Responsibility VAT) A9-1 9 R61,917,960 Developer/ETA Table 10.6: Road Infrastructure for the Additional Scheme A11-1 11 R30,425,460 Developer/ETA Number of Approximate A12-1 12 R115,140,000 Developer/ETA ICZ Link ID Description Lanes Length (one A13-1 13 R9,218,040 Developer/ETA way) A13-2 13 R14,375,400 Developer/ETA Link road from 2 4178 9 A9-1 A13-3 13 R15,101,580 Developer/ETA N3 to MR385 A13-4 13 R11,714,280 Developer/ETA Link road from 2 2053 11 A11-1 link A9-1 to Sub-Total R49,869,300 MR385 Total R257,352,720 Link road and 2 417 bridge from The cost of the infrastructure is R641,857,905 for the 12 12-1 MR385 to Alice proposed areas and R257,352,720 for the additional areas. Goswell Road Link road from 2 622 A13-1 MR556 into The road infrastructure upgrades required if any of the industrial area additional areas are to be upgrades are as follows: Link road from 2 970 A13-2 MR556 into Link road from new N3 interchange to MR385, only if 13 industrial area inter modal hub goes ahead, (link A9-1); Loop road from 2 1019 A13-3 D157 Link road from new link 9-1 to MR385 (Link A11-1); Loop road from 2 754 A13-4 MR556 to link Link road and bridge from MR385 to Alice Goswell A13-1 Road over the railway (Link A12-1); Table 10.7 shows the cost and responsibility for the links Link road from MR556 into industrial area (link A13-1); required for the additional areas. Link road from MR556 into industrial area (link A13-2);
Loop road from D157 (link A13-3); and
Link road from MR556 to link 13-1 (link 13-4).
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10.7 N3 TOLL ROAD As part of the modelling it was requested that the impact of For option two the main impact could be to reduce the tolling the N3 was investigated. attractiveness of Cato Ridge as an area for development as the Camperdown toll plaza will be located in close proximity After contacting The South African National Roads Agency to Cato Ridge. The impact could be a decrease in traffic on Limited (SANRAL) it was discovered that they are currently the N3 and M13, with a possible increase in traffic on the considering two options, but at the present moment in time R103 and R602, although the extra distance to travel on the they have not finalised which option to implement. R103 could balance the cost of the toll.
The one aspect that was ascertained from SANRAL was that whatever happens the existing Marianhill Toll Plaza will 10.8 RESULTS
remain in place. 10.8.1 EXISTING ROAD NETWORK
The two options are as follows: The modelling has shown that the bridge at the Hammarsdale Interchange has a high V/C ratio at 82% indicating that this Option one – increase the toll fee at Marianhill; and interchange is close to capacity. Figure 10.3 shows this.
Figure 10.3: V/C Ratios for Hammarsdale Interchange Option two – new toll plazas at Shongweni north facing ramp, M13 on/off ramps and a mainline toll at Camerdown.
As no decision has been made by SANRAL as to which option will be implemented the decision was made not to undertake any modelling of the toll as this would be pre- empting SANRAL’s decision.
If Option one is implemented then the main impact would an increase in traffic on the M13 towards Durban as people use this alternative route to avoid paying the toll fee. There would also be a negative impact on the N3 and roads in the vicinity of Cato Ridge.
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The modelling also showed high V/C ratios on the northbound 10.8.2 RIP 1 – CONSTRUCTION OF LINKS 4-3, 8-1, section of the MR385 towards the Cato Ridge interchange. 10-1 AND 10-2 This can be seen in Figure 10.4. The modelling showed that the bridge over the N3 at the Hammarsdale IC would be over capacity with a V/C ration of Figure 10.4: V/C Ratios for Cato Ridge Village 103%. An analysis of the turning V/C ratios shows the issue is at the southbound on and off-slips. These issues can be seen in Figure 10.5
Figure 10.5: V/C Ratios for Hammarsdale IC for RIP 1.
Other areas with high V/C ratios are the R103 and the southern section of Eddie Hagan Drive.
The high V/C ratios on all these roads suggest that upgrades will be required at some point in order to cope with the For RIP One the modelling shows that the have high V/C additional traffic generated by the developments. ratios of 85% and 79% respectively. These can be seen in Figure 10.6.MR385 at the Cato Ridge IC and the R103 eastbound towards Eddie Hagan Drive
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Figure 10.6: V/C Ratios for Cato Ridge Village for RIP 1 Figure 10.7: V/C Ratios for an Upgraded Hammarsdale IC for RIP 1
In order to provide more capacity at the Hammarsdale IC the MR385 will be widened to two lanes over the bridge and for an appropriate distance either side. The IC will also be upgraded to operate as signalised intersections. The results of these upgrades can be seen in Figure 10.7.
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10.8.3 RIP 2 – CONSTRUCTION OF LINK 3-1 10.8.4 RIP 3 – CONSTRUCTION OF LINK 1-1
The modelling showed that the MR385 northbound towards The model showed a number of problem areas where the V/C the Cato Ridge IC is close to capacity and that any additional ratio was 90% or greater indicating that these roads or traffic will require widening of this section of road. The R103 intersections do not have enough capacity to cope with the is also close to capacity in this scenario. Both these sections traffic flows. The areas which are over capacity are as of road can be seen in Figure 10.8. follows:
Figure 10.8: V/C Ratios for Cato Ridge Village for RIP 2 Hammarsdale IC (Figure 10.9)
R103 eastbound towards Eddie Hagan Drive (Figure 10.10)
MR385 northbounds towards Cato Ridge IC (Figure 10.11)
R103 westbound towards Cato Ridge from Eddie Hagan Drive intersection (Figure 10.11)
Dunbar Drive/R103 intersection (Figure 10.11).
The remaining roads are all operating within capacity.
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Figure 10.9: V/C Ratios for Hammarsdale IC for RIP 3 Figure 10.10: V/C Ratios for the R103 for RIP 3
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Figure 10.11: V/C Ratios for Cato Ridge Village for RIP 3 A number of iterations were run with various upgrades to the road network. The final run had the following upgrades:
New interchange on the N3
Widening of the N3 to four lanes per direction
Upgrade of the Cato Ridge IC to signals and widening of the MR385/R103 to two lanes per direction between Old Georgedale Road and the eastbound on- slip
Upgrade of Eddie Hagan Drive to two lanes per direction between the R103 and 65301TRK
Upgrade of the Dunbar Drive/R103 to signals
The result of all these upgrades is that all the problem areas have been resolved and all roads and intersections are now operating within capacity. These can all be seen in Figures 10.12 to 10.15.
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Figure 10.12: V/C Ratios for Hammarsdale IC with Upgrades forRIP3 Figure 10.13: V/C ratios for the Upgraded R103 for RIP 3
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Figure 10.14: V/C Ratios for Cato Ridge Village with Upgrades for Figure 10.15: V/C Ratios for the New Interchange and Link Road for RIP 3 RIP 3
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10.8.5 RIP 4 – CONSTRUCTION OF LINK 2-1 10.8.6 RIP 5 – CONSTRUCTION OF LINK 7-4
The modelling shows that the section of the R103 between The modelling showed that none of the roads or intersections Dunbar Drive and Eddie Hagan Drive has a V/C ratio of 78%, are over capacity. indicating that upgrades may be required if development continues. This can be seen in Figure 10.16. The modelling does show an increase in the V/C ratio on the R103 towards Eddie Hagan Drive to 81%. This can be seen Figure 10.16: V/C Ratios for the R103 for RIP 4 in Figure 10.17.
Figure 10.17: V/C Ratios for the R103 for RIP 5
The remaining roads and intersections are all operating within capacity.
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10.8.7 RIP 6 – CONSTRUCTION OF LINK 7-3, TOTAL The modelling ratio of 86%. Although this is close to DEVELOPMENT capacity the section is very short, only a distance of 70m and the links either side have lower V/C ratios. Figure 10.19 also The results of the modelling show that the R103 between shows that the MR385 northbound towards the Cato Ridge Dunbar Drive and Eddie Hagan Drive is close to capacity with IC is close to capacity with a V/C a maximum V/C ratio of 86%. Although this is less than the 90% threshold it would be advisable to upgrade this section Figure 10.19: V/C Ratios for Cato Ridge Village for RIP 6 of the R103 to two lanes per direction in order to reduce the impact of any accidents or unusually high traffic volumes. Figure 10.18 shows this.
Figure 10.18: V/C Ratios for the R103 for RIP 6
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The impact of upgrading the R103 between Dunbar Drive and Eddie Hagan Drive can be seen in Figure 10.20. The result is a decrease in the V/C ratio which ensures that should there be an increase in traffic on a particular day the R103 will be able to cope with the increased traffic flow.
Figure 10.20: V/C Ratios with a Widened R103 for RIP 6
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11. BULK AND CIVIL INFRASTRUCTURE FRAMEWORK 11. BULK AND CIVIL INFRASTRUCTURE 108 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
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11 BULK AND CIVIL INFRASTRUCTURE FRAMEWORK ARUP
11.1 STATUS OF EXISTING INFRASTRUCTURE
11.1.1 STORMWATER Existing Stormwater Systems The eThekwini staff are in the process of familiarising themselves with the existing stormwater as Cato Ridge forms part of an area that has recently been inherited by the Municipality. The available “as built” drawings have limited information and do not capture the complete situation.
However, in simplistic broad terms the stormwater systems in place are functioning adequately with no areas of any great concern.
11.1.2 SEWER
Cato Ridge Oxidation Pond The Cato Ridge town has a limited water borne sewage reticulation system with three small pumps stations that gravitates to an oxidation pond situated to the south of the golf course. Flow to this pond is unmeasured and the capacity is unknown. (See Map indicating this infrastructure).
This oxidation pond is by no means a WWTW.
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Cato Ridge Abattoir 11.1.4 SOLID WASTE DISPOSAL
This privately owned and operated Cato Ridge Abattoir The only existing landfill site within the study area is the WWTW has a capacity of ±5.4 megalitres/day. The current Shongweni site which has a life expectancy of approximately flow is ±0.9 megalitres/day. These Works were designed 10 years. Currently solid waste is collected by DSW trucks specifically for animal waste and has the following negative and either transported to the Shongweni or Mariannhill sites. attributes. 11.1.5 ESKOM ELECTRICAL SUPPLY Is located on high ground relative to the surroundings,
which means that everything needs to be pumped to Eskom is the major supplier of power to industries and the Works. residents within the study area. The services are however Works are located within the Inanda Dam catchment very strained and at the limit of their capacity. basin (similar to the Far West Works). 11.1.6 SASOL GAS
Septic/Conservancy Tanks There are no Sasol Gas facilities within the study area.
Elsewhere in the study area septic and conservancy tanks are used. These are serviced by privately owned Honey Sucker 11.2 DEVELOPMENT IMPLICATIONS operators. 11.2.1 STORMWATER 11.1.3 WATER SUPPLY Stormwater runoff will increase as a consequence of The region has an extensive water pipeline network with increased hardened surfaces, therefore storm water associated distribution reservoirs. This system is in management systems will need to be implemented which will reasonable condition and generally coping with the current include on site attenuation devices. The discharge from draw-off demands. The area under strain is the main feeder these attenuation devices will be into natural water courses. supply pipelines from Umgeni Water which will be alleviated Where the natural water course is some distance away, then by the proposed Western Aqueduct Pipeline. formalised drainage networks will be required.
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11.2.2 SEWER DISCHARGE 11.2.4 ELECTRICAL SUPPLY
In order to allow development to proceed an expanded water Eskom have an implementation plan to increase the power borne sewage reticulation system will need to be installed. supply to the area over the next 5 years. eThekwini This network will have to be connected to the existing Municipality Electricity currently do not have a need to Hammersdale WWTW (this is due to a WWTW Consolidation expand their supply into the study area since Eskom are the Policy recently implement by eThekwini Water and Sanitation main role player in the area. Department), thereby eliminating the need for the sewer pond at the golf course. However, this could result in long sewer pipelines that are underutilised and could pose as a possible maintenance problem.
Consideration needs to be given to the time frame required to implement a new WWTW (the upgrade of the Hammersdale WWTW). The planning, design and EIA process is at least two years. The construction phase is one to two years depending on the size.
Septic tanks are an option although not ideal because of the environmental issues and depending on the effluent volumes.
11.2.3 WATER SUPPLY
The quantity of potable water supplied to the distribution reservoirs will be adequate once the Western Aqueduct is operating. Then the only areas that may require upgrading will be the distribution pipelines depending on the locations of the developments.
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11.2.5 GEOHAZARDS & SOIL TYPES
See following maps.
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11.3 PROPOSED INFRASTRUCTURE PLAN FOR THE LAP All storm water from a site on which heavy AND PRECINCT PLANS construction equipment is used, maintained or stored or on which any petroleum product is stored or 11.3.1 STORM WATER transferred to such equipment or any vehicle, and from any vehicle washing bay, must be treated by an See proposed infrastructure plan. oil/water separator.(This will need to be incorporated into the development requirements for the individual Piped storm water reticulation networks will be required sites.) within the road reserves and servitudes to safely convey run-
off to the nearest natural water course. In accordance with
the eThekwini Municipal policy, business and commercial
developments will be required to attenuate post development
peak storm water run-off on their individual sites prior to
discharging into the municipal system.
The reticulation network will then discharge into the various
proposed Municipal attenuation ponds. In order to avoid
contaminating natural water courses and ultimately major
water catchment basins with the potential polluted runoff
from the industrial areas, the following should be
incorporated into these attenuation ponds;
The provision of wetlands or biofiltration or both.
All storm water must, prior to discharging to a storm water facility pass through a treatment facility purposely designed to remove suspended solids
11. BULK AND CIVIL INFRASTRUCTURE 114 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
11.3.2 WATER SUPPLY
See Proposed Infrastructure Plan. Once commissioned, the new Western Aqueduct pipeline will be supplying the main Cato Ridge reservoir off Eddie Hagen Drive. This reservoir has sufficient storage capacity to meet the anticipated demands up to the year 2030. A new pipeline distribution network will be required for the industrial precinct. The existing pipeline distribution network within the balance of the LAP will need to be hydraulically modelled to determine the pipes that would require upgrading for the short and long terms.
11.2.3 WASTE WATER
See Proposed Infrastructure Plan. The main existing sewage oxidation pond at the southern end of the golf course will need to be connected to the Hammersdale WWTW. (This being a policy decision of the eThekwini Water and Waste division to consolidate WWTW’s). Branches off this pipeline will connect to the industrial areas. The balance of the area can therefore be converted to a water borne system, thereby doing away with the septic tank systems. Alternatively, a fully functional WWTW could be constructed on the same site as the existing oxidation pond with all the proposed sewers pipelines being connected to this point. This option only has a capital cost estimate of sum R4,2 million more that having the WWTW situated in Hammersdale. (See detailed costing in section
11. BULK AND CIVIL INFRASTRUCTURE 115 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
12.5. However this capital amount excludes the ongoing maintenance items of the additional sewer pump station as well as the additional WWTW, as Hammersdale WWTW would still be required. It therefore stands to reason that logical option for the Cato Ridge sewer to be connected to the Hammersdale WWTW.
11.3.4 ELECTRICAL SUPPLY
See Proposed Eskom Electrical Supply Plan Eskom have the following roll out plans for the few years;
Establish a /132kV switching Station at Assmang (short term) Establish a 400/132kV Substation at Assmang (long term) Establish Trelawney and Harrison Flats 132/11kV 2x40MVA Substation Establish a Nagle Dam 132/11kV 2x20MVA Substation Construct a SC line from Abbatoir Substation to Nagle Dam Substation Turn-in the existing 132kV Georgedale to Msunduzi lines into Cato Ridge
11. BULK AND CIVIL INFRASTRUCTURE 116 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS ANTICIPATED INFRASTRUCTURE DEMANDS FOR PLANNED LAND USE - CATO RIDGE LAP 11.4 ANTICIPATED INFRASTRUCTURE DEMANDS FOR PLANNED LAND USE – CATO RIDGE LAP
BY YEAR Current Estimated Proposed Proposed Anticipated Additional Total Water
2030 Existing Water Additional GLA Additional Water Demand Water Demand Assumptions Demands Demand (Ml/day) (m2) Units (Ml/day) (Ml/day)
INDUSTRIAL 1 1190175 - 4.76 400 litres per day per 100m2 of floor space 5.76
RESIDENTIAL 0.4 - 400 0.40 1000 litres per day per house 0.80
COMMERCIAL / MIXED USE 0.2 29880 - 0.12 400 litres per day per 100m2 of floor space 0.32
TOTALS 1.6 1220055 400 5.28 6.88
Total Anicipated Sewer Discharge by 2030 (90% of water demand) 5.50
11.5 INFRASTRUCTURE COST ESTIMATES
11.5.1 TECHNICAL DATA OF PROPOSED SEWER PUMP STATIONS
SPS 1 - Sewer Pump Station 1 SPS 4 - Sewer Pump Station 4 Pumping Head = 36 m Pumping Head = 74 m Pumping Length (16 - 15) = 640 m Pumping Length (18 - 13) = 1830 m Anticipated Total GLA = 21960 m2 Anticipated Total GLA = * 20000 m2 Total Anticipated Daily Sewer Flow = 88 kl/d Total Anticipated Daily Sewer Flow = 80 kl/d Average Flow 2 l/sec Average Flow 2 l/sec Peak Flow 6 l/sec Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm Min Required Pipe Diameter 75 mm
SPS 2 - Sewer Pump Station 2 11. BULK AND CIVIL INFRASTRUCTURE Pumping Head = 16 m SPS 5 - Sewer Pump Station 5 117 GPumpingRAHAM MULLER Length ASSOCIATES (14 - 13) = CONSORTIUM 1620 m Pumping Head = FRAMEWORK 43 m Anticipated Total GLA = 85876 m2 Pumping Length (21 - 6) = 1386 m Total Anticipated Daily Sewer Flow = 344 kl/d Anticipated Total GLA = * 20000 m2 Average Flow 8 l/sec Total Anticipated Daily Sewer Flow = 80 kl/d Peak Flow 24 l/sec Average Flow 2 l/sec Min Required Pipe Diameter 160 mm Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm
SPS 3 - Sewer Pump Station 3 SPS 6 - Sewer Pump Station 6 Pumping Head = 24 m (Only applicable for Option 2 and located at Node 2) Pumping Length (12 - 11) = 1740 m Pumping Head = 22 m Anticipated Total GLA = 205073 m2 Pumping Length (2 - 3) = 2900 m Total Anticipated Daily Sewer Flow = 820 kl/d Anticipated Total GLA = 0 m2 Average Flow 19 l/sec Total Anticipated Daily Sewer Flow = 0 kl/d Peak Flow 57 l/sec Average Flow 86 l/sec Min Required Pipe Diameter 250 mm Peak Flow 258 l/sec Min Required Pipe Diameter 500 mm
* Please note that pumpstations 4 & 5 are assumed GLA's SPS 1 - Sewer Pump Station 1 SPS 4 - Sewer Pump Station 4 Pumping Head = 36 m Pumping Head = 74 m Pumping Length (16 - 15) = 640 m Pumping Length (18 - 13) = 1830 m Anticipated Total GLA = 21960 m2 Anticipated Total GLA = * 20000 m2 Total Anticipated Daily Sewer Flow = 88 kl/d Total Anticipated Daily Sewer Flow = 80 kl/d Average Flow 2 l/sec Average Flow 2 l/sec Peak Flow 6 l/sec Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm Min Required Pipe DiameterOUTER WEST75 CmmORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS SPS 2 - Sewer Pump Station 2 Pumping Head = 16 m SPS 5 - Sewer Pump Station 5 Pumping Length (14 - 13) = 1620 m Pumping Head = 43 m Anticipated Total GLA = 85876 m2 Pumping Length (21 - 6) = 1386 m Total Anticipated Daily Sewer Flow = 344 kl/d Anticipated Total GLA = * 20000 m2 Average Flow 8 l/sec Total Anticipated Daily Sewer Flow = 80 kl/d Peak Flow 24 l/sec Average Flow 2 l/sec Min Required Pipe Diameter 160 mm Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm
SPS 3 - Sewer Pump Station 3 SPS 6 - Sewer Pump Station 6 Pumping Head = 24 m (Only applicable for Option 2 and located at Node 2) Pumping Length (12 - 11) = 1740 m Pumping Head = 22 m Anticipated Total GLA = 205073 m2 Pumping Length (2 - 3) = 2900 m Total Anticipated Daily Sewer Flow = 820 kl/d Anticipated Total GLA = 0 m2 Average Flow 19 l/sec Total Anticipated Daily Sewer Flow = 0 kl/d Peak Flow 57 l/sec Average Flow 86 l/sec Min Required Pipe Diameter 250 mm Peak Flow 258 l/sec Min Required Pipe Diameter 500 mm
* Please note that pumpstations 4 & 5 are assumed GLA's
11.5.2 TECHNICAL DATA OF PROPOSED SEWER PIPELINES
Pipeline 11 - 9 Pipeline 8 - 17 Anticipated GLA = 282979 m2 Anticipated GLA = 200000 m2 Anticipated Daily Sewer Flow = 1132 kl/d Anticipated Daily Sewer Flow = 800 kl/d Average Flow 17 l/sec Average Flow 12 l/sec Add Average Upstream Flow 19 l/sec Add Average Upstream Flow 0 l/sec Cumulative Average Flow 36 l/sec Cumulative Average Flow 12 l/sec Peak Flow 91 l/sec Peak Flow 31 l/sec Min Required Pipe Diameter 315 mm Min Required Pipe Diameter 200 mm
Pipeline 10 - 9 Pipeline 15 - 13 Anticipated GLA = 120000 m2 Anticipated GLA 1 1.= BULK AND CIVIL5000 INFRASTRUCTUREm2 Anticipated Daily Sewer Flow = 480 kl/d Anticipated Daily Sewer Flow = 20 kl/d 118 GRAHAMAverage MULLER Flow ASSOCIATES CONSORTIUM 7 l/sec Average Flow FRAMEWORK 0.3 l/sec Add Average Upstream Flow 0 l/sec Add Average Upstream Flow 2 l/sec Cumulative Average Flow 7 l/sec Cumulative Average Flow 2 l/sec Peak Flow 19 l/sec Peak Flow 6 l/sec Min Required Pipe Diameter 160 mm Min Required Pipe Diameter 75 mm
Pipeline 9 - 17 Pipeline 13 - 17 Anticipated GLA = 35559 m2 Anticipated GLA = 7000 m2 Anticipated Daily Sewer Flow = 142 kl/d Anticipated Daily Sewer Flow = 28 kl/d Average Flow 2 l/sec Average Flow 0.4 l/sec AddSPS Average 1 - Sewer Upstream Pump Station Flow 1 43 l/sec Add SPSAverage 4 - Sewer Upstream Pump Flow Station 4 10 l/sec CumulativePumping Head Average = Flow 45 l/sec36 m CumulativePumping Average Head = Flow 10 l/sec74 m Pumping Length (16 - 15) = 640 m Pumping Length (18 - 13) = 1830 m Peak Flow 113 l/sec Peak Flow 26 l/sec Anticipated Total GLA = 21960 m2 Anticipated Total GLA = * 20000 m2 MinTotal Required Anticipated Pipe Diameter Daily Sewer Flow = 315 mm88 kl/d Min TotalRequired Anticipated Pipe Diameter Daily Sewer Flow = 160 mm80 kl/d Average Flow 2 l/sec Average Flow 2 l/sec Peak Flow 6 l/sec Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm Min Required Pipe Diameter 75 mm
SPS 2 - Sewer Pump Station 2 Pumping Head = 16 m SPS 5 - Sewer Pump Station 5 Pumping Length (14 - 13) = 1620 m Pumping Head = 43 m Anticipated Total GLA = 85876 m2 Pumping Length (21 - 6) = 1386 m Total Anticipated Daily Sewer Flow = 344 kl/d Anticipated Total GLA = * 20000 m2 Average Flow 8 l/sec Total Anticipated Daily Sewer Flow = 80 kl/d Peak Flow 24 l/sec Average Flow 2 l/sec Min Required Pipe Diameter 160 mm Peak Flow 6 l/sec Min Required Pipe Diameter 75 mm
SPS 3 - Sewer Pump Station 3 SPS 6 - Sewer Pump Station 6 Pumping Head = 24 m (Only applicable for Option 2 and located at Node 2) Pumping Length (12 - 11) = 1740 m Pumping Head = 22 m Anticipated Total GLA = 205073 m2 Pumping Length (2 - 3) = 2900 m Total Anticipated Daily Sewer Flow = 820 kl/d Anticipated Total GLA = 0 m2 Average Flow 19 l/sec Total Anticipated Daily Sewer Flow = 0 kl/d Peak Flow 57 l/sec Average Flow 86 l/sec Min Required Pipe Diameter 250 mm Peak Flow 258 l/sec Min Required Pipe Diameter 500 mm
* Please note that pumpstations 4 & 5 are assumed GLA's Pipeline 11 - 9 Pipeline 8 - 17 Anticipated GLA = 282979 m2 Anticipated GLA = 200000 m2 Anticipated Daily Sewer Flow = 1132 kl/d Anticipated Daily Sewer Flow = 800 kl/d Average Flow 17 l/sec Average Flow 12 l/sec Add Average Upstream Flow 19 l/sec Add Average Upstream Flow 0 l/sec Cumulative Average Flow 36 l/sec Cumulative Average Flow 12 l/sec Peak Flow 91 l/sec Peak Flow OUTER WE31Sl/secT CORRIDOR STUDY & Min Required Pipe Diameter 315 mm Min Required Pipe Diameter 200 mm eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Pipeline 10 - 9 Pipeline 15 - 13 Anticipated GLA = 120000 m2 Anticipated GLA = 5000 m2 Anticipated Daily Sewer Flow = 480 kl/d Anticipated Daily Sewer Flow = 20 kl/d Average Flow 7 l/sec Average Flow 0.3 l/sec Add Average Upstream Flow 0 l/sec Add Average Upstream Flow 2 l/sec Cumulative Average Flow 7 l/sec Cumulative Average Flow 2 l/sec Peak Flow 19 l/sec Peak Flow 6 l/sec Min Required Pipe Diameter 160 mm Min Required Pipe Diameter 75 mm
Pipeline 9 - 17 Pipeline 13 - 17 Anticipated GLA = 35559 m2 Anticipated GLA = 7000 m2 Anticipated Daily Sewer Flow = 142 kl/d Anticipated Daily Sewer Flow = 28 kl/d Average Flow 2 l/sec Average Flow 0.4 l/sec Add Average Upstream Flow 43 l/sec Add Average Upstream Flow 10 l/sec Cumulative Average Flow 45 l/sec Cumulative Average Flow 10 l/sec Peak Flow 113 l/sec Peak Flow 26 l/sec Min Required Pipe Diameter 315 mm Min Required Pipe Diameter 160 mm
Pipeline 17 - 7 Pipeline 5 - 2 Anticipated GLA = 400 m2 Anticipated GLA = 0 m2 Anticipated Daily Sewer Flow = 2 kl/d Anticipated Daily Sewer Flow = 0 kl/d Average Flow 0.0 l/sec Average Flow 0 l/sec Add Average Upstream Flow 67 l/sec Add Average Upstream Flow 82 l/sec Cumulative Average Flow 67 l/sec Cumulative Average Flow 82 l/sec Peak Flow 134 l/sec Peak Flow 164 l/sec Min Required Pipe Diameter 355 mm Min Required Pipe Diameter 400 mm
Pipeline 7 - 5 Pipeline 4 - 3 Anticipated GLA = 6500 m2 Anticipated GLA = 23941 m2 Anticipated Daily Sewer Flow = 26 kl/d Anticipated Residential 298 units Average Flow 0.3 l/sec Anticipated Daily Sewer Flow = 346 kl/d Add Average Upstream Flow 67 l/sec Average Flow 4 l/sec Cumulative Average Flow 67 l/sec Add Average Upstream Flow 0 l/sec Peak Flow 135 l/sec Cumulative Average Flow 4 l/sec Min Required Pipe Diameter 355 mm Peak Flow 16 l/sec Min Required Pipe Diameter 160 mm 11. BULK AND CIVIL INFRASTRUCTURE Pipeline 6 - 5 Pipeline 3 - 2 119 GRAHAMAnticipated MULLER GLA ASSOCIATES = CONSORTIUM 319662 m2 Anticipated GLA = FRAMEWORK 0 m2 Anticipated Daily Sewer Flow = 1279 kl/d Anticipated Daily Sewer Flow = 0 kl/d Average Flow 15 l/sec Average Flow 0.0 l/sec Add Average Upstream Flow 0 l/sec Add Average Upstream Flow 4 l/sec Cumulative Average Flow 15 l/sec Cumulative Average Flow 4 l/sec Peak Flow 44 l/sec Peak Flow 16 l/sec Min Required Pipe Diameter 200 mm Min Required Pipe Diameter 160 mm Pipeline 17 - 7 Pipeline 5 - 2 Anticipated GLA = 400 m2 Anticipated GLA = 0 m2 Anticipated Daily Sewer Flow = 2 kl/d Anticipated Daily Sewer Flow = 0 kl/d Average Flow 0.0 l/sec Average Flow 0 l/sec Add Average Upstream Flow 67 l/sec Add Average Upstream Flow 82 l/sec Cumulative Average Flow 67 l/sec Cumulative Average Flow 82 l/sec Peak Flow 134 l/sec Peak Flow 164 l/sec Min Required Pipe Diameter 355 mm Min Required Pipe Diameter 400 mm
Pipeline 7 - 5 Pipeline 4 - 3 Anticipated GLA = 6500 m2 Anticipated GLA = 23941 m2 Anticipated Daily Sewer Flow = 26 kl/d Anticipated Residential 298 units Average Flow 0.3 l/sec Anticipated Daily Sewer Flow = 346 kl/d Add Average Upstream Flow 67 l/sec Average Flow 4 l/sec Cumulative Average Flow 67 l/sec Add Average Upstream Flow 0 l/sec Peak Flow 135 l/sec Cumulative Average Flow OUTER WE4Sl/secT CORRIDOR STUDY & Min Required Pipe Diameter 355 mm Peak Flow 16 l/sec
eThekwini Municipality Min Required Pipe Diameter CATO RID160GmmE LOCAL AREA PLANS
Pipeline 6 - 5 Pipeline 3 - 2 Anticipated GLA = 319662 m2 Anticipated GLA = 0 m2 Anticipated Daily Sewer Flow = 1279 kl/d Anticipated Daily Sewer Flow = 0 kl/d Average Flow 15 l/sec Average Flow 0.0 l/sec Add Average Upstream Flow 0 l/sec Add Average Upstream Flow 4 l/sec Cumulative Average Flow 15 l/sec Cumulative Average Flow 4 l/sec Peak Flow 44 l/sec Peak Flow 16 l/sec Min Required Pipe Diameter 200 mm Min Required Pipe Diameter 160 mm
Pipeline 2 - 1 Pipeline 19 - 20 Anticipated GLA = 0 m2 Anticipated GLA = 0 m2 Anticipated Daily Sewer Flow = 0 kl/d Anticipated Daily Sewer Flow = 0 kl/d Average Flow 0 l/sec Average Flow 0 l/sec Add Average Upstream Flow 86 l/sec Add Average Upstream Flow 0 l/sec Cumulative Average Flow 86 l/sec Cumulative Average Flow 0 l/sec Peak Flow 172 l/sec Peak Flow 0 l/sec Min Required Pipe Diameter 400 mm Min Required Pipe Diameter 110 mm
11. BULK AND CIVIL INFRASTRUCTURE 120 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
11.5.3 SEWER CONSTRUCTION COST ESTIMATE (BASED ON PROPOSED INDUSTRIAL) Gravity System 15 - 13 75 350 R 600.00 R 210 000.00 Option 1 - WWTW located in Hammersdale Gravity System 13 - 17 160 1200 R 1 300.00 R 1 560 000.00 Estimated Item Pipe dia Length Cost Sub Gravity System 17 - 7 355 360 R 1 500.00 R 540 000.00 (mm) (m) (m) Total Gravity System 7 - 5 355 3110 R 1 500.00 R 4 665 000.00 Pump Station 1 R 1 200 000.00 Gravity System 5 - 2 400 2010 R 1 600.00 R 3 216 000.00 Pump Station 2 R 1 200 000.00 Gravity System 4 - 3 160 2680 R 1 300.00 R 3 484 000.00 Pump Station 3 R 1 200 000.00 Gravity System 3 - 2 160 2900 R 1 300.00 R 3 770 000.00 Pump Station 4 R 1 200 000.00 Gravity System 2 - 1 400 7360 R 1 600.00 R 11 776 000.00 Pump Station 5 R 1 200 000.00 Gravity System 6 - 5 200 3100 R 1 300.00 R 4 030 000.00 Rising Main 16 -15 75 640 R 600.00 R 384 000.00 Gravity System 19 - 20 110 1200 R 1 200.00 R 1 440 000.00 Rising Main 14 - 13 160 1620 R 800.00 R 1 296 000.00 Secondary Reticulations 110 10000 R 1 200.00 R 12 000 000.00 Rising Main 12 -11 250 1740 R 1 000.00 R 1 740 000.00 Contribution to upgrade of Hammersdale WWTW R 60 000 000.00 Rising Main 18 -13 75 1830 R 600.00 R 1 098 000.00
Sewer Total - Option 1 R 133 348 600.00 Rising Main 21 -6 75 1386 R 600.00 R 831 600.00
Gravity System 11 - 9 315 2390 R 1 500.00 R 3 585 000.00
Gravity System 10 - 9 160 2570 R 1 300.00 R 3 341 000.00
Gravity System 9 - 17 315 2690 R 1 500.00 R 4 035 000.00
Gravity System 8 - 17 200 3220 R 1 350.00 R 4 347 000.00
11. BULK AND CIVIL INFRASTRUCTURE 121 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Option 2 - WWTW located in Cato Ridge Gravity System 15 - 13 75 350 R 600.00 R 210 000.00 (At the site of the existing oxidation pond) Gravity System 13 - 17 160 1200 R 1 300.00 R 1 560 000.00 Estimated Item Pipe dia Length Cost Sub Gravity System 17 - 7 355 360 R 1 500.00 R 540 000.00 (mm) (m) (m) Total Gravity System 7 - 5 355 3110 R 1 500.00 R 4 665 000.00 Pump Station 1 R 1 200 000.00 Gravity System 5 - 2 400 2010 R 1 600.00 R 3 216 000.00 Pump Station 2 R 1 200 000.00 Gravity System 4 - 3 160 2680 R 1 300.00 R 3 484 000.00 Pumpstation 3 R 1 200 000.00 Gravity System 2 - 1 400 7360 R 1 600.00 R 11 776 000.00 Pumpstation 4 R 1 200 000.00 Gravity System 6 - 5 200 3100 R 1 300.00 R 4 030 000.00 Pumpstation 5 R 1 200 000.00 Gravity System 19 - 20 110 1200 R 1 200.00 R 1 440 000.00 Pumpstation 6 R 1 200 000.00 Secondary Reticulations 110 10000 R 1 200.00 R 12 000 000.00 Rising Main 16 -15 75 640 R 600.00 R 384 000.00 Construction of Cato Ridge WWTW R 60 000 000.00 Rising Main 14 - 13 160 1620 R 800.00 R 1 296 000.00
Rising Main 12 -11 250 1740 R 1 000.00 R 1 740 000.00 Sewer Total - Option 2 R 137 738 600.00
Rising Main 18 -13 75 1830 R 600.00 R 1 098 000.00
Rising Main 21 -6 75 1386 R 600.00 R 831 600.00
Rising Main 2 -3 500 2900 R 2 400.00 R 6 960 000.00
Gravity System 11 - 9 315 2390 R 1 500.00 R 3 585 000.00
Gravity System 10 - 9 160 2570 R 1 300.00 R 3 341 000.00
Gravity System 9 - 17 315 2690 R 1 500.00 R 4 035 000.00
Gravity System 8 - 17 200 3220 R 1 350.00 R 4 347 000.00
11. BULK AND CIVIL INFRASTRUCTURE 122 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
11.5.4 WATER RETICULATION CONSTRUCTION COST ESTIMATE (BASED ON PROPOSED INDUSTRIAL)
The existing Main Cato Ridge Reservoir has sufficient capacity
Estimated Item Pipe dia Length Cost Sub (mm) (m) (m) Total
Extend the reticulation 200 9000 R 1 000.00 R 9 000 000.00
Extend the reticulation 300 7000 R 2 000.00 R 14 000 000.00
Water Reticulation Total R 23 000 000.00
11.5.5 STORMWATER FILTRATION & ATTENUATION FACILITIES (BASED ON PROPOSED INDUSTRIAL) Theses facilities will mainly be required for the discharges into the Umgeni River Catchment
Estimated Item Pipe dia Length Cost Sub (mm) (m) (m) Total
Storm Water Ponds(10No) R 400 000.00 R 4 000 000.00
Piped Networks 450 16000 R 2 000.00 R 32 000 000.00
Storm Water Reticulation Total R 36 000 000.00
11. BULK AND CIVIL INFRASTRUCTURE 123 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
11.5.6 SUMMARY OF INFRASTRUCTURE COSTS (BASED ON PROPOSED INDUSTRIAL)
Sewer Network - Option 1 R 133 348 600.00 R 137 738 600.00 (If located in Cato Ridge)
Water Reticulation R 23 000 000.00
Storm Water R 36 000 000.00
Electrical Network Nil
Roads R 358 000 000.00
SUB TOTALS R 550 348 600.00
GRAND TOTAL R 550 348 600.00
11. BULK AND CIVIL INFRASTRUCTURE 124 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
11.5.7 SUMMARY OF INFRASTRUCTURE COSTS INCLUDING PROPOSED AND ADDITIONAL INDUSTRIAL AREAS ORIGINALLY CONSIDERED* (SEE INFRASTRUCTURE COST ZONES MAP)
Esitmated Infrastructure Cost for Area 1 Storm Water Filtration & Attenuation Facilities
Sewer Construction Cost Estimate Estimated Item Pipe dia Length Cost Sub Estimated (mm) (m) (m) Total Item Pipe dia Length Cost Sub (mm) (m) (m) Total Storm Water Ponds(1No) R 400 000.00 R 400 000.00
Secondary Reticulations 110 800 R 1 200.00 R 960 000.00 Piped Networks 450 700 R 2 000.00 R 1 400 000.00
Contribution to upgrade of Hammersdale WWTW R 5 000 000.00 Storm Water Reticulation Sub Total - Area 1 R 1 800 000.00
Sewer Sub Total - Area 1 R 5 960 000.00 Summary of Infrastructure Costs
Sewer Network R 5 960 000.00 Water Reticulation Construction Cost Estimate Water Reticulation R 900 000.00 Estimated Storm Water R 1 800 000.00 Item Pipe dia Length Cost Sub (mm) (m) (m) Total Electrical Network Nil Extend the reticulation 200 300 R 1 000.00 R 300 000.00 Roads R 38 000 000.00 Extend the reticulation 300 300 R 2 000.00 R 600 000.00 SUB TOTALS - AREA 1 R 46 660 000.00 Water Reticulation Sub Total- Area 1 R 900 000.00 GRAND TOTAL - AREA 1 R 46 660 000.00 * but removed from the final plan
11. BULK AND CIVIL INFRASTRUCTURE 125 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Esitmated Infrastructure Cost for Area 2 Storm Water Filtration & Attenuation Facilities
Sewer Construction Cost Estimate Estimated Item Pipe dia Length Cost Sub Estimated (mm) (m) (m) Total Item Pipe dia Length Cost Sub (mm) (m) (m) Total Storm Water Ponds(3No) R 400 000.00 R 1 200 000.00
Pump Station 3 R 1 200 000.00 Piped Networks 450 2500 R 2 000.00 R 5 000 000.00
Rising Main 12 -11 250 1740 R 1 000.00 R 1 740 000.00 Storm Water Reticulation Sub Total - Area 2 R 6 200 000.00
Gravity System 11 - 9 315 590 R 1 500.00 R 885 000.00 Summary of Infrastructure Costs
Gravity System 10 - 9 160 600 R 1 300.00 R 780 000.00 Sewer Network R 15 715 000.00
Secondary Reticulations 110 1550 R 1 200.00 R 1 860 000.00 Water Reticulation R 3 600 000.00
Contribution to upgrade of Hammersdale WWTW R 9 250 000.00 Storm Water R 6 200 000.00
Sewer Sub Total - Area 2 R 15 715 000.00 Electrical Network Nil
Roads R 21 200 000.00 Water Reticulation Construction Cost Estimate SUB TOTALS - AREA 2 R 46 715 000.00 Estimated Item Pipe dia Length Cost Sub GRAND TOTAL - AREA 2 R 46 715 000.00 (mm) (m) (m) Total
Extend the reticulation 200 1400 R 1 000.00 R 1 400 000.00
Extend the reticulation 300 1100 R 2 000.00 R 2 200 000.00
Water Reticulation Sub Total- Area 2 R 3 600 000.00
11. BULK AND CIVIL INFRASTRUCTURE 126 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Esitmated Infrastructure Cost for Area 3 Storm Water Filtration & Attenuation Facilities
Sewer Construction Cost Estimate Estimated Item Pipe dia Length Cost Sub Estimated (mm) (m) (m) Total Item Pipe dia Length Cost Sub (mm) (m) (m) Total Storm Water Ponds(1No) R 400 000.00 R 400 000.00
Gravity System 11 - 9 315 1800 R 1 500.00 R 2 700 000.00 Piped Networks 450 1200 R 2 000.00 R 2 400 000.00
Gravity System 10 - 9 160 1970 R 1 300.00 R 2 561 000.00 Storm Water Reticulation Sub Total - Area 3 R 2 800 000.00
Secondary Reticulations 110 750 R 1 200.00 R 900 000.00 Summary of Infrastructure Costs
Contribution to upgrade of Hammersdale WWTW R 4 500 000.00 Sewer Network R 10 661 000.00
Water Reticulation R 1 800 000.00 Sewer Sub Total - Area 3 R 10 661 000.00 Storm Water R 2 800 000.00
Water Reticulation Construction Cost Estimate Electrical Network Nil
Estimated Roads R 17 500 000.00 Item Pipe dia Length Cost Sub (mm) (m) (m) Total SUB TOTALS - AREA 3 R 32 761 000.00
Extend the reticulation 200 700 R 1 000.00 R 700 000.00 GRAND TOTAL - AREA 3 R 32 761 000.00
Extend the reticulation 300 550 R 2 000.00 R 1 100 000.00 Water Reticulation Sub Total- Area 3 R 1 800 000.00
11. BULK AND CIVIL INFRASTRUCTURE 127 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Esitmated Infrastructure Cost for Area 4 Storm Water Filtration & Attenuation Facilities
Sewer Construction Cost Estimate Estimated Item Pipe dia Length Cost Sub Estimated (mm) (m) (m) Total Item Pipe dia Length Cost Sub (mm) (m) (m) Total Storm Water Ponds(2No) R 400 000.00 R 800 000.00
Gravity System 9 - 17 315 2690 R 1 500.00 R 4 035 000.00 Piped Networks 450 3000 R 2 000.00 R 6 000 000.00
Gravity System 8 - 17 200 3220 R 1 350.00 R 4 347 000.00 Storm Water Reticulation Sub Total - Area 4 R 6 800 000.00 Secondary Reticulations 110 1850 R 1 200.00 R 2 220 000.00 Summary of Infrastructure Costs Contribution to upgrade of Hammersdale WWTW R 11 000 000.00 Sewer Network R 21 602 000.00 Sewer Sub Total - Area 4 R 21 602 000.00 Water Reticulation R 4 300 000.00
Water Reticulation Construction Cost Estimate Storm Water R 6 800 000.00
Estimated Electrical Network Nil Item Pipe dia Length Cost Sub (mm) (m) (m) Total Roads R 34 000 000.00
Extend the reticulation 200 1700 R 1 000.00 R 1 700 000.00 SUB TOTALS - AREA 4 R 66 702 000.00
Extend the reticulation 300 1300 R 2 000.00 R 2 600 000.00 GRAND TOTAL - AREA 4 R 66 702 000.00
Water Reticulation Sub Total- Area 4 R 4 300 000.00
11. BULK AND CIVIL INFRASTRUCTURE 128 GRAHAM MULLER ASSOCIATES CONSORTIUM FRAMEWORK
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
Esitmated Infrastructure Cost for Area 6 Water Reticulation Construction Cost Estimate
Sewer Construction Cost Estimate Estimated Item Pipe dia Length Cost Sub Estimated (mm) (m) (m) Total Item Pipe dia Length Cost Sub (mm) (m) (m) Total Extend the reticulation 200 800 R 1,000.00 R 800,000.00
Pump Station 1 R 1,200,000.00 Extend the reticulation 300 500 R 2,000.00 R 1,000,000.00
Pump Station 2 R 1,200,000.00 Water Reticulation Sub Total- Area 6 R 1,800,000.00
Rising Main 16 -15 75 640 R 600.00 R 384,000.00
Rising Main 14 - 13 160 1620 R 800.00 R 1,296,000.00 Storm Water Filtration & Attenuation Facilities
Gravity System 15 - 13 75 350 R 600.00 R 210,000.00 Estimated Item Pipe dia Length Cost Sub Gravity System 17 - 7 355 360 R 1,500.00 R 540,000.00 (mm) (m) (m) Total
Secondary Reticulations 110 1600 R 1,200.00 R 1,920,000.00 Storm Water Ponds(2No) R 400,000.00 R 800,000.00
Contribution to upgrade of Hammersdale WWTW R 4,500,000.00 Piped Networks 450 1200 R 2,000.00 R 2,400,000.00
Storm Water Reticulation Sub Total - Area 6 R 3,200,000.00 Sewer Sub Total - Area 6 R 11,250,000.00
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Summary of Infrastructure Costs Esitmated Infrastructure Cost for Area 7
Sewer Network R 11,250,000.00 Sewer Construction Cost Estimate
Water Reticulation R 1,800,000.00 Estimated Item Pipe dia Length Cost Sub Storm Water R 3,200,000.00 (mm) (m) (m) Total
Electrical Network Nil Gravity System 17 - 7 355 360 R 1 500.00 R 540 000.00
Roads R 3,200,000.00 Secondary Reticulations 110 1200 R 1 200.00 R 1 440 000.00
SUB TOTALS - AREA 6 R 19,450,000.00 Contribution to upgrade of Hammersdale WWTW R 7 200 000.00
GRAND TOTAL - AREA 6 R 19,450,000.00 Sewer Sub Total - Area 7 R 9 180 000.00
Water Reticulation Construction Cost Estimate
Estimated Item Pipe dia Length Cost Sub (mm) (m) (m) Total
Extend the reticulation 200 1100 R 1 000.00 R 1 100 000.00
Extend the reticulation 300 900 R 2 000.00 R 1 800 000.00
Water Reticulation Sub Total- Area 7 R 2 900 000.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 8
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Storm Water Ponds(1No) R 400 000.00 R 400 000.00 (mm) (m) (m) Total
Piped Networks 450 2000 R 2 000.00 R 4 000 000.00 Gravity System 6 - 5 200 800 R 1,300.00 R 1,040,000.00
Storm Water Reticulation Sub Total - Area 7 R 4 400 000.00 Secondary Reticulations 110 1000 R 1,200.00 R 1,200,000.00
Summary of Infrastructure Costs Contribution to upgrade of Hammersdale WWTW R 6,000,000.00
Sewer Network R 9 180 000.00 Sewer Sub Total - Area 8 R 8,240,000.00 Water Reticulation R 2 900 000.00
Storm Water R 4 400 000.00 Water Reticulation Construction Cost Estimate
Electrical Network Nil Estimated Item Pipe dia Length Cost Sub Roads R 99 000 000.00 (mm) (m) (m) Total
SUB TOTALS - AREA 7 R 115 480 000.00 Extend the reticulation 200 1000 R 1,000.00 R 1,000,000.00
GRAND TOTAL - AREA 7 R 115 480 000.00 Extend the reticulation 300 600 R 2,000.00 R 1,200,000.00
Water Reticulation Sub Total- Area 8 R 2,200,000.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 9
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Piped Networks 450 1200 R 2,000.00 R 2,400,000.00 (mm) (m) (m) Total
Storm Water Reticulation Sub Total - Area 8 R 2,400,000.00 Gravity System 7 - 5 355 3110 R 1,500.00 R 4,665,000.00
Summary of Infrastructure Costs Gravity System 5 - 2 400 2010 R 1,600.00 R 3,216,000.00
Sewer Network R 8,240,000.00 Gravity System 3 - 2 160 2900 R 1,300.00 R 3,770,000.00
Water Reticulation R 2,200,000.00 Gravity System 2 - 1 400 7360 R 1,600.00 R 11,776,000.00
Storm Water R 2,400,000.00 Gravity System 6 - 5 200 2300 R 1,300.00 R 2,990,000.00
Electrical Network Nil Secondary Reticulations 110 500 R 1,200.00 R 600,000.00
Roads R 6,000,000.00 Contribution to upgrade of Hammersdale WWTW R 2,000,000.00
SUB TOTALS - AREA 8 R 18,840,000.00 Sewer Sub Total - Area 9 R 29,017,000.00
GRAND TOTAL - AREA 8 R 18,840,000.00 Water Reticulation Construction Cost Estimate
Estimated Item Pipe dia Length Cost Sub (mm) (m) (m) Total
Extend the reticulation 200 0 R 1,000.00 R 0.00
Extend the reticulation 300 0 R 2,000.00 R 0.00
Water Reticulation Sub Total- Area 9 R 0.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 10
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Piped Networks 450 0 R 2,000.00 R 0.00 (mm) (m) (m) Total
Storm Water Reticulation Sub Total - Area 9 R 0.00 Secondary Reticulations 110 1000 R 1 200.00 R 1 200 000.00
Summary of Infrastructure Costs Contribution to upgrade of Hammersdale WWTW R 5 500 000.00
Sewer Network R 29,017,000.00 Sewer Sub Total - Area 10 R 6 700 000.00
Water Reticulation R 0.00 Water Reticulation Construction Cost Estimate Storm Water R 0.00 Estimated Electrical Network Nil Item Pipe dia Length Cost Sub (mm) (m) (m) Total Roads R 47,000,000.00
Extend the reticulation 200 1000 R 1 000.00 R 1 000 000.00 SUB TOTALS - AREA 9 R 76,017,000.00 Extend the reticulation 300 1000 R 2 000.00 R 2 000 000.00 GRAND TOTAL - AREA 9 R 76,017,000.00 Water Reticulation Sub Total- Area 10 R 3 000 000.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 11
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Piped Networks 450 1500 R 2 000.00 R 3 000 000.00 (mm) (m) (m) Total
Gravity System 4 - 3 160 2680 R 1,300.00 R 3,484,000.00 Storm Water Reticulation Sub Total - Area 10 R 3 000 000.00 Gravity System 19 - 20 110 1200 R 1,200.00 R 1,440,000.00 Summary of Infrastructure Costs Secondary Reticulations 110 2500 R 1,200.00 R 3,000,000.00 Sewer Network R 6 700 000.00 Contribution to upgrade of Hammersdale WWTW R 4,500,000.00 Water Reticulation R 3 000 000.00 Sewer Sub Total - Area 11 R 12,424,000.00 Storm Water R 3 000 000.00
Electrical Network Nil Water Reticulation Construction Cost Estimate
Roads R 5 500 000.00 Estimated Item Pipe dia Length Cost Sub SUB TOTALS - AREA 10 R 18 200 000.00 (mm) (m) (m) Total
Extend the reticulation 200 1500 R 1,000.00 R 1,500,000.00 GRAND TOTAL - AREA 10 R 18 200 000.00 Extend the reticulation 300 1500 R 2,000.00 R 3,000,000.00
Water Reticulation Sub Total- Area 11 R 4,500,000.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 12
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Storm Water Ponds(1No) R 400,000.00 R 400,000.00 (mm) (m) (m) Total
Piped Networks 450 2000 R 2,000.00 R 4,000,000.00 Pump Station 4 R 1,200,000.00
Storm Water Reticulation Sub Total - Area 11 R 4,400,000.00 Rising Main 18 -13 75 1830 R 600.00 R 1,098,000.00
Summary of Infrastructure Costs Secondary Reticulations 110 1000 R 1,200.00 R 1,200,000.00
Sewer Network R 12,424,000.00 Contribution to upgrade of Hammersdale WWTW R 3,000,000.00
Water Reticulation R 4,500,000.00 Sewer Sub Total - Area 12 R 6,498,000.00 Storm Water R 4,400,000.00
Electrical Network Nil Water Reticulation Construction Cost Estimate
Roads R 23,000,000.00 Estimated Item Pipe dia Length Cost Sub SUB TOTALS - AREA 11 R 44,324,000.00 (mm) (m) (m) Total
Extend the reticulation 200 800 R 1,000.00 R 800,000.00 GRAND TOTAL - AREA 11 R 44,324,000.00 Extend the reticulation 300 500 R 2,000.00 R 1,000,000.00
Water Reticulation Sub Total- Area 12 R 1,800,000.00
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Storm Water Filtration & Attenuation Facilities Esitmated Infrastructure Cost for Area 13
Estimated Sewer Construction Cost Estimate Item Pipe dia Length Cost Sub (mm) (m) (m) Total Estimated Item Pipe dia Length Cost Sub Storm Water Ponds(1No) R 400,000.00 R 400,000.00 (mm) (m) (m) Total
Piped Networks 450 1200 R 2,000.00 R 2,400,000.00 Pump Station 5 R 1,200,000.00
Storm Water Reticulation Sub Total - Area 12 R 2,800,000.00 Rising Main 21 -6 75 1386 R 600.00 R 831,600.00
Summary of Infrastructure Costs Secondary Reticulations 110 1000 R 1,200.00 R 1,200,000.00
Sewer Network R 6,498,000.00 Contribution to upgrade of Hammersdale WWTW R 6,000,000.00
Water Reticulation R 1,800,000.00 Sewer Sub Total - Area 13 R 9,231,600.00 Storm Water R 2,800,000.00
Electrical Network Nil Water Reticulation Construction Cost Estimate
Roads R 92,000,000.00 Estimated Item Pipe dia Length Cost Sub SUB TOTALS - AREA 12 R 103,098,000.00 (mm) (m) (m) Total
Extend the reticulation 200 1000 R 1,000.00 R 1,000,000.00 GRAND TOTAL - AREA 12 R 103,098,000.00 Extend the reticulation 300 650 R 2,000.00 R 1,300,000.00
Water Reticulation Sub Total- Area 13 R 2,300,000.00
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Storm Water Filtration & Attenuation Facilities INFRASTRUCTURE COST ZONES MAP
Estimated Item Pipe dia Length Cost Sub (mm) (m) (m) Total
Storm Water Ponds(1No) R 400,000.00 R 400,000.00 Piped Networks 450 1600 R 2,000.00 R 3,200,000.00
Storm Water Reticulation Sub Total - Area 13 R 3,600,000.00
Summary of Infrastructure Costs Sewer Network R 9,231,600.00
Water Reticulation R 2,300,000.00
Storm Water R 3,600,000.00
Electrical Network Nil
Roads R 38,000,000.00 SUB TOTALS - AREA 13 R 53,131,600.00
GRAND TOTAL - AREA 13 R 53,131,600.00
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11.6 EXPLANATORY NOTES ON THE INFRASTRUCTURE Item 1, which is the upgrade of the Hammersdale COST ZONES WWTW, is required first.
In order for the sewer reticulation to be connected to the Pipeline 1 to 2, is required next. However a large Hammersdale WWTW it is important to note that the different portion of this pipeline already exists and is serving a zones cannot function independently and are reliant on part of the Hammersdale area. Should there be any ‘downstream’ infrastructure being in place. spare capacity in this system then that would mean The critical path of sewer development is Zone 9. Once Zone that maybe the Pipeline 1 to 2 does not need to be 9 is operational then the following Zones are able to ‘connect constructed immediately. to the system’: Zone 11, Zone 10, Zone 8, Zone 7, Zone 6 and Zone 4 Pipeline 2 to 3, is then required as this would immediately convey the sewer flow from the Cato Zone 1 is reliant on Zones 2, 3 and 4 functioning Ridge village to the Hammersdale WWTW.
Zone 13 is reliant on Zone 8 functioning Pipeline 2 to 5, is next. Zone 12 is reliant on Zone 6 functioning Zone 2 is reliant on Zones 3 and 4 functioning Pipeline 5 to 7 is next, which would generate a sewer flow and eliminate the need for the existing sewage pumpstation. Functioning refers to the main trunk sewers being operational. Pipeline 7 to 17 is next.
Pipeline 17 to 8 is next, which will tap into existing 11.7 SUGGESTED IMPLEMENTATION STRATEGY FROM A development. CIVIL INFRASTRUCTURE PROSPECTIVE (EXCLUDING ROADS) Pipeline 17 to 9 is next, which will tap into existing development. (With reference to the numbering system on the Proposed Infrastructure Plan.) The upgrade of Pipeline 3 to 4 is next.
Pipeline 17 to 13 to 15 is next.
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Pumpstations PS1 (Item 16) and PS2 (Item 14) are 11.8 CONCLUSION AND RECOMMENDATIONS next along with their associated pumping mains. The key infrastructure items required to unlock development Pipeline 9 to 11 is next. in the Cato Ridge area are the implementation of a water borne sewage network that is linked to Hammersdale along Pumpstation SP3 (Item 12) with its associated with Eskom’s electrical roll out plan. pumping main is next. The total estimated infrastructure cost of R 550 million needs Pipeline 9 to 10 is next. to be evaluated against the potential annual average rates income from the Industrial properties which is estimated at Pipeline 19 to 20 is next. R500/m2.(See the Economics’ section for more detail)
Sewer pumpstation PS4 (Item 18) with its associated It is recommended that the sewer link between the Cato pumping main is next. Ridge sewer oxidation pond and the Hammersdale WWTW be implemented first. Secondly the take-off link off this line that Pipeline 5 to 6 is next. connects to the Harrison Flats area.
Sewer pumpstation PS5 (Item 21) with its associated pumping main is next.
Storm water upgrades are more flexible and can follow the development roll-out.
Water reticulation, with the main storage reservoir being located on Eddie Hagan Drive, the implementation upgrade will be generally be rolled out in a east- west direction.
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12. ENVIRONMENTAL MANAGEMENT PLAN
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12 ENVIRONMENTAL MANAGEMENT PLAN Produce a biodiversity sensitivity map indicating areas ofbiodiversity significance; and 12.1 CONTEXTUAL BUILD-UP Provide recommendations to ensure that important biodiversity areas are sufficiently preserved in order to A biodiversity assessment was undertaken with the primary allow for sustainable development opportunities. purpose to define the terrestrial and aquatic biodiversity using spatially explicit mapping procedures. The output being the The study area is as described in previous sections of this production of a biodiversity layer that will be used to inform document. the LAP for the Cato Ridge area. Essentially, areas of biodiversity and ecological importance were identified and Dominant vegetation types were based on the vegetation highlighted thus providing the detail in terms of types of South Africa classification system and map, which developmental constraints and opportunities for the Cato describes the spatial distribution of major habitat biomes Ridge area. (Mucina and Rutherford, 2006). Key habitats and vegetation communities occurring within each of these biomes were An underlying principle in the mapping procedures is to mapped in order to identify important areas that potentially ensure that areas containing important biodiversity features support biodiversity, including species of conservation are properly defined and that ecological connectivity in the significance. This procedure was separated according to two form of natural corridors is maintained between areas of biodiversity levels, namely freshwater aquatic systems and importance. terrestrial systems.
The objectives for this phase of the project are in line with the objectives from the previous phases and can be 12.2 TERRESTRIAL AND AQUATIC SYSTEMS summarised as follows: Ensure that habitats supporting biodiversity, particularly Terrestrial Systems: All terrestrial ecosystems were mapped rare and endangered species, are identified in order to using the eThekwini Municipality’s land class layer which be preserved and protected; forms the basis of the municipality’s forthcoming systematic Establish a network of corridors to facilitate conservation plan. biodiversity connectivity; Ensure that riverine (instream and riparian) areas are The following descriptions generally apply to each of the identified in order to be protected; habitat condition categories:
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Good – natural habitats that contain valuable aquatic systems draining into the uMngeni Catchment are biodiversity features, including Red Listed species. more sensitive to those draining into the Mlazi Catchment.
Terrestrial Habitats: As highlighted in the previous situational Degraded – natural habitats that have been disturbed analysis and corridor study, the Cato Ridge area is largely by various impacts, such as over grazing, erosion, poor characterised by three main vegetation types, namely burning regimes, alien plant infestations, etc. Ngongoni Veld (78%), Eastern Valley Bushveld (11%) and KwaZulu-Natal Hinterland Thornveld (11%) (Mucina and Transformed – areas that are already developed. Rutherford, 2006). These vegetation types, all of which are classified as savanna, form the basis for determining the FreshwaterAquatic Systems: As highlighted during the availability of species-specific habitats for various important situational analysis and corridor study, the Cato Ridge area fauna as well as to facilitate the process of identifying supports an extensive freshwater resource system that sensitive biodiversity areas. With reference to the vegetation consists of rivers, dams and wetlands. These systems are types of Mucina and Rutherford (2006), the eThekwini considerably valuable due to their importance in terms of Municipality’s land class layer spatially defines areas within providing ecological and hydrological functions. A high level, the study area according the municipality’s classification aquatic ecosystems mapping assessment was carried out system as depicted in Figure 12.2. using available datasets, such as the detailed eThekwini rivers coverage, as well as interpretation of spatial information According to Mucina and Rutherford (2006), vegetation types using digital elevations and high-resolution aerial imagery. A associated with the area are classed as either Endangered 30 metre buffer was added to these systems according to the (KwaZulu-Natal Sandstone Sourveld), Vulnerable (Ngongoni specific buffered requirements as defined by the eThekwini Veld and KwaZulu-Natal Hinterland Thornveld), or of Least Municipality. Concern (Eastern Valley Bushveld).
The areas that have been identified and delineated as aquatic KwaZulu-Natal Sandstone Sourveld contains a number of habitat are shown in the map on the following page; the species that are endemic or nearly endemic to this vegetation areas shown include a 30m buffer as a precautionary type. Furthermore, Mucina and Rutherford note that only principle but also to meet the eThekwini Municipality’s buffer 0.2% is statutorily conserved and some 68% is transformed. requirements. The relative sensitivity of the various aquatic They also cite sprawl of the eThekwini Municipal Area (in systems is illustrated in Figure 12.1 and it is clear that the which this vegetation type is to a large extent distributed) as a prime reason for this reduction.
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Figure 12.1: Map of delineated freshwater aquatic ecosystems present within the Cato Ridge area and their relative sensitivity in terms of regional representivity and levels of habitat transformation
Figure12.2: Map of the eThekwini Municipality’s land class layer for the Cato Ridge study area
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There have been severe qualitative impacts in the present discussed in the Biodiversity Study contained in the one-third of Sandstone Sourveld that remains; these are as Appendices. follows: The number of rare, Red Listed or otherwise conservation It has been extensively fragmented so that it persists significant fauna and flora species present or likely present in mostly as small, separated pieces. the Cato Ridge area is therefore large, and development activity at Cato Ridge will have a very large impact on the Remnant patches of Sandstone Sourveld grassland are, persistence of these species more generally within the to some extent, usually degraded and show reduction municipal area. in the range of plant species and numbers of particular species over historical time scales. 12.3 MAPPING AREAS FOR BIODIVERSITY CONSERVATION Finally, due to little area being formally conserved, AND SUSTAINED DEVELOPMENT processes that have caused its two-thirds reduction A significant portion (approximately 70%) of the study area and the degradation of the remaining third over the comprises natural habitat. Thus the Cato Ridge area is past 150 or so years will continue. considerably limited in terms of its development opportunities, particularly given that the majority of the prime
development areas (i.e. gentle slopes, proximity to Future activities within the municipal area will have critical infrastructure, etc.) correspond with that of grassland habitat. outcomes for the persistence of this endangered vegetation Grasslands on a regional scale are becoming increasingly type, and the numbers of rare and endemic species pressured through land use impacts to the extent that they associated with it. A number of species known only from the now require more rigorous conservation efforts to prevent municipal area have already become globally extinct as a additional losses. This is particularly the case for grasslands result of degradation and destruction of KwaZulu-Natal occurring within areas characterised and Ngongoni Veld; the Sandstone Sourveld to date, and a number of other plant Cato Ridge grasslands typically fall into this category species that have very localized distributions within the
municipal area are at similar and quite imminent risk. For all Consideration of National Threatened Ecosystems: The these reasons, conservation of remaining Sandstone Sourveld National Environmental Management: Biodiversity Act is regarded by the eThekwini Municipality’s Environmental (NEMBA) (Act 10 of 2004) provides for the listing of Planning and Climate Protection Department and EKZNW as a threatened ecosystems. The Draft National List of Threatened high priority. Details of the other vegetation types are Ecosystems (Notice 1477 of 2009, Government Gazette No
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32689, 6 November 2009) has been gazetted for public reference to the spatial development planning within the Cato comment, but is not yet promulgated. Nevertheless, Ridge area, the following should be noted: KwaZulu-Natal Sandstone Sourveld is listed as an endangered Planners must include a map of listed ecosystems and ecosystem and Ngongoni Veld as vulnerable, while KwaZulu- their distributions; Natal Hinterland Thornveld and Eastern Valley Bushveld are unlisted. The list of threatened ecosystems was drawn up for It must be ensured that listed ecosystems are reflected the Department of Water and Environmental Affairs (DWEA) in the final integrated map of spatial planning by the South African National Biodiversity Institute (SANBI), categories or zones; and in consultation with other relevant organs of government Appropriately restrictive land-use guidelines must be including the then Department of Water Affairs and Forestry applied so that further loss and degradation of (DWAF) and various provincial conservation authorities. The remaining natural habitat representing threatened notice records the purpose of listing as being to “reduce the ecosystems is avoided. rate of ecosystem and species extinction” by preserving “witness sites of exceptionally high conservation value.” Furthermore, zoning schemes or land use management Once promulgated, listing of threatened ecosystems will (in schemes should be consistent with, and give effect to spatial terms of Section 54 of the Biodiversity Act) have planning development plans and frameworks, to include appropriately implications and thus will need to be taken into account by restrictive zoning categories for ecologically important areas municipal integrated development plans (IDPs) and spatial including listed threatened ecosystems. development frameworks (SDFs). Consequently, legislation pertaining to the national list of With reference to the government gazette notice of listed threatened ecosystems will significantly constrain future threatened ecosystems, development planning should development within threatened ecosystems, and arguably will document any listed ecosystems occurring within a particular not give municipalities the opportunities they have had in the planning area. Where threatened ecosystems are present, past to develop or cause significant transformation within account must be given to identify any local economic these ecosystems. Therefore future developments will most development projects with potential biodiversity benefits (e.g. likely need to take place outside of these ecosystems, such Working for Water alien plant control programmes), otherwise as redeveloping already transformed land (i.e. ‘recycling’ prioritizing these ecosystems for alien plant control, pursuing rather than consuming new open space), or limiting options to formally protect and manage them, and ensuring development to where threatened ecosystems are absent or that development within these protected areas is avoided as representations have become very degraded such that they much as possible. According to the draft listing and with lack rehabilitation potential. The legislation is also likely to
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result in a greater degree of cost to be put in place in terms either KwaZulu-Natal Sandstone Sourveld or Ngongoni Veld. of mitigation measures in order to prevent destruction and It is recorded that in light of the proposed Draft National List degradation from spatially and temporally deferred cumulative of Threatened Ecosystems, a more traditional planning impacts. Such mitigation measures may include investment in approach which takes some note of occurrences of conservation areas comprising threatened ecosystems conservation significant vegetation but which ultimately through land acquisition and appropriate management these results in a compromise where significant amounts will still be formalised areas – such initiatives, at present, are evidently lost, or will through cumulative impacts become degraded. lacking. Innovative schemes are also possible, whereby Such an approach is in fact inappropriate, and if approved, developers can make contributions to properly established will not be legally sustainable, resulting in a much greater ‘vehicles’ developed purposefully for acquiring and managing need to avoid or minimize consumption or degradation of such land. open space areas in which they occur. Essentially, a great deal of effort should be practiced to protect what remains, It is anticipated that promulgation of the nationally listed and where possible, promoted actions to improve the current threatened ecosystems should occur in the near future and state. should therefore be properly accounted for in the context of the spatial planning within the Cato Ridge area. In this light, it Priority Biodiversity areas: In addition to simply mapping will be important, as a starting point, that municipalities be those habitat areas regarded as important for biodiversity aware of listed ecosystems that fall within their jurisdiction conservation by local and regional conservation authorities, a with notification that municipal biodiversity profiles are high-level desktop mapping process was undertaken to presently being developed by SANBI and DWEA (formerly further prioritise and characterise areas of biodiversity DEAT). These profiles will likely follow existing mapping significance focussing on key habitats (as shown in Figure 2). which has been undertaken by Ezemvelo KwaZulu-Natal The objective of this mapping is to establish the constraints Wildlife over the years. Given that KwaZulu-Natal Sandstone and limitations from a biodiversity perspective so that future Sourveld and Ngongoni Veld are so listed, implications of development planning and management may be done in an listing are not dependent on SANBI or DWEA mapping, but ecologically sustainable manner. The following principles will flow wherever competent independent investigation were considered for this purpose: shows these to occur.
Based on the outcomes of the desktop study and associated Priority must be given to all aquatic habitats as these fieldwork-based surveys, it has been established that all systems of protected by national legislation according grassland of better quality in the Cato Ridge area comprises to the National Water Act (Act 36 of 1998). Aquatic
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systems that form part of the uMngeni Catchment are Integrative Biodiversity Mapping: The aforementioned regarded as being more sensitive to further constraints and opportunities for conserving biodiversity development pressures; more careful consideration of assets within the Cato Ridge area were taken into development impacts (particularly high impacting consideration to produce a final map of important biodiversity developments, e.g. heavy industrial activities) should areas (Figure 3). These areas include both habitats protected therefore be given within this regionally important according to national legislation, namely the National Water catchment system. Act and National Environmental Management Biodiversity Act for freshwater aquatic systems and threatened ecosystems Considerable priority should be granted for grasslands, respectively. Figure 3 also illustrates potentially important especially grasslands that are, at present, in good habitat areas that are considered important for their ability to condition (~ 90% of the grasslands in the Cato Ridge provide ecological linkages throughout the Cato Ridge area. area fall into this category). Such areas are particularly crucial in terms of spatial development planning to ensure that some level of habitat Additional consideration should be given to the connectivity is maintained especially since majority of the existing biodiversity planning areas that characterize habitats are considered to be threatened. the D’MOSS. Potential Developable Areas: In light of the importance for Ecological Corridors: Ecological corridors consist of a network protecting natural habitats so that valuable biodiversity of inter-connected habitat areas that provide critical functions features may be adequately conserved, as well as the need for the conservation of biodiversity. They allow for inter- for residential, commercial and industrial development, a population connectivity thus promoting the genetic health of number of provisional areas have been identified from a various species of fauna and flora and hence viable species biodiversity perspective that are potentially feasible for population dynamics. In heavily transformed and developed development in the Cato Ridge area (see Figure 13.4). These landscapes, the need for defining and protecting corridors potential developable areas make up approximately 1500 becomes increasingly important, particularly with areas hectares (51% low potential, 29% medium potential, and hosting important biota (e.g. Red Data species). This is 20% high potential), which is about 25% of the total study certainly the case for the Cato Ridge area, hence the need for area. Areas noted as potentially viable for development proper identification and protection of ecological corridors is planning from a biodiversity perspective are provided together crucial to ensure a coexistence of biodiversity within a with suitable ecological corridors (natural and artificial) mosaic of transformed land uses (see Figure 13.3). through transformed areas which are indicated with the stippled red lines.
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Figure 12.3: Areas of varying biodiversity importance according to presence of Figure 12.4: Areas noted as potentially viable for development planning from a aquatic habitat and good and degraded terrestrial habitat. Transformed areas are biodiversity perspective. Suitable ecological corridors (natural and artificial) also shown as well as potential ecological corridors (natural and artificial) through transformed areas are indicated with the stippled red lines
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12.4 BIODIVERSITY LAYER
This study has identified and mapped areas that support important habitats in order to facilitate future development processes. The potential for ecological connectivity has also been considered through integration of existing natural and artificial corridors. Where habitats become lost to future developments and land use activities, it will be important that appropriated procedures are followed through establishing suitable offsets. The key to conserving available biodiversity assets supported by these habitats will depend on how effectively they are managed. Additionally, the need for protecting habitats from unnecessary disturbances (e.g. overgrazing, sand winning, etc.) will also be crucial to achieving biodiversity conservation objectives.
In terms of future development, the Cato Ridge area has the potential to support a range of developments (e.g. residential, eco- estates, commercial, industries, etc.) whilst maintaining a high level of biodiversity. However, to support sustainable development within throughout the area will require careful consideration of those areas considered as sensitive. Such sensitivities have been accounted for in this study whereby majority of the potential developable areas fall within the Mlazi Catchment and not the more ecologically and hydrologically sensitive uMngeni Catchment. Furthermore, the remaining grasslands in good condition have been identified for their roles in maintaining ecological functions and conserving grassland dependant fauna and flora. In light of these and other principles, areas that are labelled as potentially suitable for development have been identified with the objective of maintaining (or even improving) ecological connectivity across the study area (see Figure 12.5).
Figure 13.5: Final Biodiversity Layer
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12.5 ENVIRONMENTAL FRAMEWORK In terms of the importance of the Greater Cato Ridge Area with regards to the coverage and functioning of the Durban Metropolitan Open Space System (D’MOSS) within it, the following objectives have been identified:
Promote the sustainable supply of ecosystem goods and services in the Greater Cato Ridge Area and surrounding areas through the protection, enhancement, expansion, linkage and integration of the network of open spaces;
Protect, expand and enhance where possible the grassland assets as these ecosystems are classified as Endangered in terms of the National List of Threatened Ecosystems (GNR 32689 of 2009).
In order to appropriately manage the environmental assets within the Cato Ridge Local Area Plan (CR LAP) so that the supply of ecosystem goods and services is maintained and enhanced, the existing and potential assets need to be identified, classified, and managed according to their role and function. Within the CR LAP, the following have been identified:
Freshwater River Systems.
Core Environmental Areas.
The following table presents the broad definition, development restrictions, management requirements, and development opportunities for the freshwater systems, core environmental areas, and development areas within the Cato Ridge Local Area Plan (CR LAP).
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Map Areas Definition Development Restrictions Management Requirements / Development Opportunities Freshwater Network of In principle, no-go for development within rivers or wetlands. Managed for water supply - flows are important for Systems freshwater systems Likely that a development buffer of a minimum width of 30m on maintaining ecosystem functioning, particularly for (Rivers) comprising rivers, either side of stream / river (width dependent on condition of downstream users. streams, riparian river / stream) will be required. o Maintain good vegetative cover. areas and wetlands, Likely that eThekwini Municipality: Environmental Planning and o Manage alien plant invasions. as well as a Climate Protection Department (EPCPD) will require stream / river o Monitoring and reporting on illegal abstractions. prescribed and development buffer be registered as non-user conservation Managed for good water quality development buffer servitude. o Maintain good vegetative cover. of minimum 30 Any development proposed within these areas would require o Manage alien plant invasions. metres2. Environmental Authorisation subject to either Basic Assessment o Ensure development set backs are observed. Process or Environmental Impact Assessment (EIA) and stringent o Monitoring and reporting on sources of scrutiny by the eThekwini Municipality EPCPD. pollution. All stormwater discharges into these systems would need to be Management for biodiversity conservation. properly attenuated so as not to threaten their stability. o Fire and alien plants controlled. Any form of mining of sand, soil or rock prohibited. o Manage natural resource harvesting. No development within 100 year floodlines, and where possible Managed natural resource harvesting. not within 200 year floodlines. o Environmental education. o Regulation of excessive harvesting.
Core A network of natural Restricted type and extent of development within Core areas, Management for biodiversity conservation. Environmenta open spaces, defined defined through an environmental assessment process for each o Fire and alien plants controlled. l Areas by the eThekwini site. o Manage natural resource harvesting. (Good) Municipality as Any development proposed in these areas would be subject to Biodiversity offset funds used to manage and critical for the either a Basic Assessment (BA) or Environmental Impact enhance remaining Core areas within CR LAP or ecosystem goods and Assessment (EIA) for listed activities or in terms of Section 28 of other priority areas identified by EPCPD. services that they the National Environment Management Act at the competent o Rehabilitation / restoration. supply to the authorities discretion or some form of voluntary environmental o Maintenance. residents of the assessment if the activities are not listed. Managed natural resource harvesting. municipal area. Any development permitted in these areas would be under o Environmental education. Some areas have a stringent scrutiny by the eThekwini Municipality EPCPD and o Regulation. high potential for should minimise its development footprint, retain undeveloped Possibilities for eco-tourism use / development occurrence of buffers between the development and adjacent open spaces, and should be considered (e.g. lodges, walking trails, KwaZulu-Natal maintain identified open space corridors. mountain biking, birding etc.) Sandstone Coastal Development within these areas may be subject to biodiversity Sourveld, a listed offsets where funds are placed in a trust which manages either Endangered the remaining core environmental areas within the CRLAP or Ecosystem, other priority habitat areas within the eThekwini municipal area.
2 eThekwini Municipality: Environmental Planning and Climate Protection Department (EPCPD) generally require a development buffer of minimum 30m around rivers, streams, riparian areas and wetlands.
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particularly within the Areas to be serviced to a level that minimises potential for eThekwini Municipal pollution and stormwater impacts on adjacent and downstream Area. natural ecosystems. Some areas have a For portions of each site not developed, a management plan must high potential for be compiled that addresses the maintenance of environmentally occurrence of Red sensitive areas and submitted to eThekwini for approval. Data and Protected Site development footprints should take into considering adjacent Floral and Faunal properties to strive to maintain viable environmental corridors for Species. movement of biodiversity No noxious industries or MHI’s permitted in these areas
Development Areas of transformed, Further transformation and development of these areas generally Proper management of public service infrastructure Areas degraded, or permitted, but must be informed by environmental assessment to ensure that impacts on surrounding and (Degraded) developed land. that identifies and protects any localised areas value for downstream environmental assets are minimised / Ecosystems have ecosystem goods and services supply, including conservation of avoided. limited ability to locally, regionally and nationally important biodiversity. Monitoring and reporting on air and effluent supply ecosystem Transformation of the existing land uses may result in loss or emissions from all potentially polluting facilities goods and services reduction in critical services (such as agricultural production, food Manage agricultural land uses to minimise impacts Limited potential security opportunities). Any transformation of land uses needs to (e.g. soil erosion, agrochemical outputs, exists for the consider minimising / mitigating such losses. stormwater). occurrence of Red Any development permitted in these areas should strive to retain Manage services to prevent pollution and Data and Protected undeveloped buffers between the development and adjacent Core stormwater impacts on adjacent and downstream Floral and Faunal Environmental Areas. ecosystems / Core Environmental Areas. Species. Level of servicing must be of a sufficiently high standard to prevent the outputs of development from impacting negatively on surrounding and downstream ecosystems and Core Environmental Areas. No untreated or treated wastewater to be discharged into the uMngeni River Catchment. All wastewater to be pumped / flow via gravity down to a treatment works which discharges into the Umlaas River Catchment. All stormwater run-off from new developments must be attenuated on-site and discharged into streams / rivers at levels below 1:50 year flood. Stormwater run-off from industrial developments must first pass through a Sand, Oil, and Grease Trap before discharging into stream / rivers. No noxious industries or MHI’s permitted.
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12. ENVIRONMENTAL13. LAND USE MANAGEMENT FRAMEWORK PLAN GRAHAM MULLER ASSOCIATES CONSORTIUM 153
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13. LAND USE FRAMEWORK The prospect of the transformation of the COWTPS scheme, in conjunction with other TPS’s into a LUMS 13.1 CONTEXT AND PURPOSE formulation The purpose of this section is: The land use framework is expected to identify the range of zones applicable to the study area. It takes its cues from the To assess whether the existing COWTPS Scheme has Precinct Plan, translates it into land use terminology and appropriate land categories to be able to express the prepares the base on which a subsequent detailed planning intentions of the LAP scheme can be prepared. To suggest additional or variant zones where the current The land use framework therefore does not provide details TPS is unable to offer sufficient or appropriate zones to such as development regulations relating to the individual achieve the intention of the LAP zones, land use and building definitions or issues such as To consider that the implications of the ultimate “free entry”, “consent use”, “prohibited” etc. The Land Use “translation” of the current TPS into a LUMS based Framework therefore identifies the intent of the different system. zones which will be further developed in the planning
scheme.
The LAP Three different approaches to the management of land need The LAP takes a generic approach to identifying land use to be considered, i.e. areas to accord with the intentions of the LAP. These “zones”
need to be assessed in relation to those available in the The LAP, which identifies a range of land use current COWTPS scheme; and to convert the intentions of designations and their potential attributes. the “zones”, into the appropriate available zones; and The current TPS system applicable to the area, which whether new/additional zones are needed to implement the is the COWTPS Scheme intentions of the LAP.
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COWTPS to current development imperatives with newer forms of The Consolidated Outer West TPS possesses one of the more implementation. In the case of the COWTPS scheme this detailed and “richer” of the available schemes in eThekwini. might be limited because of the larger “toolbox” of zones This “richness” is due the fact that the recent growth and within that scheme. changes in the Outer West area and the Hillcrest Corridor in The LUMS approach to formulating a scheme also re-used particular has resulted in the introduction of a larger “toolbox” and encouraged the incorporation of an older approach of available zones. involving the use of what are now called “Management Overlays”. Management Overlays are the use of additional LUMS informants or additional more detailed plans besides the Scheme itself. Already the eThekwini Municipality uses the The “translation” of current TPS’s into a LUMS related format MOSS system as a form of overlay. Urban Design is a requirement of the Province. While individual approaches either in the form of an area specific urban design municipalities are “free” to interpret and translate their for a precinct or in the form of more generic directives in current TPS’s, it is well recognised that it is appropriate that relation to repeating more general situations can be utilized. there is a level of alignment of terminology used between This may be an appropriate approach to be used for certain of municipalities to facilitate understanding of development the Cato Ridge proposals. potentials by investors/developers. The “Blue Manual” provided an initial set of guidelines for the formulation of LUMS based Schemes. This was superseded and improved in 13.2 METHODOLOGY the PPDC updated Guide to Preparing Schemes. Since that set of guidelines practitioners applying LUMS have improved The basic intentions of each of the three systems, discussed and slightly altered the applications as experience has been above, will be assessed in order to discover:
gained. The ultimate “translation” of schemes into the LUMS Which existing zones can be applied to the intentions of the LAP, format offers opportunities to move beyond simple translation Where appropriate, where new or variant zones may have to be of the existing TPS zones, and the possibility to use and developed, introduce a range of new and alternative and appropriate Whether there are appropriate opportunities within the LUMS zones that are more nuanced in order to successfully respond format for such new zones.
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13.3 EXISTING PLANNING SCHEME COWTPS ZONE DESIGNATION Controls IMPLICIT INTENT RESIDENTIAL Special Residential 8000 m2 0.20 20% 2 This is a conventional zone primarily for The COWTPS Scheme possesses one of the most nuanced detached housing. It permits a limited amount of ancillary uses via the Consent Town Planning Schemes. This has been due to its constant procedure. It differs in that the large site conformation permits `Tourist response to ever changing demand in the fast growing area. accommodation and agricultural buildings In particular there have been several more detailed plans for Special Residential 180 m2 1.00 50% 2 These are conventional zones primarily for Special Residential 200 m2 1.00 60% 3 detached housing zones and are component parts of the area such as the Hillcrest Corridor. Special Residential 300 m2 0.45 60% 2 essentially differentiated by min lot size. This is particularly true for a larger than normal range of Special Residential 350 m2 0.45 60% 3 They permit a limited amount of ancillary Special Residential 750 m2 0.35 35% 2 uses via the Consent procedure commercial type zones; a range of residential zones; a range Special Residential 900 m2 0.40 30% 2 of agricultural zones and a number of different types of Special Residential 1400 m2 0.35 30% 2 Special Residential 1800 m2 0.35 30% 2 These are also conventional zones natural area and open space type zones. Special Residential 3600 m2 0.35 30% 2 primarily for detached housing. It permits a limited amount of ancillary uses via the Consent procedure. It differs in that the This should facilitate the ability to re-use existing scheme large site conformation permits Cottage zones for the implementation of the Cato Ridge LAP, without industry and “Tourist” accommodation
necessarily developing a large number of new zones. Planned Unit Development 1 NA NA 3 These a range of medium density <10 du/ha residential developments, and also permit Planned Unit Development 2 NA NA 3 retail, recreational and service outlets The following Table indicates the main features of the < 15 du/ha existing COWTPS Scheme. Planned Unit Development 3 NA NA 2 < 20 du/ha
Intermediate Residential 1 0.20 20% 2 These are also zones that permit and Intermediate Residential 2 0.25 25% 2 induce a range of medium density low-rise Intermediate Residential 3 0.35 35% 2 attached units with a small footprint of development
General Residential (Hotel) 0.40 40% 2 General Residential 1 0.40 20% 3 These are a range of conventional General Residential 2 0.50 35% 3 relatively higher density medium–rise General Residential 3 0.70 35% 3 multi-unit development zones
Mobile Home 0.30 30% 2 Caravan Park 0.20 25% 2 Retirement Village 0.35 35% 2
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COWTPS ZONE DESIGNATION Controls IMPLICIT INTENT COWTPS ZONE DESIGNATION Controls IMPLICIT INTENT Crematorium NA NA 2 MIXED-USE Limited Commercial 1 0.25 25% 2 This zone permits a limited range of COMMERCIAL Limited Commercial 2 0.50 50% 3 commercial activities, offices, restaurants, residential development at residential level INDUSTRY Service Industry 1 0.50 50% 2 These zones permit almost the same uses intensities of development and with limited Service Industry 2 1.00 70% 3 as Light and General Industrial zones impacts except that they are largely at lower densities. They do not permit General General Commercial 1 1.00 80% 3 This is a zone intended to provide for the Industrial buildings General Commercial 2 1.50 80% 6 use of retail, personal services, General Commercial 3 2.00 50% 2 entertainment, offices, residential, public Light Industry 1 1.00 50% 2 These zones permit almost the same uses facilities and related commercial uses at Light Industry 2 1.20 70% 2 as Service and General Industrial zones high intensities that comprise a town Light Industry 3 1.40 70% 6 except that they are largely at relatively centre Light Industry 4 0.50 50% 2 higher densities. They also do not permit General Industrial buildings Mixed Use 1 N/A 60% 3 This zone permits a restricted range of Mixed Use 2 N/A 80% 3 commercial activities, workshops, offices, General Industry 1 0.50 50% 2 These zones permit almost the same uses Mixed Use 3 N/A 50% 2 restaurants, residential development at General Industry 2 1.50 70% 4 as Service and Light Industrial zones medium intensities of development and except that they occur in the form of higher with limited impacts. densities. They do permit General Industrial buildings Transitional Office 0.35 30% 2 This zone permits Low density suburbanised type office clusters. More Extractive Industry This type of industrial zone is restricted akin to a generic office park primarily to extractive processes and prohibits nearly all other land uses Office Park 1 1.00 50% 4 These zones permits medium - high Office Park 2 1.00 50% 4 density clusters of office multiple building Special Industry 1.50 70% This zone is similar to a General Industrial on large sites NA Zones , but is restricted in particular ways such as no parking in frontage and no front Business Park 0.5 50% 2 These are medium density areas that boundary wall –presumably to facilitate permit a range of commercial and light integration with adjacent non-industrial industrial uses uses
Activity Spine 0.35 35% 3 These zones permit a range of residential, CIVIC & SOCIAL Educational 0.35 25% 3 Activity Node 0.50 50% 3 shops, crafts, personal services, leisure Institution 1 0.10 10% 2 These zones permit a range of accommodation, Essentially they are a Institution 2 0.35 25% 2 institutional, residential, educational, lower density form of of Limited Institution 3 2.00 75% 2 recreational uses Commercial/suburban mixed use nodes Worship 0.50 30% Tourist N/A 20% 2 Primarily small unit leisure accommodation NA with cognate recreational facilities Veterinary Hospital 0.20 25% 2 Petrol Filling Station 0.20 40% 2 Garage 0.40 60% 2 AGRICULTURE Agriculture 1 0.10 10% 2 These are primarily agricultural areas but
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COWTPS ZONE DESIGNATION Controls IMPLICIT INTENT COWTPS ZONE DESIGNATION Controls IMPLICIT INTENT Agriculture 2 0.15 15% 2 permit uses such as cottage industry, craft Cemetery Agriculture 3 0.35 25% 2 workshops, residential facilities and by River Reserve Reserve to protect the amenity of consent shops and a range of recreational the water course and to minimise facilities pollution and erosion. Rural Residential 1 0.20 20% 2 Essentially very low density residential Amenity Reserve This land is reserved to protect the < 4000 m2 development with agricultural practices quality of the natural environment Conservancy 0.10 10% 2 but may be used by the Public for Equestrian Residential 0.06 5% 2 Essentially a very low density form of Rural passive recreation. Permits some < 5000 m2 Residential with “private recreational recreational based shops and space”. services Conservation Reserve This is a natural area of land and OPEN SPACE Private Conservation 0.10 10% 1 or water within which the Private Open Space 0.15 , o 2 conservation of the scenic beauty, indigenous flora and fauna water SPECIAL Special Zone 5 (Camelot) 0.14 10% 5 courses and other topographical ZONES features, places of historic or Special Zone 4 (Augusta) 0.25 25% 2 scientific interest and the like is of Special Zone 3 (Assagay Hotel) 0.35 25% 2 primary Importance Special Zone 2 (Crocodile Farm) N/A 5% 2 Nature Reserve This is a natural area of land and Special Zone 1 (Bus Depot) 0.06 6% 1 or water within which the Special Zone 11 (Makaranga) 0.05 5% 2 conservation of the scenic beauty, indigenous flora and fauna, water Special Zone 10 (PheZulu Game N/A 50% 2 courses and other topographical Res) features, places of historic or Special Zone 9 (Craft & 0.5 35% 2 scientific interest and the like is of Serv.Cntr) primary importance and is Special Zone 8 (17 & 18 Maid) NA NA 2 administered by Nature Special Zone 7 (Kloof) 0.35 35% 2 Conservation Services, the Wildlife 0.45 45% 2 Society, the local authority or Special Zone 6 (Kloof) 0.5 50% 2 similar including a company with 0.2 20% 2 this aim as its primary function. 0.5 50% 2 Opportunity Space Reserve within which any small- Undetermined scale economic activity is permitted, provided that each RESERVATIONS Administration operator occupies no more space Public Open Space than 30 m2 in extent. Waterworks Taxi Rank
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13.4 PROPOSED PRECINCT PLAN ZONES
The following table outlines the envisaged planning zones covering both the Industrial and the Village Precinct.
Where possible and to the largest extent possible, existing COWTPS zones have been utilised. The following exceptions are suggested and commented on below:
TRUCK STOP We are unable to discover an existing zone suitable for this existing land use, as well as for its intended relocation.
ACTIVE OPEN SPACE The area identified is envisaged to be utilised for the development of in- and outdoor sports activities, while identified as AOS in the precinct plan, it is suggested to form part of the POS zoning in the COWTPS.
Some of the envisaged general, light and service industry EXISTING PLANNING SCHEME MAP sites are partially located in environmentally sensitive areas and it is suggested that a mandatory EIA determines the acceptable extent of the development.
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CATEGORY PRECINT PLAN PROP. COWTPS DEVELOPMENT REGULATIONS COMMENTS ZONES ZONES COVERAGE FAR NO FLOORS
AGRICULTURE AGRI 1 AGRICULTURE 1 10% 0.1 2 EXISTING ZONE
OPEN SPACE POS/CONS PUBL.OPENSPACE/ - - - EXISTING ZONE CONSERVATION PRIV OS PRIVATE OPEN - 0.15 2 EXISTING ZONE SPACE RR RIVER RESERVE - - - EXISTING ZONE
AOS PUBLIC OPEN 20% 0.3 2 COMMENT 3 SPACE ECR ENVIR. CONS. - - - EXISTING ZONE RESERVE COMMENT 5 CZ CONSERVATION - - - EXISTING ZONE ZONE COMMENT 6 COMMERCIAL MX1 MIXED USE 1 60% - 3 EXISTING ZONE
MX3 MIXED USE 3 50% - 2 EXISTING ZONE
TOURISM T TOURISM 20% - 2 EXISTING ZONE
RESIDENTIAL SR900 SR900 30% 0.4 2 EXISTING ZONE COMMENT 4 SR200 SR200 60% 1.0 3 EXISTING ZONE COMMENT 4 RURAL R RURAL 20% 0.2 2 EXISTING ZONE RESIDENTIAL CIVIC AND SOCIAL E EDUCATION 25% 0.35 3 EXISTING ZONE
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CATEGORY PRECINCT PLAN PROP. COWTPS DEVELOPMENT REGULATIONS COMMENTS ZONES ZONES COVERAGE FAR NO FLOORS
INSTITUTIONAL INST 3 INST 3 75% 2 2 EXISTING ZONE
INDUSTRY GI 1 GENERAL 50% 0.5 2 COMMENT 1 INDUSTRY 1 GI 2 GENERAL 70% 1.5 4 EXISTING ZONE INDUSTRY 2 LI4 LIGHT INDUSTRY 4 50% 0.5 2 COMMENT 1
SI1 SERVICE INDUSTRY 50% 0.5 2 COMMENT 1 1 PFS PETROL FILLING 40% 0.2 2 EXISTING ZONE STATION TS TRUCK STOP 10% 0.1 1 COMMENT 2
COMMENT 1: Significant areas zoned General Industry 1, Light Industry 4 and Service Industry 1 are located in environmentally sensitive areas. It is therefore expected that an Environmental Impact Assessment will determine the developable part of any particular site. COMMENT 2: We are not aware of an existing zone within the COWTPS which would be suitable for a truck stop facility as existing within the Cato Ridge Village and which is suggested to be relocated as indicated in the Precinct Plan. COMMENT 3: Public open space envisaged to be developed as active out- and indoor recreation facility. COMMENT 4: It has been suggested that the granting of business rights in residential zones should be actively discouraged. COMMENT 5: Publically owned land dedicated to the conservation and management of natural areas. COMMENT 6: Conservation Zone, i.e. privately owned land dedicated to the conservation and management of natural areas, normally occurring as a split zone on a particular site, final extent of conservation area to be established via EIA process.
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GI GENERAL INDUSTRIAL SI SERVICE INDUSTRY LI LIGHT INDUSTRY T TOURISM R RESIDENTIAL RURAL R RURAL RESIDENTIAL MX MIXED USE RR RIVER RESERVE POS PUBLIC OPEN SPACE/CONSERVATION INST INSTITUTIONAL AGRI AGRICULTURE
13.5 CATO RIDGE INDUSTRIAL PRECINCT LAND USE MANAGEMENT PLAN
AGRI 1 AGRI 1
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SR900 SPECIAL RESIDENTIAL MX3 SR200 MEDIUM DENSITY HOUSING MX1 MIXED USE 1 MX3 MX3 MIXED USE 3 MX1 PFS PETROL FILLING STATION E EDUCATION POS/CON POS/CON PUBLIC OPEN SPACE/CONSERVATION POS SR200 SR900 INST PRIV OS PRIVATE OPEN SPACE 3 AOS ACTIVE OPEN SPACE RR A1 AGRICULTURE 1 TS MX1 SR900 RR RIVER RESERVE PFS SR200 SR900 INST3 INSTITUTIONAL 3 MX1 E SR900 TS TRUCK STOP SR200 INST RR 3 SR900 SR200 POS SR900 PRIV OS SR900 AOS 13.6 CATO RIDGE VILLAGE E LAND USE RR MANAGEMENT A1 A1 PLAN
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14. ASSESSMENT OF COSTS
1 4. ASSESSMENT OF COSTS GRAHAM MULLER ASSOCIATES CONSORTIUM 164
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14. ASSESSMENT OF COSTS 14.2 CAPITAL COSTS
14.1 METHODOLOGY The construction costs of bulk infrastructure are detailed in the table below. This is a broad assessment taking into account the primary income and expenditure flows. This entails a comparison of Table 14.1 Infrastructure construction costs potential rates income as development occurs, compared to Infrastructure Proposed Industrial two alternative measures of cost: Sewer network R 133,348,600 Water reticulation R 23,000,000 1. A cash flow view which takes account of the entire Storm water facilities R 36,000,000 upfront capital costs of infrastructure costs as they are Electricity network R 0 incurred; Roads R 358,000,000 Grand total R 550,348,600 2. A cost comparison with the upfront capital cost depreciated over the life of the infrastructure. Detail pertaining to construction costs can be viewed in Chapter 10 Transportation Framework and Chapter 11 Civil Under both of the above options an estimate of R 3,000,000 Infrastructure Framework. per annum for ongoing maintenance costs is also taken into account. 14.3 DEPRECIATION Detail pertaining to rates income can be viewed in Chapter 9, Economic Drivers. All sewer, water and storm water pipes have been depreciated over their expected lifespan of 50 years. Roads have been depreciated over 25 years. Table 14.2 overleaf details the annual and cumulative depreciation (note only the first 20 of the 60 years is shown).
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14.4 SUMMARY OF COSTS Costs are shown in the tables below, per phase, and in total over 20 years. As a guide to the five rating pricing options, R 150 p/sq.m is the rate for un-serviced industrial land, R 500 p/sq.m is a relatively low and prudent rate for serviced industrial land and R 1,750 p/sq.m is the rate charged at Riverhorse Valley.
14.4.1 Years 1 – 20 (Total Cumulative): Situation after twenty years
Table 14.2 Total cumulative (Years 1 – 20) cash flow analysis (excludes depreciation)
CUMULATIVE RATES INCOME (10% TAKE-UP P/A INFRASTRUCTURE CUMULATIVE MAINTENANCE INCOME less CONSTRUCTION PER PHASE) CONSTRUCTION COSTS (R3 MILL p/a) COSTS and MAINTENANCE Income @ R 150 p/sq.m R 2,160,978,375 R 550,348,600 R 60,000,000 R 1,550,629,775 Income @ R 500 p/sq.m R 7,203,261,250 R 550,348,600 R 60,000,000 R 6,592,912,650 Income @ R 750 p/sq.m R 10,804,891,875 R 550,348,600 R 60,000,000 R 10,194,543,275 Income @ R 1,000 p/sq.m R 14,406,522,500 R 550,348,600 R 60,000,000 R 13,796,173,900 Income @ R 1,750 p/sq.m R 25,211,414,375 R 550,348,600 R 60,000,000 R 24,601,065,775
Table 14.3 Total cumulative (Years 1 – 20) comparison with capital cost depreciated over the life of infrastructure CUMULATIVE RATES INCOME (10% TAKE-UP P/A CUMULATIVE CUMULATIVE MAINTENANCE INCOME less DEPRECIATION and PER PHASE) DEPRECIATION (R3 MILL p/a) MAINTENANCE
Income @ R 150 p/sq.m R 2,160,978,375 R 363,339,440 R 60,000,000 R 1,737,638,935 Income @ R 500 p/sq.m R 7,203,261,250 R 363,339,440 R 60,000,000 R 6,779,921,810 Income @ R 750 p/sq.m R 10,804,891,875 R 363,339,440 R 60,000,000 R 10,381,552,435 Income @ R 1,000 p/sq.m R 14,406,522,500 R 363,339,440 R 60,000,000 R 13,983,183,060 Income @ R 1,750 p/sq.m R 25,211,414,375 R 363,339,440 R 60,000,000 R 24,788,074,935
14. ASSESSMENT OF COSTS GRAHAM MULLER ASSOCIATES CONSORTIUM 166
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
15. LIST OF APPENDICES 14. ASSESSMENT OF COSTS GRAHAM MULLER ASSOCIATES CONSORTIUM 167
OUTER WEST CORRIDOR STUDY & eThekwini Municipality CATO RIDGE LOCAL AREA PLANS
15. LIST OF APPENDICES
APPENDICES:
APPENDIX 1: Trends, Demands and Rates Income Analysis
APPENDIX 2: Cato Ridge LAP Traffic Assessment
APPENDIX 3: Spatial Biodiversity Study
APPENDIX 4: Project Implementation List
N. B. The compact disc (CD) accompanying this report includes a separate file providing A3 versions of the Local Area Plan and the two Precinct Plans with and without contours (for greater clarity).
15. LIST OF APPENDICES GRAHAM MULLER ASSOCIATES CONSORTIUM 168