FINAL DRAFT REPORT INGWE MUNICIPALITY HOUSING SECTOR PLAN
PREPARED FOR:
ASSISTED BY:
Email: [email protected]
IN ASSOCIATION WITH:
APRIL 2007
TABLE OF CONTENTS
1.0 Introduction and Purpose of Housing Plan ...... 1 1.1 Background Information ...... 1 1.2 Purpose of Housing Sector Plan ...... 1
2.0 Methodology Employed in Formulation of the Plan ...... 2
3.0 Analysis of Demographic Information ...... 4 3.1 Population Demographics ...... 4 3.2 Local Economic Analysis ...... 4
4.0 Analysis of Current Housing Demand ...... 5 4.1 Current Housing Needs ...... 5
5.0 Bulk Services Infrastructure Analysis ...... 5 5.1 Water Supply ...... 5 5.2 Sanitation ...... 7 5.3 Solid Waste Removal ...... 8 5.4 Power Supply ...... 8 5.5 Cemeteries ...... 8
6.0 Public Transport Access Analysis ...... 8
7.0 Identification of Potential Land For Housing Development ...... 8 7.1 Current situation ...... 8 7.2 Analysis of Potential Housing Sites ...... 9 7.3 Land Reform Linkages ...... 9
8.0 Current and Planned Housing Projects ...... 10
9.0 Housing Development Strategies ...... 12 10.1 National and Provincial Housing Policy And Programmes ...... 12 10.2 Guiding Housing Principles ...... 13 10.3 Housing Vision...... 13 10.4 Housing Objectives ...... 14 10.5 Strategies ...... 15
10.0 Integration with Other Projects ...... 21
11.0 Spatial Reference for Housing Development ...... 22
12.0 Broad Environmental Overview ...... 22 12.1 Priority 1 Zone ...... 22 12.2 Priority 2 Zone ...... 24 12.3 Priority 3 Zone ...... 25 12.4 Priority 4 Zone ...... 26
13.0 Broad Geotechnical Overview for the Municipality ...... 27
14.0 Key Municipal Housing Institutional Framework ...... 27
15.0 Indication of Quantum Funding Targets per Subsidy Instruments and 5 Year Budget Implications for all Identified Projects ...... 30
16.0 Concluding Remarks…………………………………………………………………………….32
Reference List
ANNEXURES
Annexure A: List of Maps
Map 1 – Locality Map Map 2 – Population Density Map Map 3 – Spatial Reference for Housing Development Map
Intatakusa Services Maps Map 10: Surface management Areas Map 10.3: Future Proposed Sub Regional Impoundment Locations Map 11: Groundwater Resources – Borehole Water Quality
Annexure B: Proposed Housing Subsidy 2006 / 07
Annexure C: Proposed Emergency Housing Subsidy 2006 / 07
Annexure D: Proposed Informal Settlement Upgrading Programme Housing Subsidy 2006/07
Annexure E: Feasibility Analysis of Potential Housing Site 1 – Portion 1 of Cliftonville No. 15149
Annexure F: Procedure for housing fund application
Annexure G: Macro Traffic Study Report
Annexure H: Broad Geotechnical Overview Report
INGWE HOUSING PLAN MUNICIPAL HOUSING SECTOR PLAN REPORT
INGWE MUNICIPALITY HOUSING DEVELOPMENT PLAN
1.0 INTRODUCTION AND PURPOSE OF HOUSING PLAN
1.1 Background Information
Udidi has been appointed to undertake the formulation of a Housing Development Plan, which would include a land suitability analysis and a housing delivery strategy for the Municipality‟s area of jurisdiction.
The Ingwe Municipality is situated on the southern parts of KwaZulu-Natal, and is one of the local municipalities that fall under the Sisonke District Municipality, which borders on the Eastern Cape and Lesotho. The municipal Head Office is located 112 km south-west of Howick and 176 km north-east of Kokstad See Map 1. Three towns anchor the Ingwe Municipal area namely, Creighton, Bulwer and Donnybrook. The town of Creighton fulfills the role of being the administrative centre for Ingwe and acts as the commercial centre for its surroundings within the municipal area. The rest of the municipal area consists of Tribal areas, which dominate the area, namely; Madzikane- Bhaca T.A, Isibonela Esihle T.A, Amakuze T.A, Sizanani T.A, Umacala-Gwala T.A, Zashuke T.A, Qadi T.A, Bidla T.A, Vukani T.A, Amangwane T.A, and Vezakuhle T.A. There are also a number of rural settlements within the municipal area where the majority of the population is resident.
1.2 Purpose of Housing Sector Plan
The Municipal Systems Act 32 of 2000 requires all municipalities to compile Integrated Development Plans (IDPs) that will guide all their planning, budgeting and management decisions. Apart from the legislative requirement to compile IDPs, municipalities are also expected to compile sector plans, which should form part of the IDPs. The following are examples of national legal requirements that demand municipalities to formulate sector plans:
Water Services Development Plan (WSDP): Department of Water Affairs and Forestry Integrated Waste Management Plan (WMP): Department of Water Affairs and Forestry Integrated Transport Plan (ITP): Department of Transport Land Development Objectives (LDOs): Department Land Affairs and Spatial Development Framework (SDF): Department of Provincial Affairs and Local Government
In addition to these municipalities are also required to incorporate into their planning frameworks; Housing Strategies and Targets, Local Economic Development Plans, Integrated Energy Plans and Integrated Infrastructure Plans. They also are expected to comply with guiding principles of National Environmental Management Act (NEMA), Environmental Management Plans (EMPs), Environmental Implementation Plans (EIPs) and the Development Facilitation Act (DFA).
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The Housing Act (No. 107 of 1997) informs the compilation of housing plans. Part IV of the Act specifically requires municipalities to compile housing strategies and targets, as part of their IDPs. The Ingwe Housing Plan is being developed within the context of these legal provisions. It will form part of the Ingwe IDP once completed.
This Housing Plan is intended to be a guiding document that will help the municipality achieve the objective of providing sustainable housing for its residents. Through this housing plan the municipality will also be able to stimulate the local economy, create an environment for local job creation, and address the needs of its residents. Planned housing projects will also ensure that integration happens between housing and other service provision such as infrastructure development; roads, transport, health, education and security.
2.0 METHODOLOGY EMPLOYED IN FORMULATION OF THE PLAN
The Ingwe Municipalities IDP document served as an important source of information in compilation of this Housing sector plan and was complemented by other relevant miscellaneous documents.
The methodology adopted in the formulation of this Housing Plan involved the following phases and steps:
PHASE 1: PROJECT PREPARATION AND DATA COLLECTION
Step 1: Project preparation and setting up of Steering Committee
The planning process was initiated by means of an introductory workshop, to select a steering committee and then to gain consensus on the programme and methodology, and formulate the consultation process.
Step 2: Data collection analysis and 1st Draft Status Quo Report
The information collected during this phase was analysed and synthesised into a status draft status quo report, with associated mapping and included:
A brief explanation of the legal context and the Municipality‟s responsibility in the housing field The status quo of all current housing projects An inventory of potential housing sites already identified in existing plans and reports, and the formulation of criteria for the identification and prioritization of potential housing sites An estimate of existing housing backlog
Data collection and consultation with the relevant stakeholders covered the following aspects: - The supply of housing: the number of current and planned housing projects; the number of sites in each housing project; details of the developers; - Availability of infrastructural services: ease of extension of road, water, electricity and sanitation connections; this involved liaising with Sisonke
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District Municipality regarding their plans to supply infrastructure services within the area so as to ensure alignment.
- Physical considerations: broad geo-technical information; floodlines and other relevant physical considerations. - Environmental Considerations: sensitive environmental features; environmental conditions which may have a negative impact on residential development - Conformity to development proposals: forward planning documents such as the Spatial Development Framework, to ensure conformity to such plans.
Step 3: Second Steering Committee Meeting
At this meeting the status quo report was presented and discussed for comments to be made.
PHASE 2: INVESTIGATION
This phase involved the investigation process, which entailed the following steps:
Step 1: Analysis of Potential Housing Sites
Potential housing sites were analysed in terms of broad suitability criteria such as:
Bulk infrastructure Analysis liaising with the Sisonke District Municipality Broad Geotech Overview (Desktop) Physical constraints Environmental Overview Accessibility Location in relation to employment opportunities and community facilities Compatibility with other IDP objectives and the Spatial Development Framework
Step 2: Formulation of Housing Delivery Goals
This step involved the following:
Review of all Current and Planned Projects as well as Future housing Projects within the municipal area. A detailed Cash Flow Structure, this spreadsheet includes the cash flow requirements in a, (5-year time horizon) for all the current projects and all the planned projects. The total two sections should be added together to determine the municipal funding requirement for the 5-year horizon. Funding Sources
Step 3: Third Steering Committee Meeting
The outcomes of the analysis undertaken in phase 2 were compiled into a 2nd Draft Report and presented as well as workshopped with the Steering Committee and Council to ensure the transfer of skills to the municipal officials in the process of developing the plan. 3 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report APRIL 2007
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PHASE 3: ADVERTISING PROCESS
Before the Final Draft Report is fully adopted by Council it needs to be advertised on a local Newspaper for full community Participation to be achieved in the whole process of the development and implementation of the Housing Sector Plan.
Once the Notice period of 21 days expires and no comments are received within that period the Plan can therefore be taken to Council for Adoption.
3.0 ANALYSIS OF DEMOGRAPHIC INFORMATION
3.1 Population Demographics
The following information was compiled from the Statistics South Africa (2001) database. It should however, be noted that the census data is generally discredited as being undercount.
According to the Statistics South Africa (2001) the total population of the Ingwe municipal area was calculated to be 107 560 people See Map 2.
POPULATION AFRICAN COLOURED ASIAN WHITE OTHER TOTAL SOURCE % % % % % % STATISTICS SOUTH 98.3% 0.2% 0% 1% 0.5% 100% AFRICA (2001) CENSUS
Approximately 98% of the total population of the Ingwe municipal area is the African group and this group is by far the least urbanized, implying that there is a large rural population. The total number of households was calculated to be 21 905 households who are spread around unevenly among ten municipal wards and coupled to a total population of 107 560, this implies an average household size of 4,91 within the municipal area.
According to the IDP, age differentiations indicate that Ingwe Municipality consists of a youthful population profile with an estimated 57% of the population fall under the age of 20 years or 71% under the age of 30 years. Only 5% fall above the age of 60 years.
3.2 Local Economic Analysis
Commercial activities are centered around the small village towns of Creighton, Bulwer and Donnybrook but these towns do not fulfill the commercial needs of the local community and as result an extensive amount of commercial and trade activities take place in the larger town of Ixopo as well as the city of Pietermaritzburg.
Apart from some of trade and a small tourism sector at present, the town is largely dependent on Commercial farming, which forms the base of Ingwe‟s economy. The main activities related thereto being; a strong commercial forestry farm sector, other farm products include; intensive beef, dairying and potato production.
According to the IDP, the majority of employment is in the “ elementary occupation” category (28%) presumably working on commercial farms, extractive industries and 4 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report APRIL 2007
INGWE HOUSING PLAN MUNICIPAL HOUSING SECTOR PLAN REPORT
households as domestic assistants, in addition regarding labour resources it presents mostly unskilled workers. Furthermore regarding the low levels of education and illiteracy, which is reflected in the income profile per household within the area. Approximately 38,6% of the total households reveal that they have no income, which means that the unemployment rate is very high within the municipal area which clearly specify that the Ingwe Municipality is exceptionally poor and under-developed relying heavily on agriculture as the main source of employment.
4.0 ANALYSIS OF CURRENT HOUSING DEMMAND
4.1 Current Housing Needs
The greatest need and emergence for housing services upgrade of rural housing is in the tribal areas, where the majority of the rural population is located. One of the major difficulties in the provision of the much-needed housing services in these tribal areas is the issue of the release of land from the Ingonyama Trust.
Based on the 2001 Census Statistics the total housing demand for Ingwe Municipality was estimated to be at least 70% of the total Demand which is 12 338, classified in the following categories;
a) Traditional dwellings b) Informal dwelling (shacks) c) Informal dwelling in backyard d) Room in backyard
According to the IDP a need has been identified for the development of middle income housing to accommodate amongst others civil servants who are working for the municipality and are seeking suitable and affordable housing, which can be purchased with the assistance of government housing subsidies. Apart from these three approved projects the other identified projects have not been prioritised and funding has not been allocated.
5.0 BULK SERVICES INFRASTRUCTURE ANALYSIS
5.1 Water Supply
5.1.1 Existing Infrastructure
The Sisonke District Municipality is both the Water Services Authority and the Water Services Provider for the Ingwe Local Municipality. Information relating to this infrastructure has thus been taken from the Water Services Development Plan Review (2006) produced by iNtakusa Consulting and updated in line with P.D. Naidoo experience in Creighton, as well as personal experience of a staff member of this Firm in Bulwer.
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Further updating is presently being undertaken by Makhaotse, Narasimulu & Associates, who have been appointed to produce a Bulk Water Supply Master Plan for the District Municipality.
Location of the various towns and villages can be found on the attached Maps produced by Provincial Departments.
5.1.1.1 Urban Infrastructure
Such infrastructure can only be found in the urban centres of Creighton, Bulwer and Donnybrook.
Centre Source of Raw Treatment Storage Distribution Water Facilities Facilities Creighton Gravity feed New filtration 3 ground Two bulk mains from Avocadale plant under reservoirs -160 to town ( 160 Dam. Max cap. construction. kl. 1 new +110 mmdia). 690 kl/day Capacity 400 elevated Full reticulation kl/d reservoir 163 kl Bulwer Gravity feed 2 slow sand 2 ground Full reticulation from Marwaqa filters and reservoirs in town stream. One chlorination. total 100 kl small dam and Capacity 500 a weir – kl/d pumped supply Capacity 350 kl/d Donnybrook 3 x boreholes – Chlorination 1 reservoir 120 Check capacity 230 only kl kl/d
5.1.1.2 Rural Infrastructure
A schedule reflecting this infrastructure is attached as annexure.
5.1.2 Planned Infrastucture
Major works are being planned for this Municipality, but the costs are high and it is expected that ad hoc supply ( boreholes – weirs) may have to be developed to cater for immediate housing developments.
The two phases of development of water supply are described as follows in the WSDP.
Ingwe Phase 1
This includes the abstraction of water from the Ngangwane River ( a tributary of the uMzinkulu River) above a group of settlements known as Thonsini. water would be 6 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report APRIL 2007
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pumped to a treatment works on the plateau and then gravity fed to the following reticulation footprints :
Thonsini Ezidweni Bazini Mpupulwane Ndondeni Makholweni Edazini Kwashoba Gala Tarrs valley Centocow Creighton
This scheme is thus mostly for the southern part of the Municipality. It also has to be integrated with the Gala-Donnybrook scheme, itself in the business plan stage.
Estimated capital cost of this Phase is R 81,29 million.
Ingwe Phase 2
This Phase would serve areas within the Kwa-sani and Ingwe Municipalities. An abstraction point is proposed on the Mkomazana river in the upper areas of Kwa- Sani. Water would be treated close to the source, then pumped to a command reservoir from which water would be supplied by gravity to the following areas :
Westcliffe Bulwer EMvuleni Nkelebantwana Lubovana Nkwezela Donnybrook Kwasokhela Mawhqa Polela Beershiba
Cost of this Phase is estimated at R 75,84 million
Ingwe Phase 3
Abstraction for this Phase would be on tributaries of the Umkomaas river. The proposed development would service the following areas :
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Qointhaba/Bartmal Mnywaneni Kwamfene Kwasandenezwa Masemeni( Mbanjwa‟s and Ngcobo‟s farms)
The following maps, made available from Consultants iNtatakusa, are included as Annexures : Map 10 : Surface management Areas Map 10.3 : Future Proposed Sub Regional Impondment Locations Map 11 : Groundwater Resources – Borehole Water Quality
5.2 Sanitation
5.2.1 Existing Infrastructure
5.2.1.1 Urban Infrastructure
Urban infrastructure in all three villages consists only of septic tanks and French drains.
In Bulwer a treatment plant for the effluent of a small bore system serving the new Low Cost Township ahs been installed but is as yet not commissioned.
5.2.1.2 Rural Infrastructure
5.2.2 Planned Infrastucture
Nothing planned as yet. This will depend on the development of housing schemes and problems that the disposal of effluent will create. Planning should however take place in broad lines to reserve areas which may serve as sites for treatment plants in the future.
5.3 Solid Waste Removal
Solid waste removal takes place in the three villages mentioned above. Disposal is on sites as yet unregistered, but the Municipality is in the process of applying for registration of these sites.
The District Municipality has advised that they are not responsible for this service.
5.4 Power Supply
According to the latest IDP Review, only around 6 000 households within Ingwe Municipality have access to electricity. Consultants have been appointed by the Municipality to undertake the planning of future developments of power supply. Eskom has recently released its programme for refurbishing of the power grid, and this will soon be made available to the Municipality ( most likely May 2007).
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5.5 Cemeteries
Planning for cemeteries need to be undertaken by the Municipality
6.0 PUBLIC TRANSPORT ACCESS ANALYSIS
A micro traffic study report on this matter is attached as Annexure G.
7.0 IDENTIFICATION OF POTENTIAL LAND FOR HOUSING DEVELOPMENT
7.1 A large portion of the land within the municipality belongs to the Ingonyama Trust where land is held under communal tenure arrangements. There are also lots of rural settlements within the municipality where land is owned under freehold title, although in some cases this land is utilised on a collective basis and individuals have access to that land on a communal basis.
By far the greatest need for housing services upgrade is in the tribal areas where the majority of the populations are located. The majority of the land is administered by the Tribal structures. According to the IDP the issues around the release of Ingonyama Land for housing upgrades and the mechanisms for registering ownership or use rights such as Permission to Occupy or long leases are rather complex at this stage
Based on the current data available there are three Land Reform Projects in process within the municipality.
The Myaweni project which comprises of two portions of the property lot 55 Sunrise in extent 298.86 ha. There are at least 90 beneficiaries involved. Evaluations have been completed and the department is in the stage of pricing negotiations.
Current residents on the property Ingudwini Forest no 15327 lodged a request with land with the Dept of Land Affairs 5 years ago for the land to be purchased. Apparently families have been resident on this land for many years. (Source Mr. R Montgomery of BCP Engineers).
7.2 Analysis of Potential Housing Sites
As part of this process site visits of the current and planned housing projects within the municipal area were undertaken, the inspections were conducted.
The analysis of potential housing sites also involved the critical aspects of prioritisation and project evaluation.
The prioritisation process was to ensure that the current housing projects to be implemented were located on suitable land for housing development as well as accessible in terms of infrastructure services although these were projects were already identified in the IDP.
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The project evaluation process involves the evaluation of the technical and social feasibility of all the current and planned projects based on the available information contained in the IDP. The evaluation process of these projects will inform the prioritisation process.
Four stages distinguish projects when developing a Housing Sector Plan:
Stage 1: Projects, which have only recently been identified (limited project info) Stage 2: Projects under preparation (varying amounts of info) Stage 3: Projects where preparation phase has been completed, but not approved (full project info) Stage 4: Approved Projects and ready to be implemented (full project info)
It must also be noted that the prioritisation process does not mean that projects with limited information will be jeopardized in the process, but than further planning and preparations will be undertaken for future/proposed housing projects.
7.3 Land Reform Linkages
According to a report received from the Department of Land Affairs there are seven land reform projects that have been prioritized within Ingwe Municipality, namely:
Mnywaneni – the price negotiation has been completed. The attorney is in the process of upgrading the Kenny Estate in order for the property to be transferred to Mnywaneni Communal Property Association.
Ingudwini Forest – the property was transferred to the KwaZimele Communal Property Association in April 2004. The Department is currently busy with the Implementation such as fencing of the farm.
Sandanezwe / Comrie farm – the Department has appointed a professional Valuer for the assessment of the property. The price negotiation between Sappi and the Department was scheduled for November 2006.
Lilydale – there are twenty beneficiaries residing on this property. The property was surveyed and 60ha were valued in 2005, the report has expired and the property needs to be re-evaluated. The property was also identified for a low cost housing project.
Skiberch – this property is situated in the boarder of Donnybrook Tribal Council. There are ten beneficiaries who are farm workers on this farm. The land owner is donating 10ha for housing development and 35ha timber will be purchased by these farm workers through LRAD grant. The project is at the planning phase.
Ulufafa – the property in extent of 101ha was transferred to the Five Star CPA. The property is under Timber and Sappi is providing the after care support for this project.
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Cliftonville Settlement Project – The Department is waiting for plans from the municipality which mandates the department to acquire the property for housing development. There are 150 beneficiaries to benefit from this project. The property was valued in 2005 and the report has expired and is to be re- valued again.
8.0 CURRENT AND PLANNED HOUSING PROJECTS
The following data was compiled from the Ingwe Integrated Development Plan (IDP) Review for 2006/07 Financial year. This illustrates the current identified housing projects within the municipal area as well as completed IDP projects on Service Providers List.
There are currently three approved housing projects within the municipality to reduce the increasing housing backlog within the municipal area. This projects are located in; Creighton, Bulwer and Donnybrook.
Projects Title No. of Built Location Project Type Budget Comments / Units Progress
Current Projects Creighton Low Cost 59 59 Creighton Completed Project completed Housing Bulwer Low Cost 313 0 Bulwer PLS1, Greenfields R638 Construction Housing 400.00 (MIG Awaiting Funding Allocation) Ngcobo‟s Farm 160 0 Ngcobo Rural In –situ R6 114 Construction / Low Cost Housing farm upgrades 699.00 Project still at expropriation phase. Tar‟s Valley Low 227 0 7kms from Rural In –situ R6 114 Construction Stage Cost Housing Creighton upgrades using 699.00 PHP Creighton 300 0 Creighton Low Cost housing R2 037 Investigations to extension - Phase Extension 772.00(MIG be conducted on 2 (W3) Allocation) progress of the Project TOTAL 1059 59
Planned Housing Projects Ezidweni Rural 900 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W1) Borderview Rural 500 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W2) Gqumeni Rural 1200 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans 11 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report APRIL 2007
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Projects Title No. of Built Location Project Type Budget Comments / Units Progress (W3) Madzikane Rural 400 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W4) Mjila Rural Housing 600 0 Rural In –situ Need Preparation Project (W5) upgrades of Business Plans Glen Maize Clifton 150 0 Rural In –situ Need Preparation Agri Village (W6) upgrades of Business Plans Deepdale Rural 400 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W7) Mgababa Rural 800 0 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W8) Mahwaqa Rural 800 0 1 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W9) Mqulela Rural 600 0 1 Rural In –situ Need Preparation Housing Project upgrades of Business Plans (W10) Aids Hospice/ 500 0 1 Rural In –situ Need Preparation Orphage bed upgrades of Business Plans seater TOTAL 6350
Private Sector - Developer Driven Housing Mountain Park MIC 65 0 Springfield 150 0 Creighton Golf 50 0 Estate TOTAL 265 0
Rental Stock Housing Donnybrook 150 0 Need Preparation of Business Plans Creighton 150 0 Need Preparation of Business Plans Bulwer 150 0 Need Preparation of Business Plans TOTAL 450
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CASH FLOW IMPLICATIONS – INGWE MUNICIPALITY PROJECT NO. PROJECT NO. OF UNITS PROJECT 2007 / 2008 2008 / 2009 2009 / 2010 COMMENTS NAME VALUE K20000025 Creighton Low 57 R1,048,000.00 R0.00 R0.00 R0.00 PROJECT Cost Housing COMPLETED 90002 Bulwer 315 R11,859,703.25 R0.00 R0.00 R0.00 MTEF K20020040 Ngcobo‟s Farm 160 R2,636,800.00 R2,721,000.00 R0.00 R0.00 PROJECTIONS K200220039 Tars Valley 227 R8,335,065.25 R680,000.00 R0.00 R0.00 NOT K05070004 Creighton Ext 300 R0.00 R1,600,000.00 R2,250,000.00 R3,600,000.00 COMPLETED
*The above information was obtained from the Regional Department of Housing in Pietermaritzburg, It must noted that some information is outstanding and has not been finalized. As soon as the information is available and finalized it will be updated
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9.0 HOUSING DEVELOPMENT STRATEGIES
Development strategies provide the most practical way of providing a solution to the identified priority or problems issues. There is a link between problems and the desired housing development objectives. To enable the best choice of solution each development strategy and its connected project will have to be guided by the guiding principles, enshrine in the housing policy and legislation. Each strategy will also have to be harmonious with the housing strategies, projects and targets of the Provincial Housing Development Plan as well as complement the IDP. In addition a Housing vision and measurable objectives need to be formulated in order to inform the strategies.
9.1 National and Provincial Housing Policy and Programmes
The housing policy, legislation and programmes derive their foundation from the Constitution of the Republic of South Africa (Act 108 of 1996). The Constitution states that:
Everyone has a right to have access to adequate housing The state must take reasonable legislative and other measures within its available resources to achieve the progressive realisation of this right, and No one may be evicted from their homes, or have their homes demolished, without an order of court made after considering all the relevant circumstances.
The Housing Code is the overall housing policy that guides housing activities in South Africa. It is the single main document that contains the housing policy, legislation and programmes.
9.2 Guiding Housing Principles
The Housing Code and the Housing Act including development principles enshrined in the Development Facilitation Act, No 67 of 1995 provide broad guiding principles for housing development within the municipal area. The following guiding principles shall guide housing development within Ingwe Local Municipality.
Housing development should be based on Integrated Development Planning Housing development should be prioritised to the poorest of the poor Housing development should provide a wider choice with regard to type of house, materials, tenure, etc Housing should be provided closer to employment opportunities Affordable and quality houses should be built Housing development should take measures not harm the environment Housing development should be economically, fiscally, socially, and financially affordable and sustainable Housing development should be administered in a transparent, accountable and equitable manner and uphold the practice of good governance Promote racial, social, economic and physical integration in urban and rural areas.
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Promote higher density in respect of housing development to ensure the economical utilasation of land and services Use public money available for housing development in a manner which stimulates private investment in, and the contribution of individuals to housing development Promote the establishment of socially and economically viable communities, safe and healthy conditions to ensure the elimination of slums. Prohibit gender discrimination and all forms of discrimination in the housing development process. Facilitate the active involvement of all relevant stakeholders in the housing development process, and Encourage and support individuals and community organizations to fulfill their housing needs.
9.3 Housing Vision
To promote equitable access to Housing infrastructure and basic services within Ingwe Municipality.
9.4 Housing Objectives
The following housing objectives have been identified within the Ingwe Local Municipality:
To compile a detailed and accurate housing demand database in order to identify the accurate housing demand within the municipal area. To clear all slums by the year 2010 by prioritising slum clearance projects and to ensure that no further informal settlements are erected. Provision of adequate bulk infrastructure to support housing delivery To upgrade and formalise all existing informal settlements and to ensure that no further informal settlements are erected To promote rural housing development by formalising the rural dwellings identified Speed up the housing delivery process by using the appropriate subsidy schemes such as the (PHP) Peoples Housing Process Enforce Building Regulations to ensure the construction of quality low cost housing Ensure that housing development foster job creation
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9.5 STRATEGIES
9.5.1 Focus point one: To compile a detailed and accurate housing demand database
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT Compilation of a Assign functions to an official Functions are assigned Municipality detailed housing to manage the compilation of a to an official to manage (Housing Division) demand database housing demand database the housing demand database Develop a housing waiting list List format is Consultant and format to be used in enlisting developed Municipality applicants (Housing Division) The waiting list should A standard form will be Municipality and categorise applicants in terms agreed upon and used Councilors of income, disability, pensioners etc. A data base will be A data base will be Municipality established and compilation of established (Housing Division) a single municipal housing demand database into wards Housing Committee to decide Subsidies will be Housing Committee on the allocation of subsidies. allocated
9.5.2 Focus point two: Prioritise all slum clearance projects in accordance with the provincial target to clear all slums by 2010
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT Identification of existing Identify all informal All existing informal Municipality squatter areas to be settlements settlements are (Housing Division) formalized and identified upgraded Enlist all occupants of the All occupants of Municipality informal settlements informal settlements (Housing Division) will be enlisted in the housing list.
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Prevent further expansion of Expansion of Informal Municipality informal settlements settlements should be (Housing Division) monitored and prevented. Upgrade all informal Informal settlements Municipality settlements are upgraded (Housing Division)
9.5.3 Focus point two: Provision of adequate bulk infrastructure to support housing delivery
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT Liaise with the relevant Align projects with other sector Housing projects are Municipality departments such as plans such as electricity, water aligned with other (Housing Division) DWAF to ensure the service plan etc. programmes such as and Sisonke DC provision of adequate DWAF water and sanitation Explore the use of alternative Alternative options are Municipality bulk infrastructure options considered (Housing Division) Sisonke DC
9.5.4 Focus Point four: To promote rural housing development by formalising the rural dwellings identified
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT To formalise rural Prioritise rural areas to be Rural areas to be Housing Committee housing units provided with subsidy houses developed are and Municipality prioritised (Housing Division) Interact with Traditional Interaction with Housing Committee Leaders with regard to land to Traditional Leaders is and Municipality be developed made
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9.5.5 Focus Point five: Speed up the housing delivery process by using the appropriate subsidy schemes such as the (PHP) Peoples Housing Process
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT To speed up the delivery Apply for housing subsidies Application for Municipality process in the urban from the Provincial subsidies will be done (Housing Division) and rural areas Department of Housing Allocate subsidies to housing Subsidies are allocated Municipality programmes per agreed to programmes (Housing Division) subsidy allocation percentages Implement Housing Required number of Municipality Development projects through houses are built to (Housing Division) PHP the deliver the required reduce the backlog number of units. Establish Project Steering Project Steering Municipality Committee in each housing Committees are formed (Housing Division) project to oversee its implementation Assign an official to oversee An official is assigned Municipality the rapid implementation of (Housing Division) these projects as per time frames indicated on this housing Plan. Submit progress report to Progress report is Municipality Council submitted (Housing Division)
9.5.7 Focus Point six: Enforce Building Regulations to ensure the construction of quality low cost housing
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT To ensure that quality Assign house construction Municipal Manager houses are built inspections to Building Inspectors
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Inspect the construction of Inspection Report Engineering houses from foundation to compiled about the Services, Building completion to ensure quality quality of houses. Control AND project Steering Committee Enforce compliance to Inspection Report Engineering planning and building compiled reflecting Services, Building regulations, NHBRC standards compliance Control AND project and municipal by-laws Steering Committee including the use of SABS approved materials Establish a Project Steering Project Steering Municipality (Housing Committee in each housing Committees are formed Division) project, which involves service in all housing projects providers such as infrastructure service providers, local councilor, municipal officials, beneficiaries and other local stakeholders to oversee the execution of the project.
9.5.8 Focus Point seven: Ensure that housing development foster job creation
OBJECTIVE ACTIVITY/DELIVERY OUTPUT RESPONSIBLE TIME FRAME SRTATEGY UNIT To ensure that housing Encourage developers, Local labour is Municipality (Housing delivery stimulates local contractors and institutions to employed in local Division) economic development employ local labour in the housing projects which will contribute in construction of housing
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creating jobs and Encourage developers, Housing delivery Municipality (Housing alleviate poverty contractors and institutions to resources are sourced Division) source housing delivery within the Municipality resources within the municipal area before resorting to outside suppliers Promote private-public Partnerships are Municipality (Housing partnership in housing delivery encouraged to Division) stimulate the local economy Promote Labour-Intensive Labour-Intensive Municipality (Housing construction methods where construction methods Division) appropriate to create jobs for are encouraged to local people create jobs
Empower local labour with Laboures in housing Municipality (Housing skills so that they could projects are trained in Division) in liaison sustain their jobs various building trades with Dept of Labour Promote local entrepreneurs Essential resources Municipality (Housing (SMMEs) to manufacture and needed for housing are Division) supply essential resources done and supplied from needed for the construction of within the municipality houses
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10.0 INTERGRATION WITH OTHER PROJECTS
The main aim of developing municipal IDPs is to ensure coordinated an integrated development. IDPs seek to ensure that municipal projects are coordinated and support each other. Ingwe IDP identifies five main development sectors, namely,
Infrastructure Local Economic Development Social needs Environmental Management Institutional Development and Finance
The IDP also contains Sector Plans although they are (fully or partially) developed. These Sector Plans are:
Water Services Development Plan HIV/AIDS Sector Plan Integrated Transportation Plan Disaster Management Plan Electricity Sector Plan Performance Management System and Institutional Plan Strategic Environmental Assessment (SEA) Plan Local Economic Development Plan Housing Strategy
The above-mentioned plans are part of the IDP document. This Housing Sector Plan will be developed as a separate document, although it will still form part of the IDP. Therefore it is important that the development projects emanating from the IDP development sectors and the sector plans should be able to link and support each other. Coordination structures should be set up to coordinate and integrate the implementation of these projects from implementation to execution. The Municipality (Housing Division) should use the Housing Sector Plan to influence the development activities of the following institutions:
TABLE 2: Government Departments affected by Housing Developments
INSTITUTION SERVICES Department of Health Clinics, Hospitals Department of Education Schools Department of Social Welfare Welfare Institutions, Crèches Department of Sports, Arts and Culture Sport fields and Recreational Facilities Department of Transport Roads, Public transport Department of Environmental Affairs Protection of the Environment Department of Water Affairs and Forestry Water, Sanitation and environmental (Sisonke DC) protection Department of Safety and Security Police stations or Satellite police stations Eskom Electricity Telkom Telephones Financial Institutions Home Loans Local and Foreign Donors Funding
It is most important that in the process of planning and implementing housing projects, the Municipality should make broad contacts with the above institutions in order to encourage them to render the much needed services mentioned above. 21 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report February 2007
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11.0 SPATIAL REFERENCE FOR HOUSING DEVELOPMENT
Map 3 attached hereto shows all the prioritised current and planned future housing projects within Ingwe Municipality.
The spatial component of the Ingwe Municipal IDP states that it should serve to integrate all sectors and issues geographically including this Housing Sector Plan. Consequently all the spatial implications and issues should be considered in the detailed analysis and in the identification of strategies for project identification and implementation.
12. BROAD ENVIRONMENTAL OVERVIEW
12.1 Priority 1 Zone
The environmental prioritisation for Sisonke is indicated in Map 6. Priority 1 Zones are spatially defined as those areas that are designated as non-negotiable reserves, in the EKZNW Min Set data set, and have a natural land cover. It therefore designates areas that are indigenous forests and grasslands or veld and have a high biodiversity value. These areas have the highest priority for environmental management and as such development within this designation should be low-key, highly environmentally sensitive and harmonious with the surrounding conditions.
12.1.1 Priority 1 Objectives
5.1 Wherever possible, all indigenous vegetation with Priority 1 zoning must be conserved. Where dealing with a forest or a bushclump, the entire unit must be protected, i.e. neither the undergrowth nor any of the canopy layers must be cleared. 5.2 Conserved areas should be linked to form a continuous open space system. 5.3 The ecotone is the transitional region between habitats, e.g. the forest margin. It is usually a good wildlife habitat and is important as a buffer zone. The ecotone shall be conserved together with the particular habitat identified as a Priority 1 zone, so that development impact is reduced. 5.4 The natural drainage pattern shall be retained intact as far as possible. Generally, the more the natural land patterns are altered, the greater the engineering and development costs will be. 5.5 Ideally, all Priority 1 areas not required for development should be zoned Conservation Reserve in the Town Planning Scheme. According to Section 67 of the Town Planning Ordinance such land (a land reservation) must be purchased by the local authority within 5 years, unless such local authority is able to reach an agreement with the owner. Acquisition on this scale will not usually be financially feasible. It is suggested that the Council and the owners of the relevant properties enter into agreements which will afford the proposed conservation areas protection and that personal servitudes or conservation servitudes be registered in the Deeds Office. 5.6 Alternatively, Private Conservation zoning could be used. In this case the local authority is not required to purchase the land and protection in terms of the Scheme Clauses is the same as for Conservation Reserve. It has to be emphasised that both these measures can be used if the landowners agreement can be obtained.
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12.1.2 Priority 1 General Guidelines
One would expect that as this zone represents areas of natural vegetation that the Environment Conservation Act would apply. Regardless of the activity the land would be considered virgin as natural vegetation would not have been cultivated in the preceding 10 years and as such any transformation of priority one land would be subject to an EIA under the ECA. As the land use mapping was done at a regional scale land transformation in the form of cultivation may have occurred but not be reflected in the mapping, land that is cultivated but forms part of the MinSet non-negotiable reserves will be categorised as Priority 3 and should follow the General Guidelines for Priority 3 Zones. The Environmental Impact Assessment required for virgin land in priority 1 zones should include a biodiversity assessment of the site and it biological value. The layout of the development should take biodiversity impacts and mitigation into account and as such should avoid areas of high biodiversity value. The local authority should negotiate with the property developer to incorporate land not to be used for development into Conservation Reserves. This can be achieved as part of authorization for development on submission of the plans. When building plans are submitted to the local authority for approval, they shall include a copy of the Record of Decision (ROD) issued by DAEA and an Environmental Management Plan (EMP) where required by the ROD. No construction may begin without authorization from DAEA, the Municipality in it‟s development control capacity should not under any circumstances be authorized by the Municipality until such time as DAEA has given authorization for the activity to go ahead. Any unauthorized development should be reported immediately to the DAEA. The width of survey paths shall be kept to the absolute maximum of 1 metre Where areas have been set aside for conservation in the layout , such areas will have to be demarcated. This should be done before building starts, sites must be staked and should be fenced or cordoned off with Chevron Tape. This is with a view to preventing damage to conservation areas during construction and operation. The fencing used should be appropriate and should allow for the movement of small animals, which may be found in this area. In the conserved areas, only nature-related recreation and education shall be permitted, such as bird watching, walking and canoeing. These areas should be left as undisturbed as possible. Exotics should be avoided in landscaping of developments. Invasive aliens should be eradicated as part of landscaping and management plan for the development. As far as possible, medium density housing development in this zone should be clustered in order to minimise visual impact and the amount of land needed. This reduces development costs and also makes land available for conservation or open space purposes. Further advantages are wind protection and better controlled access the development area Landowners shall be made aware of the priority status of their land before purchase. Estate agents in the area could assist in this regard. The clearance certificate issued to each purchaser shall make note of the priority status, for the purchaser‟s information, should the estate agent not have raised the issue.
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12.1.3 Land Uses
The land uses mentioned below are examples of the type of land use one would expect to find in this zone. Land Use categories will be developed as part of local LUMS. These plans should however take this plan into account in drafting their land use zones and categories.
Land uses in this zone should include the following:
Game Ranching Formal Conservation Conservancies Biosphere Reserves Eco-tourism
12.2 Priority 2 Zone
Priority 2 Zones are spatially designated as areas that have natural land cover are not designated as negotiable reserves. They are therefore areas of moderate biodiversity importance and maintain natural ecosystem. Development in this zone should still be environmentally sensitive as it could be identified as mandatory reserve, based on land transformation in the future.
12.2.1 Priority 2 Objectives
These vegetation groups can be used to form corridors or stepping-stones of natural habitat between Priority 1 zones, to provide a path of migration for flora and fauna.
There is a possibility that in future areas within this zone may become non negotiable reserves, and as such Priority 1 if land transformation occurs in Priority 1 zones
12.2.2 Priority 2 General Guidelines
As for the priority 1 zone one would expect that as this zone represents areas of natural vegetation that the Environment Conservation Act would apply. Regardless of the activity the land would be considered virgin as natural vegetation would not have been cultivated in the preceding 10 years and as such any transformation of priority 2 zones would be subject to an EIA under the ECA. As the land use mapping was done at a regional scale land transformation in the form of cultivation may have occurred but not be reflected in the mapping, land that is cultivated will therefore have no priority. When building plans are submitted to the local authority for approval, they shall include a copy of the Record of Decision (ROD) issued by DAEA and an Environmental Management Plan (EMP) where required by the ROD. No construction may begin without authorization from DAEA, the Municipality in it‟s development control capacity should not under any circumstances be authorized by the Municipality until such time as DAEA has given authorization for the activity to go ahead. Any unauthorized development should be reported immediately to the DAEA. Exotics should be avoided in landscaping of developments. Invasive aliens should be eradicated as part of landscaping and management plan for the development. As far as possible, medium density housing development in this zone should be clustered in order to minimize the amount of land needed. This reduces 24 Udidi, Pietermaritzburg C: athando/ajobs/Ing938/ final draft report February 2007
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development costs and land transformation. Further advantages are wind protection and better controlled access the development area Landowners shall be made aware of the priority status of their land before purchase. Estate agents in the area could assist in this regard. The clearance certificate issued to each purchaser shall make note of the priority status, for the purchaser‟s information, should the estate agent not have raised the issue.
12.2.3 Land Uses
The land uses mentioned bellow are examples of the type of land use one would expect to find in this zone. Land Use categories will be developed as part of local LUMS. These plans should however take this plan into account in drafting their land use zones and categories.
Land uses in this zone should include the following: o Extensive Agriculture o Low Density Tourism o Game Ranching o Eco-tourism o Conservancies o Biosphere Reserves o Buffer areas for formal conservation
12.3 Priority 3 Zone
Priority 3 Zones are spatially designated as areas that have natural land cover but have no reserve status as per the EKZNW MinSet data set. They are therefore areas of low biodiversity importance but still maintain natural ecosystem. They therefore have a high functional importance as they provide ecosystems goods and services such as habitat, clean water, carbon sequestering or nutrient recycling. This zone focuses on ecosystem goods and services and as such activities impacting on the functioning of the ecosystems should be limited such as large scale clearance, water extraction, emissions of waste into the air or streams and rivers.
12.3.1 Priority 3 Objectives
Ecosystems in this zone should not be transformed such that they are no longer able to provide the goods and services they currently supply.
12.3.2 Priority 3 General Guidelines
As for the priority 1 and 2 zones one would expect that as this zone represents areas of natural vegetation that the Environment Conservation Act would apply. Regardless of the activity the land would be considered virgin as natural vegetation would not have been cultivated in the preceding 10 years and as such any transformation of priority 2 zones would be subject to an EIA under the ECA. As the land use mapping was done at a regional scale land transformation in the form of cultivation may have occurred but not be reflected in the mapping, land that is cultivated will therefore have no priority. When building plans are submitted to the local authority for approval, they shall include a copy of the Record of Decision (ROD) issued by DAEA and an Environmental Management Plan (EMP) where required by the ROD. No construction may begin without authorization from DAEA, the Municipality in it‟s development control capacity should not under any circumstances be authorized by
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the Municipality until such time as DAEA has given authorization for the activity to go ahead. Any unauthorized development should be reported immediately to the DAEA. Invasive aliens should be eradicated as part of landscaping and management plan for the development. As far as possible, medium density housing development in this zone should be clustered in order to minimise the amount of land needed. This reduces development costs and land transformation. Further advantages are wind protection and better controlled access the development area Landowners shall be made aware of the priority status of their land before purchase. Estate agents in the area could assist in this regard. The clearance certificate issued to each purchaser shall make note of the priority status, for the purchaser‟s information, should the estate agent not have raised the issue.
12.3.3 Land Uses
The land uses mentioned bellow are examples of the type of land use one would expect to find in this zone. Land Use categories will be developed as part of local LUMS. These plans should however take this plan into account in drafting their land use zones and categories.
Land uses in this zone should include the following: Extensive agriculture Agro-forestry Tourism Subsistence agriculture Horticulture
12.4 Priority 4 Zone
This zone is spatially represented as land that is mandatory reserve which has been developed either by cultivation or urban or industrial development. These areas have a high biodiversity value but have been transformed. The principal aim therefore of this zone is rehabilitation and increasing biodiversity quality.
12.4.1 Priority 4 Objectives
Land within theses zones should not be transformed any further.
Wherever possible these areas should be rehabilitated to improve ecosystems goods and services and upgrade environmental quality.
12.4.2 Priority 4 General Guidelines
Under the Environment Conservation Act section 21, a number of listed activities are described. Any development that would involve a listed activity is subject under the ECA to an Environmental Impact Assessment. In the rural context the most common listed activity is the change in land use from agriculture to any other use. When building plans are submitted to the local authority for approval, the developer should indicate whether the development includes any listed activities. If so the plans shall include a copy of the Record of Decision (ROD) issued by DAEA and an Environmental Management Plan (EMP) where required by the ROD. No construction of developments that include listed activities may begin without authorization from DAEA, the Municipality in it‟s development control capacity
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should not under any circumstances be authorized by the Municipality until such time as DAEA has given authorization for the activity to go ahead. Any unauthorized development should be reported immediately to the DAEA. Landowners shall be made aware of the priority status of their land before purchase. Estate agents in the area could assist in this regard. The clearance certificate issued to each purchaser shall make note of the priority status, for the purchaser‟s information, should the estate agent not have raised the issue.
12.4.3 Land Uses
The land uses mentioned bellow are examples of the type of land use one would expect to find in this zone. Land Use categories will be developed as part of local LUMS. These plans should however take this plan into account in drafting their land use zones and categories.
Land uses in this zone should include the following:
Intensive Livestock Cropping Agricultural Industry Horticulture Aquaculture Medium Density residential development
13.0 BROAD GEOTECHNICAL OVERVIEW FOR THE MUNICIPALITY
The Geotechnical report is attached as Annexure H
14.0 KEY MUNICIPAL HOUSING INSTITUTIONAL FRAMEWORK
The Municipal Orgnisational Structure contained in the Municipal IDP is effected by the Municipal Manager and provides for two municipal departments. Namely: Technical Department and Financial Department with sub departments under the two main departments. Refer to Figure 1 for Municipal Organogram.
The new local government regime allows greater involvement of municipal councilors in running of municipalities hence on the political aspect the council is represented by the Mayor, the Executive Committee and the Council.
Housing Functions are provided for under the Director Technical Department, the department has a technician who attends to housing duties as well as housing administration. Furthermore, the main functions of the Housing Division are to undertake the following:
Monitor current and planned housing projects Develop business plans for housing projects and project applications To ensure housing management within the municipality
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14.1 Proposed Measures to strengthen the current Housing Division
It should be acknowledged that the Ingwe Municipality section is growing and currently facing a shortage in terms of capacity (staff); the following are just brief proposals to make the Housing Division work better.
14.1.1 Housing line functions are performed by the municipal officials, ward councilors and ward committees can assist the housing officials by performing the following housing functions:
Liaison with communities on housing matters Performing dispute resolution on housing matters To ensure that priority is given to the aged, disabled and HIV/AIDS victims
14.1.2 The following are some of the key the functions to be functions performed at an administrative level:
Functions emanating from national and provincial housing policy, legislation and programmes. These functions are: - to manage, monitor and evaluate the implementation of the Housing Sector Plan - ensure integrated development of housing projects and coordinate implementation with relevant departments.
Property and land administration functions. These functions include the following: - maintain and update erven data and administer transfer of properties - manage area of jurisdiction data and alterations
Housing technical support functions. These functions include the following: - establish and maintain a database of inspection reports and to compile reports on projects inspections.
Line functions. These functions include the following: - efficient utilization of financial, physical and human resources. - provide policy advise on housing issues and keep up to date with legislative change
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Figure 1. Ingwe Municipality Staff Organogram
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15.0 INDICATION OF QUANTUM FUNDING TARGETS PER SUBSIDY INSTRUMENTS AND 5 YEAR BUDGET IMPLICATIONS FOR ALL IDENTIFIED PROJECTS
Table 1: Subsidy amounts for 2006 – 2007
Previous New subsidy Contribution Product Income category subsidy price R0 to R1 500 R31 929,00 R36 528,00 None R36 528,00 R1 501 to R3 500 R29 450,00 R34 049,00 R2 479,00 R36 528,00
Individual, Project linked and Relocation Assistance subsidies Aged, disabled or health R31 929,00 R36 528,00 None R36 528,00 stricken R1 501 to R3 500 R0 to R3 500 R29 450,00 R34 049,00 Institution must At least add capital R36 528,00 R0 to R1 500 R18 792,00 R21 499,00 None R21 499,00 Institutional subsidies R1 501 to R3 500 R16 313,00 R19 020,00 R2 479,00 R21 499,00
Consolidation Subsidies Consolidation Subsidy: Aged, R18 792,00 R21,499.00 None R21,499.00 disabled or health stricken R1 501 to R3 500 R0 to R3 500 R29 450,00 R34 049,00 None R34 049,00 People‟s Housing Process R0 to R3 500 R31 929,00 R36 528,00 None R36 528,00
Rural subsidies
Emergency Programme
Temporary assistance R26 874,00 R31 952,00 None R31 952,00 Repair to existing stock: Services R13 137,82 R15,029.00 None R15,029.00 Houses R18 792,00 R21,499.00 None R21,499.00 R0 to R3 500 See Annexure C. Fast Tracking Programme Transitional Housing Up to R12 176,00 per unit Informal settlement upgrading programme: Grant funding limits Previous grant New grant Public Sector Hostels Redevelopment Programme
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R 29 450,00 R34 049,00 Family units
R 7 234,00 R8 512,25 Individual units (per bed)
In view of the above Table, the following will be applicable: -
The new product price Stand cost = R15 029,00: House size = 30m2 @ R21 499,00 Total = R36 528,00 (Cost of 30 m2 = R1 217,60/m2 ) Exempt from PHP, Institutional, Rural subsidies and Indigent (i.e. income of R0 to R3 contribution 500 and who are aged, disabled or health stricken) Geo.Tech.Variation to R 36 528,00 = (15 029,00 + R21 499,00) be calculated in all cases except (R36 528,00 X 15% = R5 479,20 max) Consolidation subs. Consolidation. Subsidy R26 291,640 =(R7 500,00 + R18 791,64) Geo.Tech. Variation (R26 291,64 X 15% = R3 943,75 max)
15.1.1 The cost structure of the adjusted subsidy amount The revised detailed cost breakdown of the product price is provided in Annexure A and replaces the existing breakdown and must be used as a guide to evaluate tenders for projects received on or after 1 April 2006. The revised detailed cost structure of the subsidy amount illustrates the composition of the cost structure of a serviced stand and the construction cost of a 30m² house. The revised cost of a serviced stand amounts to R15 029,00 while the cost of constructing a 30m² house amounts to R21 499, 00. Therefore the new total product price is R36 528,00.
15.1.2 Variations of the subsidy amount
For the purposes of calculating the variation amount to cater for extraordinary development conditions, the total product price of R36 528,00 must be used. For example, in exceptional severe developmental conditions, where the maximum variation of 15% is required to provide for the professionally recommended engineering services and/or precautionary measures, the revised maximum variation amount will be up to 15% of R36 528,00, i.e. R5 479,20. The total product price in such severe instances, where the variation is applicable, will therefore amount to R42 007,20 (R36 528,00+ R5 479,20). In the Southern Cape Coastal Condensation Area, the additional amount of R3 900,00 may be added to the R42 007,20 that will bring the product price to R45 907,20 in those areas. In addition, the disability variation amounts could also be applied and this would further increase the product price.
15.1.3 Emergency Programme
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The grant amounts available in terms of the Emergency Programme have been increased from R26 874,00 to R31 952,00. The detailed product price cost breakdown for the 2005/06 financial year, in respect of the Emergency Programme, is also attached as Annexure B.
15.1.4 Informal Settlement Upgrading Programme The grants available under the Informal Settlement Upgrading Programme have also been adjusted in line with the Housing: MINMEC approved formula and the adjusted amounts are indicated in Annexure C.
16.0 CONCLUDING REMARKS
This Housing Development Sector Plan will form the basis of monitoring and evaluation to ensure the effective implementation process.
Furthermore the success of this Housing Sector Plan will depend on the realization of the targets/objectives and the indicators will serve as the yard stick to measure progress. This Plan should be reviewed on an annual basis so as to accommodate housing development changes.
The Municipal housing coordinator / officer should be accountable for the administrative implementation of the Housing Sector Plan as well as reporting back to council. The Municipal Manager should ensure that the Municipal Housing Sector Plan is reviewed annually together with the Municipal IDP.
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Reference List
i) Ingwe Municipality Integrated Development Plan 2006/2007 Review ii) Statistics SA 2001 iii) Sisonke District Municipality Integrated Development Plan March 2002 iv) KZN Top Business www.kzntopbusiness.co.za/ Municipal Portfolio/sisonkedc/Ingwe v) Draft Municipal Housing Sector Plan Manual (USAID) PPT vi) KRUGER, G.P. 1983. Terrain morphological map of Southern Africa 1: 2 500 000. Department of Agriculture, Pretoria. vii) Udidi, Sisonke District Municipality Strategic Environmental Assessment and Environmental Management Plan, 2003 viii) KZN Department of Housing ix) Department of Land Affairs
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ANNEXURE A
MAPS
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ANNEXURE B
THE PROPOSED NEW HOUSING SUBSIDY FOR THE 2006/2007 FINANCIAL YEAR USING BER-BCI INDEX FOR A 30SQ HOUSE
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The proposed new housing subsidy for the 2006/2007 financial year using BER-BCI index for a 30 sq house Detail cost breakdown: Item Description Amount 1. The Serviced Stand Indirect Costs: Professional Fees: Beneficiary administration R 171.60 Safety inspector (DoL) R 45.76 Environmental Control Officer R 36.61 Pre-planning studies R 244.82 Project management R 502.19 Geo-technical Investigation R 60.27 Contour Survey R 40.18 Land surveying and site pegging R 200.87 Land survey examination fee R 62.27 Town Planning R 271.17 Civil Engineer: Services R 602.62 Site supervision: Clerk of Works- civils R 152.66 Social facilitation R 200.88 Legal Fees- Agreement R 13.75 Sub Total: Indirect Costs R 2,605.64 Direct Cost: Water reticulation (incl. Meter) R 3,093.46 Sanitation reticulation R 3,595.63 Roads R 2,310.04 Storm Water R 3,344.54 Street lighting R 80.34 Sub Total: Direct Cost R 12,424.01 Total cost of a serviced stand: Sub Total: Indirect Costs R 2,605.64 Sub Total: Direct Cost R 12,424.01 Total R 15,029.65 Total cost (rounded off) R 15,029,00 2. Construction cost of 30 Earthworks (provisional) R 1,278.43 sq house Concrete, Formwork and Reinforcement R 1,720.59 Brickwork R 4,553.79 Roof structure R 3,669.07 Windows R 1,555.45 Doors and frames R 1,024.74 Finishing and Paintwork R 641.46 Plumbing and Toilet R 961.22 Material R 15,404.75 Labour R 3,789.57 Sub Total R 19,194.32 P&G R 767.78 Overheads R 863.74 Profit R 671.80 Total R 21,497.64 Total cost (rounded off) R 21,498.00 Grand Total R 36,528.00
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ANNEXURE C
THE PROPOSED NEW EMERGENCY HOUSING SUBSIDY FOR THE 2006/2007 FINANCIAL YEAR USING BER-BCI INDEX FOR A 30SQ HOUSE
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The proposed new Emergency housing subsidy for the 2006/2007 financial year using BER-BCI index for a 30 sq house Detail cost breakdown: Item Description Amount 1. Temporary Assistance Indirect Costs: a) Indirect Costs: Beneficiary Administration R 175.50 Safety inspector (DoL) R 46.80 Environmental Control Officer R 37.44 Pre-planning studies R 250.38 Project Management 1 R 49.95 Geo-technical Investigation (if applicable) [1] R 14.05 Contour Survey [ R 9.35 Land surveying and site pegging [3] R 46.84 Land survey (Surveyor General) examination R 14.52 fee [4] Town Planning – (i) Layout R 25.97 (ii) Township establishment R 37.26 Environmental Impact Assessment R 16.65 Civil Engineer: Services design & Site R 76.58 supervision: Social facilitation R 33.30 Legal Fees (if applicable) (rental agreements) R 3.33 [5] Mediation & Conflict Resolution [6] R 26.64 Sub-Total: Indirect Costs per stand R 864.53 b) Direct Cost: Water reticulation on shared basis R 671.79 Sanitation on shared basis R 627.98 Roads (Main access) R 496.54 Storm Water R 175.25 Sub-Total: Direct Cost R 1,971.56 Total cost of a serviced stand: (portion of an ordinary stand shared between 5 units) a) Sub-Total: Indirect Costs R 864.53 b) Sub-Total: Direct Cost R 1,971.56 TOTAL STAND COST: R 2,836.10 TOTAL STAND COST (portion of an ordinary R 2,836 stand shared between 5 units) (rounded off):
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Detail cost breakdown: Item Description Amount 2. Construction Cost of Roof sheeting / covering R 3,537.13 30m² temporary shelter Side Cladding / Wall Cladding R 5,825.60 (Inc. VAT). Columns and anchor bolts R 3,453.89 Column footings: Concrete bases for structure R 830.98 posts Rafters R 1,602.08 Purlins R 2,079.63 Door & Window posts and frames R 1,393.24 Side rails to support side cladding R 1,705.77 Flashings R 499.46 Door R 1,285.17 Window R 1,242.82 Flooring: Concrete R 4,162.19 Thermal improvement under roof R 1,498.39 Sub-Total: R 29,116.34 TOTAL SHELTER COST R 29,116 GRAND TOTAL PER GRANT R 31,952
REPAIR OF DAMAGED FORMAL PERMANENT HOUSING(EXCL. VAT) Existing services Repair of services to National Norms and R 15,371 Standards Existing houses Repair of existing formal structure according R 21,986 to National Norms and Standards GRAND TOTAL PER GRANT R 37,357
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ANNEXURE D
THE PROPOSED NEW INFORMAL SETTLEMENT UPGRADING PROGRAMME HOUSING SUBSIDY FOR THE 2006/2007 FINANCIAL YEAR USING BER-BCI INDEX FOR A 30 SQ HOUSE
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Phase 1 2006/07 grants Survey, registration, particiaption facilitation, dispute resolution etc 3% of project cost Geotechnical investigation R61.64 Land acquisition R1 755.00 Pre-Planning R528.84 Interim engineering services R1 989.00
Phases 2 and 3 Detailed town planning R277.34 Land surveying and pegging R205.44 Contour survey R41.09 Land survey examination fee R63.68 Civil engineer‟s fee R616.32 Site supervision fees R156.12 Permanent engineering services provision R12 706.38 Project management 8% of total cost
Relocation grants Transportation and loading costs for people and household effects R263.25 Social service support including support for the registration of social R198.90 benefits, school registration and other welfare support Relocation food support to households R327.60 Maximum cost per household R789.75
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ANNEXURE E
FEASIBILITY ANALYSIS OF POTENTIAL HOUSING SITE NO.1 : PORTION 1 CLIFTONVILLE NO. 15149
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1. INTRODUCTION
As per our proposal and work plan, Phase 1 involved project preparation and data collection. Phase 2 - Investigation of potential sites. Farm Portion 1 Cliftonville No. 15149 was identified as a priority and it was therefore required that investigation in this site be undertaken. This site was therefore analysed in terms of broad suitability criteria such as:
Physical constraints Accessability Ownership Possible purchase price Location in relation to employment opportunities and community facilities Compatibility with other IDP objectives Bulk infrastructure Broad Geotech Overview (Desktop) Environmental Overview Extent
It was further requested that a feasibility study for this potential site be undertaken looking specifically and costing for bulk infrastructure and environmental considerations.
1.1 Site Description
The farm is described as Portion 1 Cliftonville No. 15149.
Portion 1 Cliftonville No. 15149is in extent of 126.82. The general slope conditions are between 1 : 10 to 1 :15. The Farm is privately owned (see annexure 1 for SG diagrams and ownership).
The position for housing development is 7.96ha.
The sites are highly accessible as it is adjacent to the R612 between Creighton and Ixopo. This road is a primary corridor in terms of the Spatial Development Framework of Ingwe Municipality and development of this nature should be promoted as it is in line with the IDP objectives.
2. DEVELOPMENT INFORMANTS
2.1 Site Analysis
2.1.1. Geotechnical Overview
Topography
In terms of terrain morphology, the area covered by the investigation area is classified broadly as lowlands, hills and mountains with moderate to high relief (Kruger, 1983). The terrain comprises low mountains with a combination of concave, convex, and straight slope forms. The percentage of area with slopes of less than 5%
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(approximately 3°) is less than%. Drainage densities are medium, from 0.5 to 2 km/km2, and stream frequency is medium-high (1.5 to 10.5 streams/km2). The investigation area is characterised by a shallow gradient hillcrest area in the southern portion of the site and east, north and west facing slopes of steeper gradient (between 7° and 15°) to the north that forms the gully head of the northward draining Manzamnyana River. The highest elevation lies in the southern portion of the farm at Lufafa Road station at approximately 1280 metres above sea level (m.a.s.l.). Slope gradients increase to the north to an elevation of approximately 1210 m.a.s.l.
Geology
According to the geological map of the area (Council for Geoscience, 1981) the area of the Farm Cliftonville No. 15149 is underlain by a series of dark grey shales of the Volksrust Formation (Ecca Group, Karoo Supergroup), into which Karoo age dolerite has intruded. Of note is the steeper gradient slopes in northern portion of the farm area which is underlain by a dolerite sill and which accounts for the steeper slope gradients. The bedrock is generally flat lying and there is no faulting in the area.
Soils
According to the land type data available, there is one land type that covers the investigation area. The proposed development sites occur within the area of Land Type Ac 440.
Land type Ac440: Red-yellow apedal, freely draining soils.
The investigation area falls predominantly within the area of land type Ac440. The investigation area is characterised by shallow gradient hill crests, mid-slopes and valley bottom areas. The area is likely to be moderately freely draining. According to the land type data the majority of the area (79%) is dominated by shallow gradient (7 to 15°) mid-slopes in which the soil types expected are dominantly of the Hutton, Glenrosa, Clovelly, Griffin and Oakleaf Forms with some Mispah Form soils. Sandy Hutton, Griffin and Glenrosa Form soils indicate relatively freely draining conditions and soils with little structure with shallow weathered bedrock in the Glenrosa Form profiles. Areas of Mispah Form soils indicate shallow bedrock and areas of rock outcrop occur throughout the investigation area. Slope crests are dominated by a soil-rock complex of rock outcrop and sandy, freely draining soils. Valley bottom areas are dominated by soils of the Oakleaf Forms, with relatively high clay content, and stream beds.
Geotechnical considerations
The majority of the Farm Cliftonville No. 15149 is underlain by shale of the Volksrust Formation bedrock, intruded in places by dolerite. The breakdown of these rock types may lead to the development of structured soils that exhibit shrink-swell potential. In any area underlain by these bedrock types it should be assumed that active soils exist, unless proven otherwise in a detailed site investigation. However, soil depths are likely to be shallow and therefore problems in development due to active soils can normally be mitigated by ensuring adequate depth of founding below the active
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soil zone. In areas of shallow bedrock excavation conditions are likely to be moderate to difficult and mechanical methods of excavation are therefore likely to be required throughout the area. Slope crest areas are dominated by shallow bedrock and rock outcrop and therefore excavation conditions are likely to be difficult where drilling and blasting may be required. Slope gradients are generally shallow, except in the northern portion of the farm area where slopes steepen towards the Manzamnyana River, therefore slope instability problems should generally not arise. The soils of the area are prone to erosion (high erodibility potential).
In general, the area of the Farm Cliftonville No. 15149 appears to be suitable for development purposes. However, development should only take place after a detailed geotechnical site investigation which would highlight the major constraints to development and provide further recommendations in respect of foundations and sewage disposal. This report is a guideline to the likely geotechnical conditions of the area and must therefore not be used for the design of foundations. It is recommended that a detailed geotechnical site investigation is carried out before development planning.
2.1.3 Environmental Overview
The site is proposed for housing development, as such an environmental overview has been undertaken to identify any potential problems. The analysis included the review of the site aerial photography, land use, Ezemvelo KZN wildlife Irreplaceablility index and Minset.
Irreplaceability analysis
This map is divided into 2 by 2 km grid cells called „planning units‟. Each cell has associated with it an „Irreplaceability Value‟ which is one reflection of the cells importance with respect to the conservation of biodiversity. Irreplaceability reflects the planning units ability to meet set „targets‟ for selected biodiversity „features‟. The irreplaceability value is scaled between 0 and 1.
Irreplaceability value – 0. Where a planning unit has an irreplaceability value of 0, all biodiversity features recorded here are conserved to the target amount, and there is unlikely to be a biodiversity concern with the development of the site.
Irreplaceability value – 1. These planning units are referred to as totally irreplaceable and the conservation of the features within them are critical to meet conservation targets. (EIA very definitely required and depending on the nature of the proposal unlikely to be granted).
Irreplaceability value > 0 but < 1. Some of these planning units are required to meet biodiversity conservation targets. If the value is high (e.g. 0.9) then most units are required (few options available for alternative choices). If the value is low, then many options are available for meeting the biodiversity targets. (EIA required and depending on the nature of the proposed development, permission could be granted).
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Minimum set analysis Minset is a function or tool within C-Plan (Conservation Planning Software) that is used to identify a „minimum set‟ of sites (planning units) that would fulfil the aim firstly of achieving the conservation targets within a number of constraints that can be set by the user e.g. avoid highly productive agricultural land, or land adjacent to major highways. It presents the most efficient solution to achieving conservation targets and other land use constraints. The Minset output map shows areas that are already protected, „Mandatory Reserves‟ and „Negotiable Reserves‟. Mandatory reserves are those areas that appear as totally irreplaceable on the irreplaceability map, since there are no other alternatives for achieving the conservation targets. Areas identified as negotiable reserves are the areas that the Minset function returns as the most efficient for achieving targets and constraints. However there are alternatives to achieving the targets and constraints but with less efficiency, and hence the designation of this area is still negotiable.
In using the results of the Minset analysis for impact assessment and incorporating recommended areas into regional and local plans, planners need to proceed with caution. While mandatory reserves (totally irreplaceable areas) must be incorporated to meet conservation targets, negotiable reserves need not. However with respect to the latter, if an area is rejected for incorporation into the conservation network, landscape planning cannot end there. For the planning cycle to be completed in this respect, the planner must identify and recommend the incorporation of alternative sites that will allow the targets for the affected biodiversity assets to be satisfied. This will involve the rerunning of the Minset analysis with the initially excluded site removed from the analysis, and is what makes C-Plan a truly interactive and iterative planning tool.
Site Investigation Upon review of the Ezemvelo KZN Wildlife MinSet and Cplan Maps for the site revels that the majority of the site is irreplaceablility of 1 and as such mandatory reserve or absolutely critical. This is as a result of the fact that the grassland ecosystem on site is the possible habitat of White-wing Flufftail and Wattle Crane. This does not necessarily mean that the site does have these species present but rather that it provides the appropriate habitat in which they could exist.
The aerial photography indicates that the area is under cultivation. These areas have little biodiversity value and as such do not pose any development constraints.
Recommendations Prior to any development a biodiversity assessment must be undertaken to determine the value of the entire site. This should form part of the Environmental Impact Assessment Process. The biodiversity assessment must determine whether the site has any White-winged Flufftail or Wattle Crane, and make recommendations as to how to most affectively manage the area to ensure minimal impact on these critically endangered species. Ezemvelo KZN Wildlife must be closely consulted during the biodiversity assessment and the Environmental Impact Assessment Process. This aspect is a potential fatal flaw to the proposed housing development and as such should be investigated prior to any other work being done on the project.
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2.2 Existing Infrastructure
2.2.1 Roads and Transportation
The site is adjacent to R612 which makes it more accessible.
2.2.2 Water
Water is supplied to the existing settlement, and farms through boreholes and dams however there will be a need to upgrade bulk water for the proposed housing development.
2.2.3 Electricity
Electricity is supplied to the surrounding farms a shop and school. The connection to the proposed development will be easy as bulk supply is in close proximity to the study area. However, ther would be a need for the upgrade of power supply.
2.2.4 Sanitation/Sewerage
The existing farms in the surrounding areas have water borne sewerage system.
2.2.5 Health
Provincial hospital and clinics area located in Ixopo which is about 13kms of the study area. However, there are some health facilities in Creighton and surrounding areas.
2.2.6 Safety and Security (SAPS)
A Police station is located in the Ixopo town.
2.2.7 Education
A primary school exists in close proximity to the proposed development. However, as the population will grow and there will be demand for extension of this facility and land has been made available for expansion with regard to sports field and future expansion.
2.3 Community Participation Summary
2.3.1 Existing residents in the study area have been made aware of this development and no objection has been received.
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2.4 Opportunities and Constraints
2.4.1 Opportunities
Provision of security of tenure to the farm labourer. It is close to amenities such as the school, sawmill and potential employment opportunities at the shop and surrounding farms. It has the best town planning layout and can accommodate up to 150 potential stands Closer to the main road R612 and to Ixopo town.
2.4.2 Constraints
There are apparent environmental problems which need to be investigated through Biodiversity Assessment prior to the Environmental Scoping Exercise which will ensure sustainable development. Water Provision will be more expensive due to the location and topography
3. LEGISLATION
3.1 Application for this development is proposed to be in terms of section 31 of 49 of the DFA as there is a pressing need for development and upliftment of communities in the Creighton area.
4. PROPOSED DEVELOPMENT
4.1 Design Principles
4.1.1 The following design principles will be utilised to ensure sustainable development:
retaining and conserving environmental sensitive areas
promoting efficiency and effectiveness in the development process (e.g by not developing in unstable areas and over steep areas as it is expensive and difficult, using existing infrastructure and services to benefit the community);
promoting viability in the development;
improving the quality of life of the communities;
promoting access and linkages in the development;
promoting node development; and
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providing affordable housing, infrastructure and services for the communities.
4.2 Proposed Land Uses
4.2.1 Residential
The layout generates 150 residential lots.
4.2.2 Roads (Access)
A 8m collector road is proposed in the development to link the study area to its surrounding. This road can also be utilized as a public transport route.
4.2.3 Social Facilities
Social facilities such as shops, mobile clinics, sports fields, and a school are located in close proximity to the study area.
4.3 Proposed Lot Sizes
A minimum lot size for this development of is proposed to be 400m².
4.4 Proposed Infrastructural Services
4.4.1 Roads and Storm Water
A 8m road and existing roads to the study area will be gravelled. There should be open drains and piped stormwater along all roads. At the end of the roads a drainage channel is designed to discharge storm water to the public open space and the stream.
4.4.2 Sanitation
Sanitation will be provided in the form of VIP‟s.
4.4.3 Water
Water will be reticulated less than 200m to the sites at stand pipes.
4.4.4 Electricity
Electricity is to be provided to each house by the Ingwe Municipality in conjunction with ESKOM.
4.5 Tenure
It is proposed that full ownership will be granted per site.
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4.6 Finance/ Funding
The proposed development application should be accorded a project linked subsidy scheme and funds to be allocated by the KwaZulu Natal Housing Department.
4.7 Site Allocation and Development
4.7.1 The Ingwe Municipality will facilitate the allocation process. The procedure will embody the following principles:
A transparent process with community participation.
An appeals process for those who deem themselves as having been treated unfairly in terms of the agreed policy.
The policy will clearly state:
allocations criteria;
the procedure of allocating sites that have not been taken up by the local residents.
4.7.2 The identification of beneficiaries for this development will be negotiated by the Municipality and interested and affected parties.
5. NEED AND DESIRABILITY
5.1 The Need for Development
5.1.1 Need for Development
The need for the development arises out of the need for low income housing which results from poor living conditions of the community of Gleanmaize and Clifton.
The current overcrowding in existing settlement and the continued growth of informal settlements in the surrounding areas indicates a need for low income housing.
There is also a need to empower people through the provision of individual title deeds.
5.1.2 The desirability of the development
The proposed development is desirable for the following reasons:
it provides an opportunity for people to live closer to employment opportunities due to its close proximity to the CBD, farms and lafafa sawmill.
it will provide an orderly environment in which people can live with security of
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tenure and acceptable environmental amenity.
the area is linked to infrastructural networks.
6. CONCLUSIONS
The development is both financially and socially viable. The end users (the community) will be able to afford the level of services provided. As individual standards of living improve, residents will be able to improve their homes, services and infrastructure to suit their needs and preferences. Sustainability needs to be determined in terms of water provision and environmental impacts on the endangered species.
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PORTION 1 CLIFTONVILLE NO. 15149 COST OF A TYPICAL BOREHOLE SCHEME (ie ONE EQUIPPED BOREHOLE), SANITATION AND ROADS
ITEM DESCRIPTION UNIT RATE QUANTITY AMOUNT
Borehole Exploration Hydro-geologist no R 40,147.00 1 R 40,147.00 Drill Borehole 150mm diameter no R 26,765.00 1 R 26,765.00 Borehole Housing Borehole Housing no R 13,382.00 1 R 13,382.00 Borehole Pump Borehole Pump no R 13,382.00 1 R 13,382.00 Pump Motor Pump Motor no R 46,837.00 1 R 46,837.00 Electricity Supply Eskom no R 15,000.00 1 R 15,000.00 Pump House Building incl. Fencing no R 66,910.00 1 R 66,910.00 Sub-total R 222,423.00 Rising Main 50mm diameter m R 468.00 120 R 56,160.00 Chlorine Dosing Dosing Unit no R 40,147.00 1 R 40,147.00 Elevated Reservoir 50 to 75 kl on a 10m stand no R 190,000.00 1 R 190,000.00 Sub-total R 286,307.00 Pipelines 110mm uPVC, including excavation, backfilling & bedding m R 137.00 200 R 27,400.00 Pipelines 50mm uPVC, including excavation, backfilling & bedding m R 87.00 200 R 17,400.00 Isolating Valves Resiliant seal gate valves & chambers no R 3,000.00 4 R 12,000.00 Water Meters Water meters /chambers/standpipes no R 3,077.00 30 R 92,310.00 Standpipes Bambamanzi Prepaid System ( Optional -not priced) no R 0.00 30 R 0.00 Sub-total R 149,110.00 Sub-total R 657,840.00 P & G (25%) R 164,460.00 Sub-total R 822,300.00 Contingencies (10%) R 82,230.00 TOTAL R 904,530.00 Gravel Roads 180m x 4m No R150,000.00 Sanitation VIP‟s No R375,000.00
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ANNEXURE F
PROCEDURE FOR HOUSING FUND APPLICATION
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Procedure for Housing Fund Application
The process for the application of subsidies to the Department of Housing is described in the National Housing Code: March 2000.
Basically the process depends on the type of development: Urban or Rural.
Applications for Urban Developments will follow the Chapter 3 of the National Housing Coded and the schemes will be called “Project Linked Subsidies”.
Applications for Rural Schemes, which in KwaZulu Natal are those mostly, developed on Ingonyama Trust Land, will follow Chapter 11 of the National Housing Code.
A brief description is given hereunder:
i) Urban Projects
These projects are described as Greenfields Development and comprise projects undertaken in area where unoccupied land is developed as part of a new township, or a project that is undertaken in an existing township where an undeveloped parcel of land is utilised for development purposes.
The framework for the application of Project Linked subsidies is detailed in Annexure B of Chapter 3 of the National Housing Code, a copy of which is attached hereto.
The process can follow this schedule:
o Project Preparation Funding Application o Conditional Approval Application o Tranche 1 o Tranche 2 o Tranche 3
ii) Rural Projects
Rural Subsidies have been introduced to cater for individuals who enjoy functional security of tenure as opposed to legal security of tenure. Beneficiaries must still however comply with the other qualification criteria, set out in Part 3, Chapter 2.
The process is similar to the above process
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ANNEXURE G
MACRO TRAFFIC STUDY REPORT
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ANNEXURE H
BROAD GEOTECHNICAL OVERVIEW REPORT
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