Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 1

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 2

1. INTRODUCTION ...... 1 1.1 PURPOSE ...... 1 1.2 LEGAL STATUS AND VALIDITY ...... 2 1.3 KEY COMPONENTS OF THE DISTRICT SDP AND EMF ...... 2 1.4 PROCESS ...... 3 1.5 STUDY AREA ...... 3 2. DIRECTIVES ...... 5 2.1 NATIONAL AND REGIONAL PLANNING INFORMANTS ...... 5 2.2 METROPOLITAN AND DISTRICT PLANNING INFORMANTS ...... 5 2.3 LOCAL AREA PLANS ...... 6 2.4 PLANNING POLICY RATIONALISATION ...... 9 3. THE STATE OF THE DISTRICT ...... 10 3.1 SUMMARY OF ENVIRONMENTAL ATTRIBUTES ...... 10 3.1.1 Natural environment and resource base ...... 10 3.1.3 Settlement patterns ...... 30 3.2 SYNTHESIS OF KEY ISSUES ...... 40 3.2.1 Inconsistent attention to preserving and enhancing the natural and cultural environments ...... 40 3.2.2 Residential predominance within isolated urban enclaves, linked to carrying capacity constraints...... 40 3.2.3 Existing infrastructural capacity on Main Road corridor ...... 41 3.2.4 Poor east-west accessibility ...... 41 3.2.5 Few opportunities for social inclusion ...... 42 3.3 STRATEGIC SPATIAL DEVELOPMENT OPPORTUNITIES ...... 44 4. VISION, OBJECTIVES AND CONCEPTUAL FRAMEWORK ...... 46 4.1 DRAFT SPATIAL DEVELOPMENT VISION ...... 46 4.2 CONCEPTUAL FRAMEWORK ...... 47 4.2.1 Spatial strategy 1: Enhance the value of the natural and rural environment and green spaces ...... 47 4.2.2 Spatial strategy 2: Establish an integrated grid based movement system ...... 48 4.2.3 Spatial strategy 3: Consolidate and intensify development in the accessibility grid ...... 49 4.2.4 Spatial strategy 4: Direct urban growth and promote compact, integrated development ...... 51 4.2.5 Spatial strategy 5: Develop more great people places ...... 52 4.2.6 Consolidated SDP Conceptual Framework ...... 53 5.0 ENVIRONMENTAL MANAGEMENT FRAMEWORK ...... 55 5.1 INTRODUCTION...... 55 5.2 ENVIRONMENTAL MANAGEMENT PRIORITIES ...... 56 5.2.2 Biodiversity ...... 57 5.2.3 Rivers, Wetlands and Groundwater ...... 58 5.2.4 Coastal Areas ...... 60 5.2.5 Heritage and Cultural Resources ...... 61 5.2.6 Economic Resources ...... 62 5.2.7 Settlement Areas and Growth Pressures ...... 63 5.2.8 Pollution and Waste Management ...... 65 6. INTEGRATED SDP AND EMF ...... 67 6.1 INTRODUCTION ...... 67 6.2 ENVIRONMENTAL IMPACT MANAGEMENT ZONES AND LAND USE DEVELOPMENT INFORMANTS ...... 67 6.2.1 ZONE 1: Hydrological Zone ...... 70 6.2.2 ZONE 2: Coastal and Dune Zone ...... 77 6.2.3 ZONE 3: Conservation and Biodiversity Priority Zone ...... 81 6.2.4 ZONE 4: Cultural and Recreational Resources Zone ...... 86 6.2.5 ZONE 5: Natural Economic Resources Zone ...... 90 6.2.6 ZONE 6: Urban Uses and Utilities Zone ...... 95 6.3 NEW DEVELOPMENT AREAS ...... 98 6.3.1 Hout Bay ...... 98 6.3.2 Southern Suburbs ...... 99 6.3.3 Far South ...... 103 6.3.4 Smaller Development Areas ...... 105 6.4 URBAN RESTRUCTURING AND MAJOR UPGRADING ...... 107 Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 i

6.4.1 Open space system ...... 107 6.4.2 Transport infrastructure ...... 109 6.4.3 Intensification and major land use change ...... 113 6.4.4 Public facilities and public space ...... 116 6.4.5 Housing: Informal Settlement Upgrade ...... 117 6.5 COMPOSITE DISTRICT SPATIAL DEVELOPMENT PLAN ...... 120 7. IMPLEMENTATION: LOCAL ACTION AREAS ...... 121 7.1 PRINCIPLE FOCUS AREAS ...... 121 7.2 PRIORITY CAPITAL PROJECTS...... 122 7.3 PRIORITY PLANNING INTERVENTIONS ...... 122 8. ANNEXURES ...... 123 A GLOSSARY OF TERMS ...... 123 B PLANNING POLICY RATIONALISATION ...... 126 C ENVIRONMENTAL ATTRIBUTES ...... ERROR! BOOKMARK NOT DEFINED. D. M&E FRAMEWORK ...... ERROR! BOOKMARK NOT DEFINED. E. SUMMARY OF ALL LOCAL AREA STRUCTURE PLANS ...... 129 E. SUMMARY OF ALL LOCAL AREA STRUCTURE PLANS ...... 124 F. REFERENCES ...... 124

List of maps Map P1: Study area 4 Map E1: Geology 21 Map E2: Soils 22 Map E3: Hydrology 23 Map E4: Vegetation 24 Map E5: Dunes and contours 25 Map P2: Socio economic status 29 Map P3: Settlement and density 34 Map P4: Settlement development and undeveloped land 35 Map P5: Economic activities 36 Map P6: Movement systems 37 Map P7: Community and public facilities 38 Map P8: Bulk infrastructure and exclusion zones 39 Map P10: Strategic spatial development opportunities 45

List of plans Plan E1: Hydrological Zones 73 Plan E2: Coastal and Dune Zones 77 Plan E3: Conservation and Biodiversity Zone 82 Plan E4: Cultural and Recreational Resources Zone 86 Plan E5: Economic Resources Zone 91 Plan E5: Urban Uses and Utilities Zone 94 Plan P1: New development areas 103 Plan P2: Urban restructuring and upgrading 117 Plan P3: Consolidated spatial development plan 118

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 ii

Users guide

The document is split into 7 sections. The focus of each of these sections is reflected in Table 1-1 below.

Table 1-1: Users guide

SECTION FOCUS 1. INTRODUCTION Outline of background and legislative status of the SDP and EMF. 2. DIRECTIVES Planning directives that inform the SDP. 3. STATE OF THE DISTRICT Identification of district environmental attributes and area profile. Also includes synthesis of key issues facing the district and spatial development opportunities in the context of challenges presented. 4. VISION AND CONCEPTUAL Identification of shared spatial development vision for district. FRAMEWORK Translation of vision into spatial concept (idea) for the district in line with City SDF. 5. ENVIRONMENTAL MANAGEMENT Framework which identifies district specific environmental attributes, FRAMEWORK environmental management priorities and activity suitability within environmental impact management (EIM) zones Provides decision support to environmental authorization process and is cross referenced to components in other sections of integrated document (including SoD and EIM Zones) 6. INTEGRATED EMF AND SDP Application of spatial concept. System of plans, policies and guidelines performing an integrated decision support role in terms of statutory process (land use / environmental) and decision making around public and private investment. i. Environmental impact management Shared EMF/SDP decision support tool linked to suitable uses in (EIM) zones and land use areas with similar environmental attributes and sensitivities (EIM Zones). informants Includes EIM zone plans linked to table of potentially suitable/unsuitable activities and guidelines for environmental authorisation and land use decision making. ii. New development areas (NDA) Identification of areas for new greenfield development, allocation and configuration of suitable land uses and associated spatial development guidelines. iii. Urban restructuring and upgrading Identification of changes to existing urban areas. (UR&U) Includes areas where significant changes in land use / intensity should be supported as well as key public interventions associated with public environments and infrastructure. iv. Consolidated SDP Consolidated spatial plan indicating broad allocation of land uses across the district. 7. IMPLEMENTATION AND LOCAL Identification of areas requiring more detailed planning resources and ACTION AREAS lead actions / projects in the district.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 iii

1. INTRODUCTION

The District Spatial Development Plan (SDP) and Environmental Management Framework (EMF) have purposely been integrated to improve alignment in planning and environmental decision making processes. Both components of the document have particular purposes, some of which overlap.

1.1 Purpose

The District SDP is a medium term plan (developed on a +/- 10 year planning frame) that will guide spatial development processes within the district. It will pursue several strategic actions including: Aligning with and facilitating the implementation of the National Spatial Development Perspective (NSDP), Provincial Growth and Development Strategy (PGDS) and Spatial Development Framework (PSDF), Cape Town‟s integrated Development Plan (IDP) and City SDF within the district; Performing part of a package of decision support tools to assist in land use and environmental decision making processes; Delineating fixes and sensitivities which will provide an informant to such statutory decision making processes; Clearly giving direction to the form and direction of areas for new urban development in the district in a manner that is in line with the principles and policies of higher level planning frameworks; Providing a basis for land use change within the existing footprint at well as strategic public and private investment initiatives which will assist in achieving the principles and policies of higher level planning frameworks; Informing the development of priorities for more detailed local area planning exercises and frameworks that should provide detailed guidance to land use management and public and private investment.

In this context, the City SDF and 8 District SDPs provide a basis for rationalising the planning system in the city and in particular enabling the basis for the withdrawal and replacement of out of date structure and policy plans at the city and district scales whilst leaving in tact useful spatial plans.

GUIDEPLANSGUIDEPLANS MSDFMSDF

E E E E CITYCITY - -WIDEWIDE

N N

M M M APPROVEDAPPROVED IN IN M

SPATIALSPATIAL DEVELOPMENT DEVELOPMENT

E E E E 19881988 E E

W W

H H H

H FRAMEWORKFRAMEWORK

C C C APPROVEDAPPROVED AS AS C

C C

S S S S

INTERIMINTERIM POLICY POLICY O O

G G G G

FRAMEWORK:FRAMEWORK: N N

N N N N

S S

I I I 20012001 I

T T

N N N N

U U FutureFuture O O O O

T T F F

Z Z Z Z CapeCape Town Town

O O I I

O O ArgumentArgument

D D D D

R R

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, , SDFSDF T T T T

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A A A A OUTDATEDOUTDATED PLANS PLANS T T

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ZONINGZONING SCHEMES SCHEMES O O

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N N 88 DISTRICT DISTRICT

E E E

ANDAND GUIDEPLANS GUIDEPLANS E

T T T T N N SPATIALSPATIAL DEVELOPMENT DEVELOPMENT

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I I I I F F PLANSPLANS - -InconsistentInconsistent status status L L

U U - -ConflictingConflicting development development P P N N

O O

objectivesobjectives I I

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- -OutdatedOutdated information information I I DistrictDistrict Plan Plan 2 2 C C

T T

Y Y Y Y DistrictDistrict Plan Plan 1 1 & &

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I I INCONSISTENTINCONSISTENT AND AND O O

N N CHAOTICCHAOTIC BASIS BASIS FOR FOR PRIORITYPRIORITY LANDLAND USE USE DECISIONS DECISIONS ACTIONACTION AREA AREA && APPEALS APPEALS vs vsCITYCITY‟S‟S DEVELOPMENTDEVELOPMENT OBJECTIVESOBJECTIVES Within a hierarchical system of plans, the district plans form an intermediate or sub-metropolitan frame of reference for decision making. These plans are aligned, but subservient to the provisions of the City SDF and will inform and be supplemented by a detailed local level of planning for particular / selected areas within the City.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 1

Spatial plan/ policy Purpose What it is replacing/ Who Legislation / policy adding to approves guiding approval

Spatial Development Long term (20+ years) Guide Plan (city- PGWC MSA Framework city-wide spatial wide) LUPO (Section 4/6 and structuring elements and MSDF 4/10) plans and over arching policy frameworks District Spatial Medium term (+ 10 years) PGWC and Council Council LUPO (Section 4/10) – Development Plan district level spatial approved District and provision on the lapsing development concept, local structure plans of Structure Plans after a environmental specified time frame management framework, proposed land uses in CoCT‟s System of new development areas Delegations and upgrading interventions Local Development Detailed spatial Will complement or, Council CoCT‟s system of Plans development framework where appropriate delegations related to, for example. supersede existing the management of land local structure plans/ uses along a particular development road and detailed density frameworks plans Strategy /policy Detailed issue/ land use Will replace or PEPCO (if CoCT‟s system of documents specific policy parameters complement pre- does not delegations that should determine existing policies impact on land use decisions e.g. other sectors) densification, urban edge Council if other and guest houses and sectors are B&B policy impacted

Development Detailed guidelines that Will replace or PEPCO (if CoCT‟s system of guidelines should inform land use complement pre- does not delegations decisions e.g. fire existing guidelines impact on protection guidelines other sectors) Council if other sectors are impacted

To compliment the move toward alignment in planning across spatial scales, the EMF has been developed to promote an integrated consideration of environmental imperatives within the planning process. The intent is to ensure that the proposals of the SDP and land use and environmental decision making are informed by an understanding of environmental sensitivity and significance of various attributes and priorities for their management. (see also section 5.1.1).

1.2 Legal status and validity

Whilst the City SDF will be approved both in terms of the Municipal Systems Act (MSA) and Land Use Planning Ordinance (LUPO) section 4(6), the District Spatial Development Plans will be approved in terms of section 4(10) of LUPO. The City SDF will lead to the withdrawal of the Cape Metropolitan Urban Structure Plan (Vol.1-3) through its promulgation in terms of section 4(6) of LUPO. The district plans will operate as section 4(10) plans in terms of LUPO. The withdrawal of selected sub metropolitan and local urban structure plans will occur as a result of their review and / or lapsing of their period of validity and as part of the process of promulgating the District SDPs.

The district plan is unique in that it incorporates two frameworks governed by different sets of legislation. Whilst the District SDP will be approved in terms of the LUPO, the EMF will be approved under section 24 of the National Environmental Management Act. (see also section 5.1.2). The EMF is structured as an input to the SDP and lays the basis for greater harmony in the land use and environmental decision-making process.

1.3 Key components of the District SDP and EMF

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 2

In order to fulfil its role, the District SDP and incorporated EMF consist of a number of targeted plans and policy guidance related to: Environmental Impact Management (EIM) Zones: This is a shared EMF/SDP decision support tool linked to suitable uses in areas with similar environmental attributes and sensitivities (EIM Zones). It includes EIM zone plans linked to table of potentially suitable/unsuitable activities and guidelines for environmental authorisation and land use decision making New development areas (NDA): This plan and associated policies/guidelines provide direction in terms of achieving spatial planning imperatives in relation to new development areas (green field locations). This includes considerations around the location and form of new development. Urban restructuring and upgrading (UR&U): This plan and associated policies/guidelines provides direction with regard to changes in use associated with existing urban areas. These includes where significant changes in land use / intensity should be supported as well as key public interventions associated with public environments and infrastructure Consolidated SDP: This is the consolidated plan / SDP, which indicates broad spatial structure across the district and informs the overall distribution of activities and land uses for the area.

1.4 Process

A comprehensive review of existing spatial planning frameworks was undertaken in 2005/6. The district planning process was initiated as part of this review. A rigorous public and stakeholder engagement process is critical to the compilation of robust District SDPs and EMFs. The public participation process consists of three phases:

Phase 1

In February 2008 the City initiated the first phase of a public engagement process in the 23 sub-council areas of the City. The purpose of the first round of public consultations was to: Launch the process publicly Create a sense of public/ stakeholder ownership and involvement in the process Elicit the public/stakeholders‟ views on the development issues facing metropolitan Cape Town and the development principles and strategic goals that should be guiding the preparation of the SDF and District SDPs/EMFs.

Phase 2

This report is the subject of the second phase of public consultation. The purpose of this second phase is to table and discuss the proposals contained in this integrated District SDP/EMF, particularly those pertaining to: Environmental impact management (EIM) zones; The City SDF aligned conceptual framework; Urban restructuring and major upgrading areas; New development areas.

In parallel, this process will serve as a platform to table and discuss the city-wide spatial concept and policy statements contained in the SDF Technical Report. Particular attention will focus on the proposed urban edge amendments, the coastal edge and coastal protection zone, densification strategies and the revised schedule of guidelines and standards for the provision of community facilities, public institutions and public open space.

Phase 3

The third public engagement will take place when the second drafts of the District SDPs/EMFs (and City SDF) have been prepared. This engagement will be in the form of a notice in the press inviting comment on the second draft of the plans. Following from this, the city-wide SDF and 8 District SDPs/EMFs will be finalised and submitted for approval.

1.5 Study Area

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 3

District H is located in the south-west of the City of Cape Town metropolitan area and covers approximately 40 000 ha (400 km2). It incorporates the densely urbanised southern suburbs located in the activity corridor centred on Main Road, agricultural lands and wine farms in the Constantia Valley, the mountain range and valley enclaves (such as Noordhoek, Fish Hoek and Hout Bay) of the South Peninsula. Approximately 38% of District H falls within the TMNP.

The TMNP is managed by South African National Parks (SANParks) in terms of the National Environmental Management Protected Areas Act 57 of 2003. It does therefore not fall under the jurisdiction of the City of Cape Town, although spatial and environmental planning conducted by the Park and the City need to take cognisance of each other. Approximately 87% of the TMNP is located in District H, the remainder of the park falls within District A.

The study area boundaries run, from False Bay, up Prince Georges Drive and the M5, westwards along Settlers Way, along the Table Mountain Chain ridgeline from Rhodes Memorial to Constantia Neck, along the Table Mountain Chain ridgeline to the north of Hout Bay until Apostle Battery and the sea north of Llandudno, then southwards along the coastline to Cape Point and across to Sunrise Circle and Prince Georges Drive. The district therefore has common boundaries with District G to the east, and District A to the north.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 4

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 4

2. DIRECTIVES

2.1 National and Regional Planning Informants

The District plan is developed within the legislative framework of the Municipal Systems Act and Land Use Planning Ordinance and seeks, through its alignment with the City SDF to give effect to: The principles of the Development Facilitation Act; The policy directives of the National Spatial Development Perspective and Provincial Growth and Development Strategy and Provincial Spatial Development Framework; Various Regional Planning Initiatives (including the Cape Town Functional Region Report).

2.2 Metropolitan and District Planning Informants

Plan & Status Key Features Overview & Directives Guide Plan: Approved LUPO section 4(6) plan. Approved by guidelines for siting major land PGWC, 1988 use elements in the Peninsula. high densities promoted in general but low in the Peninsula's mountain range.

MSDF Redraft: Protect natural resources (Urban edge) Adopted by Open space system (MOSS) Council, 2001 Densification at points of high accessibility (Nodes) Densification on key public transport routes (Corridors)

Planning Cape Protect & enhance natural Town: Draft resources & green spaces Spatial Establish an integrated grid Development based movement system Framework (SDF) Intensify development on the The Metropolitan and District Level

accessibility grid Spatial Policies, although contradictory Draft 2008 Direct & compact growth in the detail in some places, particularly Create great people places along the fringes between the urban and rural landscapes, do reinforce each other at the level of principle, namely: South Peninsula Support for MSDF and urban Spatial edge. Reference to Claremont / The importance of conserving the Development Wynberg metro node peninsula mountain chain, Framework (Sub- Proposed conservation villages consolidation of the urban areas of Regional Plan): (Misty Cliffs, Scarborough, Hout Bay, Far South and the Southern Smitswinkel Bay, Castle Rock) Suburbs, Draft, 2001 Incremental upgrading of the conservation of agriculture in the existing informal settlements Constantia Valley. The imperative for densification of Muni-SDF Draft, 2001 areas associated with key public transport routes, especially Main Road Peninsula Urban Protect natural resources / railway corridor as an Activity Spine. Edge Study: Visual impact

Linkage to open space system The interface between the National Adopted by (MOSS) Park and the urban areas emerges as a Council, 2001 Cadastral line key strategic focus area on two counts: Appropriate interface Firstly, it is the interface zone through

which access to the park is gained at Scenic drives Preserve prime road based various scales. network: scenic & cultural landscapes Secondly, it is the greatest area of Network of identified scenic overlap and in many instances Adopted by routes subject to guidelines & development pressure. Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 5

Council, regulations Coastal Respect coastal processes Insufficient recognition of detail and Development Protect natural resources & varied contexts in the district. Guidelines: landscapes Insufficient attention to the water Nodal rather than strip system (especially the social aspects Draft, 2007 development thereof). Existing urban areas as danger zones Public good over private good Structure Plan for Protect valuable mineral Mining: resources Regulate activities, including Adopted by rehabilitate fully Council, Biodiversity Uniqueness & irreplaceability of Network: natural environment Minimum national protect ion Draft, 2008 area targets maintenance of system through id of alternative sites or biodiversity offsets if network sites developed Tourism Protect scenic & cultural Development landscapes Framework: Maximise amenity opportunities Develop tourism economy Draft, 2004 TMNP CDF: Protect Natural Resources Visitor use zones identified, Revised Draft, including „remote wilderness‟, 2008 „remote‟, „quiet‟, „low intensity leisure‟, „high intensity leisure‟.

Zoning Cape Town scheme (1948) Divisional Council scheme (1972), originally focussed on rural areas. Rights conferred ito visions at those times. A reactive tool playing a development control role.

The district plan will supersede these frameworks (with the exception of the TMNP CDF), although its contents have drawn heavily on and are aligned with relevant parts of these frameworks. It is proposed that the Cape Peninsula Urban Structure (Guide) Plan (1988) is withdrawn as an approved plan in terms of section 4(6) of the Land Use Planning Ordinance (1985).

2.3 Local Area Plans

In addition to the above metropolitan and district scale policies and plans there are a plethora of local area plans (over 57) that have relevance to the district, although only a few of these have statutory approval, and many are now quite dated. All these plans have been considered to carry through relevant and scale appropriate proposals into the district plan, and the district plan will supercede these where applicable.

Plan Status Overview & Directives Black River Urban Park SDF To be completed Belvedere Road, Claremont and Milner Road Land Use (1993)

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 6

Guidelines Report Claremont CBD Transportation & Land Use Study 2003 Claremont Development Framework Claremont CBD Edges Policy Plan Claremont CBD Edges Policy Plan: Cavendish Close 2000 Coastal Park SDF Two Rivers Urban Park Framework Wetton Lansdowne Corridor Integration Implementation Plan Chapmans Peak Coastal Structure Plan Constantia Special Area Study Constantia Structure Plan Constantia- Tokai Local Area Structure Plan 2002 Constantia Triangle Management Study Constantia Village Precinct Plan Dido Valley Local Structure Plan Fish Hoek Valley Local Structure Plan 1999 Grassy Park Local Structure Plan Grassy Park Open Space Master Plan Harfield Road Action Area 1990 Hout Bay - Victoria Road Commercial Management Plan Hout Bay Beachfront Concept Plan Hout Bay Structure Plan 1986 Hout Bay Village Centre and Beach Crescent Local Structure Plan Hout Bay River Local Structure Plan 1996 Imhoff's Gift Local Structure Plan 1987 Imizamo Yethu Development Framework Kenilworth Main Road Land Use Management Policy 2007 Kommetjie Main Road Scenic Drive Upgrade Kromboom Road, Athlone, Rondebosch East and 2005 Rondebosch Land Use Management Policy Lansdowne Road Philippi Local Structure Plan 1993 Llandudno Structure Plan Main Road Growth Management Strategy 2000 Masiphumelele Local Structure Plan Maynardville & Wynberg Parks Conservation & 2002 Development Framework Muizenberg Heritage Park Precinct Muizenberg to Monwabisi Coastal Policy Plan Muizenberg to Pelican Park Structure Plan 2002 Muizenberg Urban Renewal Muizenberg East Local Structure Plan Noordhoek-Fish Hoek Valley Growth Management 1989 Strategy Ocean View Strategic Plan Retreat CBD Local Structure Plan Retreat Main Road Pilot Retreat/Steenberg/Lavender Hill Development Strategy 2002 Rondebosch Mowbray Local Area Plan 1990 Rondebosch Golden Mile Residential Character Study 1992 Scarborough/Misty Cliffs Structure Plan Simon's Town Structure Plan (1996) Approved 1998 Structure Plan for Kommetjie/Ocean View Ward and Environs Southern South Peninsula Local Structure Plan 1998 Sunnydale Local Structure Plan Witsand - Perdekloof Local Structure Plan Wynberg CBD Urban Renewal Plan 1999 Wynberg Urban Renewal Plan Youngsfield and Environs Development Framework Zeekoevlei Local Structure Plan

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 7

A number of trends can be observed from this review of district and local policy plans:

Urban restructuring and reintegration, with the exception of the Simon‟s Town Structure Plan (1996), claims little attention in the post 1994 policy plans and even those post 2000. Such planning that does address the plight of the urban poor is largely confined to upgrading proposals in the areas where they have remained since the implementation of the Group Areas Act. The only significant moves to change the Group Areas pattern of District H have not come from public policy but from the urban poor themselves in their occupation of public land in Imizamo Yethu and Masiphumelele. While illegal occupation of land must not be condoned the pressures to locate close to economic opportunities should not be ignored. Indeed a likely increase in these pressures in response to rapidly increasing oil and energy costs that are going to make even public transport significantly more expensive, never mind private transport, must be acknowledged;

Walking distance as a measure of access to economic opportunities for especially the urban poor is likely to become even more of a consideration and should be used as a guide when identifying opportunities for low income housing. Should planning policy in District H continue to ignore opportunities for low, as well as lower middle income growth, then walking distance from existing economic opportunities is likely to be useful as a predictive tool as to where new informal settlements, or overcrowding of formal dwellings are likely to occur.

A number of policy plans have sought to promote residential intensification along major linear routes at both the large scale, along Main Road, and throughout the District on certain important minor routes;

At the same time as promoting residential intensification a number of policy plans, particularly those post 2000, have emphatically sought to confine all non residential development to pre- identified nodes allowing very little small scale commercial activity outside of that permitted in terms of Council‟s various home business and informal trading policies. While this policy approach may have benefits in curbing inappropriate nuisance in the form of noise and traffic congestion and speeding in residential areas it also serves to significantly raise the barrier to access to small scale economic activity. This is key in addressing unskilled and low skilled unemployment and closing rather than widening the gulf between the first and second economies.

Another impact of this approach is that it serves to keep job and residential opportunities far apart from each other. This sets up a structural demand for commuting and increases the need to travel. If residential densities are also kept low, for instance, below a gross of 25 dwelling units per hectare, then public transport is not viable, even with the large subsidies that bus and train services, but not minibus taxis, currently enjoy. The net result is increasing traffic congestion. A symptomatic approach to trying to deal with this problem is to attempt to prevent further development based on the premise that this will bring more car users and hence add to the congestion. Ironically, this approach does not address the problem and merely serves to ensure that the current problem is consolidated and worsened. Again, increasing oil and energy costs are likely to force a change in the public's apparently desired pattern of low residential densities with no “encroachment” of economic activity.

The policy plans pay considerable attention to the maintenance and enhancement of the natural environment within the study area. This is particularly clearly articulated with the Urban Edge and policy plans focusing on the development of land outside of the Urban Edge although there are some concern regarding the future of the large amount of private land that is intended to become part of the TMNP. However, the concern with the environment is less successfully dealt with where important environmental corridors – rivers, wetlands, estuaries and flood plains - cut through urban areas. Much clearer guidelines are required on how urban development should interface with these corridors.

It is also clear that the policy plans tend to be reactive, generally not departing from the current status quo and only attempting to address issues articulated in public participation forums. These

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inevitably are not visionary but tend to be dominated by existing residents‟ problems with the current environment in which they are living and their concerns which are generally short term and informed by their social class and context. This tendency is also fuelled by the location of elected representatives' occupation on the scale ranging from short term reactionary to long term visionary. Inevitably, due to the impact of 4 year election cycles and the introduction of party politics into local government, there will be a tendency towards short, rather than long "termism", and hence more reactionary and less visionary policies.

2.4 Planning Policy Rationalisation

Along with the City SDF, the District Plan will contribute to the rationalisation of spatial plans for the area. This will occur through: The withdrawal of the Cape Metropolitan Area Guide Plan (1988) and its replacement by the City SDF; The withdrawal of district and local level Provincially approved plans in terms of a review conducted and their replacement in the system by the district SDP; The district SDP superseding several City approved (or draft) spatial plans at the district scale; The district SDP superseding certain local area plans Retaining a number of relevant local area plans.

A summary of proposed planning policy rationalisation in relation to plans with any level of approval and which impacts on this district is included in Annexure B.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 9

3. THE STATE OF THE DISTRICT

3.1 Summary of environmental attributes

3.1.1 Natural environment and resource base

(See Maps E1 and E2) a) Geology, Topography and Soils

(i) Geology

The Cape Peninsula is composed of three main rock formations of varying ages: The Malmesbury Group, around 540 million years old, consists of dark grey mudstones and lighter coloured sandstones;

Cape Granite, around 540 million years old, is much harder and coarse-grained and characterised by large white feldspar crystals, shimmering flakes of black mica and grey glassy quartz. This formation is the foundation for most of the Table Mountain Chain; and

Table Mountain Group, 520 million years old, with extremely weather-resistant sedimentary rocks and currently forming a geological formation that is maximally 2 km thick, but on the Peninsula, no more than 800m thick.

Malmesbury Group rocks occur mainly in the northern part of District H and are generally covered by recent surface deposits, with outcroppings in Rondebosch, Newlands and Wynberg. Cape Granite batholith is a rock mass formed by the upwelling of magma which intruded into the Malmesbury Group as molten rock and crystallized deep in the earth. It has since been exposed by prolonged erosion and outcrops in Newlands, Constantia, Bergvliet, Tokai, Noordhoek, Hout Bay, Fish Hoek and Cape Point, Llandudno and Simon‟s Town.

Younger sedimentary rocks of the Table Mountain Group sandstones dominate the central and southern portion of District H and form the Cape Peninsula Mountain chain. The Sandveld Group quaternary sedimentary deposits overlie the above-mentioned rock groups and formations, covering the lower lying areas of the Cape Peninsula. This group comprises three formations in the Cape Peninsula area, namely the Langebaan Formation (the oldest of the three formations), Springfontyn Formation and Witzand Formation.

(ii) Topography

(See base map E1)

The Cape Peninsula has a varied and dramatic terrain, dominated by the spectacular Cape Peninsula mountain chain, a 56 km long spine of mountains that extends from Table Mountain in the north (in District A) and terminates spectacularly at the famous Cape Point in the south. Erosion has resulted in the formation of deep ravines and gorges carved out down the flanks of the mountain chain.

Most of the western coastline is dominated by steep cliffs, while small white sandy beaches have formed in a few protected bays. The eastern coastline is also steep but less dramatic, with

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a more gradual descent down to the warmer waters of False Bay. The shoreline is very rocky, with small secluded beaches that are often pebbly or quite shelly. The large spheroidal granite boulders that characterise the Cape Peninsula are present along some of the coastline here, especially around Boulders Beach and Simon‟s Town.

(iii) Soils

(See Base Map E 2)

The highly varied geology and topography of the Cape Peninsula has given rise to a wide range of soil types in District H: 1. Red and yellow apedal (structureless) soils: these derived from Table Mountain Group sandstone and are structureless and generally nutrient poor. Although they provide an apparently inhospitable medium for plant growth, Fynbos vegetation has adapted to these harsh growing conditions (McVicar, 1991). Fynbos vegetation has also adapted to the nutrient poor conditions in the following 3 soils (podzols, sands and sandy soils).

2. Shallow and deep podzols: these are shallow to deep bleached, apedal soils that occur mainly in the southern and south-western coastal regions of the Cape Peninsula and the Fish Hoek valley. They are enriched by the downward movement of organic carbon, iron and aluminium, which may become hardened or even cemented as a result.

3. Grey regic sands: these grey sandy soils occur around the Noordhoek area and generally in coastal plains and are mostly deep and apedal, have a sandy texture and a low fertility.

4. Shallow to moderately deep grey sandy soils: these occur extensively over the Constantiaberg. These generally shallow soils consist of topsoil directly underlain by weathered Cape Granite, and are usually found in moister areas or where parent material is acidic and little lime exists.

5. Shallow, non-hydromorphic soils on weathering rock or clayey substances: these occur over the steep mountain slopes around Hout Bay and Llandudno and are shallow soils consisting of topsoil directly underlain by weathered Cape Granite. The City of Cape Town‟s Agricultural Land Review study has identified a number of areas of high agricultural potential in District H, predominantly located in Constantia and surrounds. Of most importance are the areas occupied by the some of the oldest wine farms in the Cape, namely Groot Constantia, Klein Constantia, Buitenverwachting and Constantia Uitsig as well as Eagles Nest and Glen Alpine to the north. The Sonstraal area south of Bishopscourt and east of Kirstenbosch National Botanical Gardens as well as the Steenberg area west of Westlake Estate and north of Ou Kaapse Weg have also been classified as „high potential and unique agricultural land worthy of long-term protection‟. Porter Estate and Tokai Forest Reserve have been rated as „areas of significant agricultural value, given the existing and emerging agricultural use‟ in these areas (CoCT, 2008b). b) Dune and Coastal Systems (see base map E5) District H encompasses the entire coastline of the Cape Peninsula, which borders the Atlantic Ocean to the west and False Bay to the east. The coastline is predominantly rocky, with the steep slopes of the Table Mountain range dropping down to the sea. The rocky coastline is interspersed with sandy beaches, notably at Llandudno, Hout Bay, Noordhoek, Scarborough, Simon‟s Town, Glencairn and Fish Hoek. The coastline of District H falls within the TMNP‟s 1

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 11

000 km2 Marine Protected Area (MPA) around the Cape Peninsula. The scenic Cape Peninsula coastline is a world-renowned tourism destination. Dunes in District H are confined to a narrow coastal strip and include varying types: Embryo dunes are a “pioneering” dune system, usually found along the coastline and just above the high water mark. They represent the earliest stage of dune formation and are considered highly sensitive or „no-go‟ areas (Low and Pond, 2004). Disturbed embryo dunes are present in Hout Bay, Kommetjie / Noordhoek, Soetwater, Mosselbaai, Scarborough, Simon‟s Town, Glencairn, Fish Hoek, Kalk Bay and Muizenberg, while those at Mast Bay, Buffelsbaai, the Platboom complex, Maclear and the Meadows complex are still in a natural state (Low, 2008). Linear dunes are single ridge dunes found along much of the western coastline of the Cape Peninsula. All of linear dunes of the Peninsula have been stabilised by invasive alien plants (acacia) and are impacted on by recreation and urban encroachment (Low, 2008). Parabolic dunes are tongues of advancing sand that migrate with the direction of the prevailing wind. They are generally stabilised by vegetation on the trailing edges and less sensitive to disturbance than embryo dunes (USGS, 1997). They occur at Hout Bay (forming the climbing- falling dune system to Sandy Bay), at Sandkop in the Soetwater area and the valleys north of Simon‟s Town up to and including Fish Hoek (Low, 2008). Transverse dunes are the most common type of mobile dunes and are accumulations of sand in ridges that run at a right angle to the prevailing wind direction. They are located on the False Bay side of southern-most part of the Cape Peninsula. Sand sheets are nearly flat horizontal deposits of sediment. Small areas of sand sheets are found at Sandy Bay, Soetwater, Cape Point and within the parabolic dune field behind Fish Hoek. Stabilised undulating dune flats occur in the east of the district in association with Zandvlei and Princessvlei. These undulating dune plains are fragmented and impacted on by urbanisation and invasive alien vegetation (acacia) infestation. Barchan dunes are arc-shaped sand ridges with two “horns” facing downwind that migrate with the wind. They occur in the highly impacted portions of the dune field between Hout Bay and Sandy Bay, where the dune system has been fragmented and disconnected from its source of sand. Mobility of sand is a critical aspect of natural dune regimes, particularly between frontal dunes and the beach, as are the seasonal cycles of deposition and erosion. Sand mobility helps to drive vegetation structure and successional dynamics in the dune system and also promotes diversification of terrestrial species (Low, 2006). Development can disturb dune regimes through the loss of connectivity between the coastal and inland (mobile) dune systems. Mobile primary dunes and partially stable secondary dunes can hinder development and result in higher maintenance costs, as sand blows across roads and builds up against walls, roads and fences (as happens, particularly in areas like Fish Hoek). The western coastline of the Cape Peninsula is highly exposed to wave erosion, storms and extreme events as well as inundation caused by storms and tidal action. In recent years, extreme events have occurred with increased frequency and intensity (Midgley et al., 2005). It appears that the denuding of the Peninsula‟s beaches has been taking place over a prolonged period (SAWS, 2007). c) Mineral Resources District H has a number of economically significant mineral resources. These are building sand, which occurs in the Hout Bay / Noordhoek valley, gravel, found in the Teeberg, Perdekloof and Klaas Jagersberg area (DME, 2000) and kaolin, which is also mined near Noordhoek. However, significant parts of the sand deposits cannot be mined as they underlie wetlands (e.g. the Wildevoëlvlei, The Lakes and Noordhoek wetlands) or urban development. The gravel deposits lie close to, or within, the TMNP and therefore are not considered an exploitable resource.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 12 d) Hydrology

(See base map E3)

(i) Surface Water

District H contains a number of rivers, wetlands and catchment areas. Rivers located in the northern part of the district drain into Table Bay. These include the Liesbeek River, which drains the east-facing slopes of Table Mountain above Kirstenbosch Botanical Garden and the Black River, which drains the north-western portion of the Cape Flats. Both rivers flow through densely urbanised areas throughout much of their course and significant portions are canalised (40% of the Liesbeek and 55% of the Black River). Additionally, these rivers have been degraded by invasive alien species and effluent (River Health Programme, 2005). Rivers located in the western part of the district drain into the Atlantic Ocean and include the Hout Bay, Bokramspruit, Schusters and Krom Rivers, the last two located within the Cape Point portion of the TMNP. The 12-km long Hout Bay River is a historically important river and is typical of many of the rivers in the Fynbos biome in that it is short, steep and fast flowing, with naturally acidic, tea-coloured waters. The compounding impacts of agricultural, peri-urban and urban uses along the Hout Bay River have lead to poor river ecosystem health in its lower reaches (River Health Programme, 2003). The other rivers in the western part of the district experience less human pressure but have been impacted by water supply dams, some urban development and alien invasive species. In the eastern part of District H, the Sand, Diep, Keysers (with its tributaries Spaanschemat and Grootboschkloof) and Westlake Rivers flow into Zandvlei, which is situated on the False Bay coast at Muizenberg. They flow through relatively densely urbanised areas and the Constantia vineyards. These rivers are considered degraded, mainly due to water abstraction, contaminated runoff, urban encroachment, canalisation and invasive alien species. Zandvlei is the only functioning estuary on the False Bay coast and its sandbar mouth is artificially opened periodically. The greater Zandvlei system also includes smaller, lakes further to the north, most notably Princessvlei, Little Princessvlei, Langvlei and Westlake. Wildevoëlvlei and the Lakes are two important wetlands located near Kommetjie that provide a habitat for waders and wetland-dwelling birds (River Health Programme, 2005). The Silvermine and Else Rivers, also situated in the eastern part of District H, originate in the TMNP and flow directly into False Bay. These rivers are impacted by invasive alien species, water supply dams in their upper reaches and urban development in their lower reaches. Glencairnvlei is located at the mouth of the Else River. Other smaller rivers and wetlands are located throughout the district, particularly within the TMNP. There are also a number of small dams on top of Table Mountain, which supply water to the City.

(ii) Groundwater Most of the southern part of the district is underlain by a moderately productive1 fractured aquifer 2. The intergranular aquifer3 along the eastern border of the district falls within the moderate yield range of the coastal aquifer that extends along the West Coast from False Bay to Saldanha. The north-eastern part of the district (the Noordhoek to Fish Hoek valley and coastal area west of Hout Bay) are dominated by fractured and intergranular aquifers4 with very low yields (DWAF, 2000).

1 Yields of <0.1 l/s are classified as very low, yields of 0.1 – 2.0 l/s as moderate and yields of >2.0 l/s as high. 2 Fractured aquifers are present in fractured and fissured bedrock resulting from decompression and/or tectonic action, with groundwater predominantly located within fractures and fissures in sedimentary and metamorphic rocks (DWAF, 2001). 3 Intergranular aquifers are typically found in unconsolidated but occasionally semi-consolidated Tertiary-Quaternary coastal deposits and alluvial deposits along river terraces (DWAF, 2001). 4 Fractured and intergranular aquifers occur in largely medium to coarse grained granite, weathered to varying thicknesses and in jointed and occasionally fractured bedrock (DWAF, 2001). Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 13

Groundwater quality in the district is generally good to moderate5, with the best quality found in aquifers underlying the TMNP and a strip reaching from the north-western corner of False Bay to the border with District A (DWAF, 2000). e) Biodiversity

(See base map E 4)

i) Vegetation

The CoCT falls within the extreme south-west of the Cape Floral Region (CFR), one of the smallest but richest plant kingdoms of the world. District H still supports large areas of indigenous vegetation, mostly within the TMNP and in other large undeveloped areas particularly on the Cape Peninsula. The following eight broad vegetation types occur within District H: Cape Winelands Shale Fynbos occurs on the steep eastern slopes of Table Mountain (Devil‟s Peak) above the M3 motorway. This vegetation type consists of dense, moderately tall shrubland with proteoid fynbos (Rebelo et al., 2006). The vegetation is well-conserved but Vulnerable6.

Southern Afrotemperate Forest occurs in small patches in the TMNP and Kirstenbosch National Botanical Garden. It consists of tall, multilayered afrotemperate forests dominated by yellowwoods, stinkwoods, etc. Virtually all of this vegetation type occurring in Cape Town is conserved.

Peninsula Sandstone Fynbos is endemic to the CoCT and found on gentle to steep slopes across the entire Cape Peninsula. This vegetation is extremely rich in endemic species (146 known species) and Red Data-listed (65 known species). Although about 90% is conserved in the TMNP, this vegetation type is considered to be Endangered (Rouget et al., 2004).

North and South Peninsula Granite Fynbos are endemic to the CoCT and occur on the steep to gentle, lower slopes of the Table Mountain range on the Cape Peninsula. This vegetation type is also threatened by urbanisation, pine plantations and vineyards, and is considered to be Endangered.

Cape Flats Sand Fynbos is endemic to the City Of Cape Town and hugely underconserved (<1% is conserved vs the national target of 30%). It occurs in small isolated patches at Rondebosch Common, Kenilworth Racecourse and within the Lower Tokai Plantation area. It is exceptionally high in species diversity and has a high number of Vulnerable, Endangered and Critically Endangered species (94 Red Data species occur on the remnants within Cape Town). Five of its plant species have become extinct. Cape Flats Sand Fynbos is listed as Critically Endangered.

Cape Flats Dune Strandveld is endemic to the CoCT and occurs in coastal dune areas near Muizenberg and all along the coastline of the Peninsula. Strandveld plays an important role in terms of corridors for animals, ensuring connectivity between the coast and inland and is listed as Endangered (Rebelo et al., 2006).

Cape Lowland Freshwater Wetland has been highly transformed and is Critically Endangered. Permanent vleis occur at Zandvlei and Princessvlei and seasonal wetlands

5 Electric conductivity between 70 – 300 mS/m indicates moderate quality, while conductivity of less than 70 mS/m indicates good quality. 6 Ecosystem threat classes are the proposed NEMBA categories (Driver A (in prep): Threatened ecosystems for listing under NEM:BA 2008, South African Biodiversity Institute, Pretoria.) Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 14

occur in low lying depressions and seeps within the terrestrial vegetation types. Several endemic species of low shrubs and aquatic herbs occur in this vegetation type.

Hangklip Sand Fynbos occurs on old sand dunes and sandy bottomlands supporting moderately tall, dense ericoid shrubland (Holmes, 2008). A number of endemic species of shrubs and herbs occur in this vegetation type. Hangklip Sand Fynbos is considered Vulnerable. Within District H, Hangklip Sand Fynbos occurs on the old dune fields at Hout Bay, in the area between Fish Hoek and Noordhoek and on Smith‟s Farm near Cape Point.

Proclaimed conservation areas within District H include: Table Mountain National Park – covers 38% of District H and is managed by SANParks in terms of the National Environmental Management Protected Areas Act 57 of 2003. It is and is considered to be one of the centres of endemism within the Cape Floral Region. The highest concentration of plant biodiversity within the Cape Floral Kingdom is found within the TMNP.

Rondebosch Common – a public open space area located between the suburbs of Rondebosch, Rosebank and Mowbray. The 40 ha National Monument is a remnant of the Critically Endangered Cape Flats Sand Fynbos and has small remnant patches of renosterveld and a seasonal wetland area.

Kenilworth Racecourse Conservation Area – extends over 52 ha and comprises a remnant of Cape Flats Sand Fynbos that has not been disturbed for over 100 years. It includes 20 endangered and two endemic plant species. Infestation with invasive alien vegetation has recently become a problem, but an active volunteer group assists staff to keep this under control.

Zandvlei Estuary Nature Reserve – extends over 208 ha and is the only functioning estuary on the False Bay coast, providing an important nursery habitat for indigenous fish. The reserve is also an important bird habitat and supports numerous reptiles, amphibians and small mammals. The estuary mouth is opened artificially at high spring tides and is a popular destination for recreational users. North-south biodiversity corridors along the Peninsula Mountain chain are particularly important to maintain linkages along the Peninsula, including the Kommetjie / Noordhoek wetlands and threatened points such as Constantia Nek, Sun Valley and Ocean View.

(ii) Fauna Fish – two indigenous freshwater fish species occur in the CoCT, and are expected to occur in District H. These are Cape Galaxias (Galaxias zebratus) and Cape Kurper (Sandelia capensis). Galaxias has been found to have at least 13 different taxa and is expected to occur in flowing and standing waters in the district. Similarly, the Cape Kurper, previously thought to be one species, has been found to represent a species complex of at least five taxa. Little information is available regarding these species, however they are both considered to be of high conservation significance (Dorse, 2008). Mammals - Of the 83 species of indigenous mammals found or presumed to occur within the CoCT, 18 species (excluding marine mammals) are included within the latest Red Data book of South African Mammals (2004). Eleven of these 18 could be expected to occur in District H and include a number of insectivores and six bat species. The other listed larger terrestrial animals in the district are all assigned a status of Least Concern. These species are therefore currently not threatened nationally, but at a city or district scale these species may be close to becoming locally extinct (Dorse, 2008).

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 15

Avifauna – Numerous threatened bird species occur within the City of Cape Town. Many of these are associated with the coast, of which the Near Threatened Cape Cormorant (P. capensis) breeds on the Cape Point cliffs, the Near Threatened Crowned Cormorant (P. coronatus) roosts or feeds along the coastline, the Vulnerable Bank Cormorant (Phalacrocorax neglectus) breeds on isolated granite boulders in False Bay and the Near Threatened African Black Oystercatcher (Haematopus moquini) is found along the entire coastline. The Vulnerable African Marsh Harrier (Circus ranivorus) and the Near Threatened Old World Painted Snipe (Rostratula benghalensis) are threatened wetland birds that have been recorded in the district. Boulders Beach, near Simon‟s Town, is one of only three mainland breeding colonies of Vulnerable African Penguin (Spheniscus demersus) in the world and has been identified as an Important Bird Area (Site Number: SA117). Die Kom in Kommetjie is an important tern and cormorant roost, and the Near Threatened Peregrine Falcon (Falco peregrinus) is known to breed on the mountains in District H. Herpetofauna – five threatened amphibian species are expected to occur in District H, including the Critically Endangered Table Mountain Ghost Frog (Heleophryne rosei), almost totally restricted to District H and found in perennial streams in moist forested ravines, the Near Threatened Cape Peninsula Moss Frog (Arthroleptella lightfooti), found throughout the Cape Peninsula Mountain chain in seepage areas in Peninsula Sandstone Fynbos and Southern Afrotemperate Forest, the Critically Endangered Micro Frog (Microbatrachella capensis), which only occurs in the Kenilworth Race Course Conservation Area, the Endangered Western Leopard Toad (Amietophrynus pantherinus) and the Vulnerable Cape Rain Frog (Breviceps gibbosus), which occurs in natural vegetation remnants and gardens. Additionally, of the 57 reptile species found within the City, the Vulnerable Cape Sand Snake (Psammophis leightoni) and the Near Threatened Yellow-bellied House Snake (Lamprophis fuscus) may also be present in the district (Dorse, 2008). Invertebrates – very little is known about the invertebrate fauna of District H. However, two highly threatened butterfly species dependent on dune slack wetlands with an abundance of Cottonwool Grass (Imperata cylindrical) are known to occur, or historically occurred, in District H. These are the Endangered False Bay Unique Ranger (Kedestes lenis lenis), found in seeps in Cape Flats Dune Strandveld, and the Critically Endangered Barber‟s Cape Flats Ranger (Kedestes barbeae bunta). Numbers of both species have been declining alarmingly over the last 20 years due to urbanization, habitat fragmentation and destruction, invasive alien vegetation and increased fire frequency. A third butterfly species, the Near Threatened Red Hill Copper (Aloeides egerides), occurs on Red Hill and above Scarborough (Dorse, 2008). f) Pollution and waste

Air Pollution The CoCT has an ambient air quality monitoring network comprising 13 monitoring stations, but none of these are located within District H. The district generates very limited air pollution due to the limited extent of industrial activity in the area and relatively low population density in many areas. However, exhaust emissions, particularly along congested routes (Main Road, M3 motorway, Ou Kaapse Weg), affect ambient air quality in parts of the district. Effluent (Liquid Waste) Management Sewage is the main component of liquid waste generated. District H is serviced by two large waste water treatment works (WWTW) outside of the district‟s borders (Cape Flats and Athlone WWTWs) and an additional four smaller WWTWs that are located within District H (Wildevoëlvlei, Simon‟s Town, Llandudno and Miller‟s Point WWTWs, the latter two being very small). A sea outfall, where (untreated) sewage is discharged into the sea, is located at Hout Bay. Managing sewage collection, treatment and discharge is a critical issue and several challenges face the authorities in this regard: The high costs of collection and treatment;

Increasing sewage generation and pressure on existing WWTW capacities;

Servicing informal housing areas;

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 16

Ensuring outfall water complies with legislative requirements;

Ensuring sewage sludge disposal complies with regulations; and

Recent power outages, which have increased the number of pump station overflows and rising sewer incidents. The standard of compliance for effluent leaving WWTW is measured using Esherichia coli (E. coli) as an indicator and is set at 1 000 E.coli7/100 ml. In the City in general overall compliance of effluent quality is low and is declining (CoCT, 2008). Ongoing initiatives are taking place to improve effluent quality. According to the Master Plan of the CoCT Wastewater Treatment Branch, both the Simon‟s Town and Wildevoëlvlei WWTWs have spare capacity. However, development potential in Kommetjie is high and it is necessary to replace Noordhoek‟s septic tank system with a waterborne sewage system. It is therefore anticipated that the Wildevoëlvlei WWTW (which serves Kommetjie and would treat effluent from Noordhoek) will need to be extended in the next few years. No extensions to the Llandudno WWTW are anticipated. Rivers and Wetland Pollution The pollution and degradation of many rivers and wetland systems in District H is less severe than that in other districts, as they (or portions thereof) are located within the TMNP. Nonetheless, the rivers in District H, particularly those that are located in dense urban areas, have been impacted by effluent discharged from WWTWs as well as contaminate urban and agricultural run-off. Additionally, damming of some of the rivers reduces their flushing power and canalisation reduces their ability to assimilate pollutants. The City monitors E. coli as an indicator of water quality for public health and total phosphorus as an indicator for nutrient pollution, which is therefore indicative of the health of the ecosystem8. Less than 50% of samples taken in the the Hout Bay, Bokramspruit and Sand Rivers complied with DWAF Guidelines for intermediate contact recreation9 in the year ending March 2008 (CoCT, 2008a) (see Table 0-1). Monitoring results for the Salt River in District A indicate that its tributaries, the Liesbeek and Black rivers, are also affected by pollution and degradation. Of the seven wetlands that are monitored, all but the Westlake Wetland, Glencairnvlei and Little Princessvlei have poor ecosystem health and Wildevoëlvlei has by far the worst levels of phosphorus concentrations of all monitored wetlands and rivers in the CoCT. Table 0-1: Public and ecosystem health indicators for rivers and wetlands in District H.

Public Health Ecosystem Health # of sample Escherichia coli Phosphorus River / Wetland points % Compliance with DWAF Median concentration* Guidelines (mg/ l)

Hout Bay River 3 39 0.056 (Fair) Bokramspruit River 2 42 0.081 (Fair)

Rivers Schusters River 1 100 0.039 (Fair) Sand River 5 54 0.113 (Fair) Silvermine River 2 91 0.026 (Good)

Zandvlei 3 79 0.130 (Poor)

Princessvlei 3 51 0.177 (Poor)

Little Princessvlei 2 17 0.102 (Fair) etlands

W Langvlei 2 42 0.241 (Poor) Westlake Wetland 1 100 0.079 (Fair) Wildevoëlvlei 4 88 3.530 (Bad) Glencairnvlei 1 100 0.035 (Fair) Source: CoCT, 2008a

7 1 000 indicator organisms 8 Note a range of physical, chemical and biological constituents are monitored. E.coli and phosphorus have been selected for general reporting purposes. 9 Water contains equal to or less than 1 000 counts of Esherichia coli (E. coli) in 100 ml. Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 17

*Note: < 0.005:“excellent”; 0.005-0.025:“good”; 0.025-0.125:“fair”; 0.125-0.25:“poor”; > 0.25:“bad” The main causes and/or sources of pollution for rivers and wetlands in District H include: Release of effluent from WWTW (the Athlone and Borcherds Quarry WWTWs release approximately 85 million m3 of treated effluent per year into the Black River; the Wildevoëlvlei WWTW discharges 2.2 million m3 of treated wastewater into the Wildevoëlvlei wetland area annually, (River Health Programme, 2005);

Sewer overflows (pump stations and sewage blockages);

Insufficient service provision, particularly in informal settlement areas, leading to contaminated stormwater;

Polluted run-off from industrial and urban areas; and

Illegal dumping. Coastal Water Pollution Trends show there has been a slight overall decline in coastal water quality along the Atlantic and False Bay coastline between 2007 and 2008. Reasons for coastal water pollution include the discharge of sewage into stormwater systems (recently exacerbated by power outages and aged infrastructure), high rainfall events and hence higher volumes of potentially contaminated run-off and higher levels of beach usage with associated pollution and degradation (CoCT, 2008a). In District H, coastal water quality is monitored at five sites along the Atlantic coastline between Llandudno and Scarborough and at 16 sites along the False Bay cost between Miller‟s Point and Muizenberg. For the year ending March 2008, results showed that all sites on the Atlantic coast met both the DWAF 80th10 and 95th11 percentile guideline. On the False Bay coast, however, five sites did not meet the 80th percentile guideline (the more stringent criterion), including Fish Hoek beach, Silvermine River mouth, Kalk Bay Harbour beach, Sandown Hotel and Muizenberg station. Kalk Bay Harbour beach and Muizenberg station also failed the 95th percentile guideline for the year ending March 2008 (CoCT, 2008a). Solid Waste Management District H, together with the other districts in the City, is confronted with waste management challenges driven by increasing waste generation and limited suitable space for disposal and treatment. Current trends from the available data indicate that the increasing waste volumes are outstripping population growth by 5% (CoCT, 2006). Increasing waste generation leads to cumulative contamination and pollution in the long term as the receiving environment, including water bodies has limited capacity to assimilate and breakdown waste. In District H, 1.23% of households have no regular formal refuse removal service (CoCT, 2007), which is significantly lower than the City average. The CoCT runs six waste disposal sites, of which only three are currently operational (one of these sites, Vissershok, accepts hazardous waste). None of these sites are located within District H, but the district has six waste drop-off sites. The CoCT has recently adopted an Integrated Waste Management Policy to try to minimise and effectively manage waste. g) Heritage and Cultural Resources

Archaeological evidence indicates a long history of human occupation in the area of District H. Many Late Stone Age (LSA) shell middens along the coast, especially Kalk Bay, were destroyed during the 17th and 18th century, but numerous sites are still situated within the TMNP.

10 80% of samples must not contain more than 100/ E coli per 100 ml. 11 95% of samples must not contain more than 2000/ E coli per 100 ml. Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 18

Cape Town originated as a refreshment station for the Dutch East India Company (Vereenigde Oost-Indische Compagnie – VOC) in 1652. Freeburghers12 soon occupied land along the Liesbeek River for farming, e.g. Bosheuwel (1658), Rouwkoop (1660), Boshof (1666), Welgelegen and Zorgvliet (1676), Oude Wynberg (1683) and Groot Constantia (1685) (Fransen, 2004). A number of VOC outposts were established during the 17th and 18th century to defend the early freeburgher farms established along the Liebeeck River and additional farms granted in the south of the peninsula as grazing lands, such as Goede Hoop/Noordhoek (1743), Imhoffs Gift (1743) and Tokai (1792) (Fransen, 2004). Wynberg village was established at the end of the 18th century as a half way stop-over on the wagon route from Cape Town to Simon‟s Town (Fransen, 2004). The oldest villages in the far south of District H are Simon‟s Town and Hout Bay. From c1820, the subdivision of farms particularly in the north of District H into large residential estates began, further supported by the emancipation of the slaves that lead to the establishment of high density, low income villages such as Harfield, Protea demolished) and Newlands village. The development of the railway line to Simon‟s Town contributed to the development of working class nodes associated with the commercial and industrial areas which developed along and near the railway stations, particularly at Wynberg/Retreat. Towards the late 19th century the coastal strip from Muizenberg to Kalk Bay developed a series of seaside resort towns. The periods surrounding the two World Wars were characterised by increased industrialisation. Housing shortages in the World War II period were chronic and low income households started squatting on the edges of the Cape Flats (Bickford-Smith et al, 1999). The high demand for housing in the post war period provided the impetus for the planning of the Apartheid city, with separated residential areas for the different race groups, well before the Group Areas Act was passed. The Group Areas were demarcated from 1957 and served to identify and remove pockets of racial integration in what were mostly seen to be white affluent neighbourhoods. All of the southern suburbs were affected. Some of the forced removal sites in District H include the stone terraces associated with the Luyolo settlement, from where 1 600 to 1 700 residents were relocated to Gugulethu in 1965, Protea Village opposite the entrance to Kirstenbosch Botanical Gardens and Brooklands/Redhill village, residents of which were removed to the newly created Ocean View. h) Economic resources

See Map P5 and Plan E3 i) Agriculture

Agriculture in this district is limited to intensive viticulture on the primarily old cultural landscape farms of the Constantia Tokai valley (including Chart farm, Groot Constantia, Klein Constantia and Uitsig, and Steenberg). Considerably smaller more recent „boutique‟ and lifestyle viticulture farms have opened in the „far south‟ peninsula area (in Noordhoek, and Plateau Road areas). These are already strongly linked with associated tourism related activities, primarily restaurants, but have the potential for growth in this area. There is also the potential for further small viticulture farms („boutique‟ farms) to be developed in the district. The area with probably the greatest potential in this respect is the Porter estate areas outside the urban edge. The only other farming activity is small-scale market gardening, which arguably includes the Pollsmoor prison grounds and riverine areas of the Porter Estate, but these too could potentially be added to. ii) Mineral deposits

The area does not contain significant mineral deposits, the only noteworthy deposits being the Kaolin deposits in the Noordhoek Valley. It appears, however, that changing technology is rendering these obsolete.

12 VOC employees who were released from their service contracts. Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 19

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 20

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 21

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 22

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 23

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 24

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 25

3.1.2 Socio-economic environment and profile

District H is located in the south of the metropolitan area which includes many of the city‟s southern suburbs as well as the coastal suburbs in the south peninsula. The district contains some of the most sensitive ecological areas in the city and is a major tourism-orientated area. The district also contains some of the most affluent areas in the city, including areas like Bishopscourt and Llandudno. Claremont is one of the key commercial areas in the city and is located within the district. a) Population

District H has a total population of 270 525 people (2001), and an average population density of 680 people per km2. It has the highest value median age 20 of all districts, which is 31 years. Just over half of the households (52.1%) have either 1 or 2 people. There are more females (52.5%) than males (48.5%) in the district. The district includes the majority of the unpopulated TMNP, but also the high- density southern suburbs, the agricultural areas around Constantia and the valley enclaves on the Cape Peninsula. Informal dwellings account for 7% of all dwellings in the district, predominantly found in Imizamo Yethu, Masiphumelele, Hangberg and Red Hill. More than half (52%) of the households consist of only one or two people (CoCT, 2007).

Table 3-2: Population - District H: Southern ETHNIC GROUP Male % Female % Total % Black African 19,267 7.12 17,423 6.44 36,305 13.42 Coloured 47,583 17.59 50,508 18.67 97,511 36.05 Indian/Asian 3,024 1.12 3,144 1.16 6,109 2.26 White 61,363 22.68 71,076 26.27 130,600 48.28 Total 131,237 48.51 142,151 52.55 270,525 100.00 Source: City of Cape Town (2007)

Table 3-3: Age-Gender - District H: Southern AGE Male % Female % Total % 0 - 5 10,621 3.93 10,269 3.80 20,890 7.72 6 – 12 13,182 4.87 12,938 4.78 26,120 9.66 13 - 17 10,523 3.89 9,802 3.62 20,325 7.51 18 - 34 43,494 16.08 40,213 14.86 83,707 30.94 35 - 54 33,244 12.29 37,759 13.96 71,003 26.25 55 - 64 9,758 3.61 11,760 4.35 21,518 7.95 65+ 10,415 3.85 16,547 6.12 26,962 9.97 Total 131,237 48.51 139,288 51.49 270,525 100.00 Source: City of Cape Town (2007)

Table 3-4: Age - District H: Southern Dependency Ratio 43.92 Index of Ageing 49.43 Median Age 31 Source: City of Cape Town (2007)

Table 3-5: Household size in District H: Southern HOUSEHOLD SIZE Number % 1 21,552 24.20 2 24,882 27.94 3 to 4 29,267 32.86 5 to 6 10,245 11.50 7 to 8 2,241 2.52 9+ 871 0.98 Total 89,058 100.00 Source: City of Cape Town (2007)

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 26 b) Economy

Commercial areas play a much more important role in District H than do industrial areas. The district is experiencing continuing commercial investment, with commercial properties accounting for 18% in terms of property value. Industrial properties account for 5,4% in terms of property value in the district (Table 65) (City of Cape Town 2007a). Commercial ribbon development has taken place all along Main Road, with nodes located at each of the suburbs, e.g. Claremont, Wynberg, Plumstead etc up to Simon‟s Town, as well as Hout Bay and Noordhoek. Small (generally light) industrial areas are located in the northern-eastern part of the district at Retreat, Elfindale and, more recently, Westlake. Commercial and industrial properties in District H are used for (in order of importance) retail, services/offices, light industry, hotels and guesthouses and a small proportion of heavy industry and warehousing (CoCT, 2007). Newlands is the sporting hub for the Western Cape and CoCT and regularly hosts provincial, national and international cricket and rugby matches. The South African Navy is based in Simon‟s Town and also plays an important part in the local economy.

Table : Commercial and Industrial Property Values - District H: Southern Commercial Properties Count % Count Total % Value Building Land Value Property Value (R mill) (R mill) Value (R mill) 1,430 18.0% R 4,872 17.1% R 3,445 R 1,427 Industrial Properties 304 5.4% R 610 5.2% R 367 R 243 Commercial and Industrial Properties (Sum of above 2 tables) 1,734 12.8% R 5,482 13.6% R 3,811 R 1,670 Source: City of Cape Town (2007)

At only 13,4%, the district has the lowest level of unemployment in the city. See Table 73 for more information.

Table : Employment status - District H: Southern EMPLOYMENT STATUS Male % Female % Total % - Aged 15 to 65 Employed 56,444 29.56 51,128 26.77 107,572 56.33 Unemployed 9,115 4.77 7,577 3.97 16,692 8.74 Economically Active Total 65,559 34.33 58,705 30.74 124,264 65.07 Not Economically Active 28,812 15.09 95,284 49.89 66,712 34.93 Grand Total 94,371 49.42 153,989 80.63 190,976 100.00 Source: City of Cape Town (2007)

21 The information in this section relates to the formal economy only and excludes the informal economy due to the relevant data being unavailable 22 More than 3000 land use and building plan applications c) Crime

Violent crime is less of a problem in District H than in most other districts of the CoCT. The district has the second-lowest murder rate and third-lowest incidence of rape, but third-highest incidence of business crime when compared to all other City districts. Drug-related crime in District H has increased sharply, in line with all other CoCT districts (CoCT, 2007). d) Housing

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 27

District H: Southern has the second largest percentage of formal dwellings in the city (87.5%) (Table 74). Imizamo Yethu in the district has the largest proportion of informal dwellings (Figure 41); whilst Red Hill has the lowest level of services (Figure 42). District H has a service level index13 of 4.41, which is about eight points below the City average. This indicates that people residing here have on average a much better level of service delivery than the rest of the City. The only pockets of poor service levels coincide with informal settlements: consequently upgrading of these areas is a priority for the City.

Table : Types of dwellings - District H: Southern TYPE OF DWELLING Number % Formal Dwelling 77,948 87.52 Informal Dwelling in back yard 2,510 2.82 Informal Dwelling not in back yard 3,818 4.29 Other 4,782 5.37 Total 89,058 100.00 Source: City of Cape Town (2007)

e) Human and social development

The socio-economic index is 22.16, which is 15.5 points below the City average and represents by far the best socio-economic conditions in the CoCT. Retreat, Steenberg and Ocean View are the worst off formal areas in the district and are seen as priority areas in terms of economic upliftment. Approximately 65% of the district‟s population is economically active (i.e. working or actively looking for work). Of these, 87% are employed and 13% are unemployed, making this the district with by far the highest employment, and lowest unemployment, rate in the CoCT (CoCT, 2007).

13 The service level index is calculated by combining a number of predetermined variables that are assumed to indicate the level of service delivery, namely the percentage of households: in informal dwellings, with no access to electricity for lighting, with no flush or chemical toilets, with no potable water on the site or in the dwelling, and with no refuse removal by local authorities weekly or less. The higher the index, the worse off the planning district is in terms of service provision. (Van Heyningen, 2007) Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 28

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 29

3.1.3 Settlement patterns a) Land use and development trends

Whilst the district and component areas of South Peninsula are often referred to in broad terms, the area includes a wide diversity of settlement patterns reflecting their historical establishment (a lot of the district was developed in some way over a century ago) and settlement influences during this time. These influences were originally associated to a north-south link that developed between the CBD and Muizenberg and Simons Town, then with links to agricultural / resource areas such as Constantia, Tokai, Hout Bay and Noordhoek, and finally with links to amenity such as Kommetjie, Llandudno, and Bishopscourt.

In terms of residential development, the area reflects, on the one hand, a range of established residential neighbourhoods to the west of the railway line. Most of these constitute large properties (low density / <15du/ha) which with expansion away from the rail line became increasingly low density and car dependent areas.

On the other hand, the areas to the east of the rail line are generally newer, of higher density, lower value, and many instances associated with the re-location of communities forcefully removed from more established areas to the west of the rail line.

The area does reflect some dynamism in terms of urban development pressure linked to residential development relating to: Steadily increasingly pressure for market related development into high amenity, but also environmentally sensitive areas. This includes foremostly coastal areas and mountain slopes. With increasing distance of these expansion areas from (admittedly deteriorating) public transport (primarily the rail line) these developments have become increasingly dependent on private mobility, which has been reflected in increasing road congestion levels. An apparent decrease in population associated with increasing development in some areas. This is attributable to a significant decrease in average household size associated with smaller planned families, increasing divorces and single parent families, older marriage ages and increasing single, which is reflected in smaller properties and building units. Steadily increasingly pressure for lower income development in well located areas (of employment opportunity). As these are generally high amenity and high income areas (high property price areas) access to these areas is increasingly by illegal means through land invasion, and more significantly, massive internal growth of these areas once established (through in-migation and backyard shacks). An increasing securitisation of residential areas, through gated security villages, orientation of development away from (perceived to be dangerous) open spaces, and walling and gating of properties. This has resulted in public spaces (roadways, river corridors and open spaces) becoming more impersonal, with lower „community ownership‟, and ironically more dangerous (and unkept). The increasing „gentrification‟ of areas to the east of the railway line as property price pressure has increased to the west of the line (eg. Rondebosch East, Plumstead, Heathfield).

With regard to these trends, the availability of land to accommodated new settlement in the area is a severe constraint (see Map P4). There are limited extensive areas suitable for new greenfield development.

In terms of formal economic activity, most investment has been in the form of retail development in proximity to key public transport interchanges associated with rail. In recent decades commercial nodes have developed away from the rail line (Constantia, Blue Route, Kenilworth centre and Access Park and Long Beach). The only exception to this thus far has been the strong growth of Cavendish Square and Claremont CBD in general.

Existing industrial activity is very limited and focussed on two three areas: Main Road Retreat, and Elfindale (on De Waal Road, Southfield), and more recently Westlake. These primarily light industrial /

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 30 service areas are now becoming more retail industrial orientated. This dearth of industrial space impacts significantly on the lack of employment opportunities in the district, and the resultant need for travel to other parts of the metro. The zoned but as yet largely undeveloped industrial area on Retreat Main Road is a noticeable exception and anomaly here (?).

The tourism sector forms a considerable and growing part of the local economy in this district. This is based on the bio-physical attributes (mountains, sea etc.) of the district but also on the developed cultural heritage (eg. winelands, historical precinct such as Simons Town, harbours). More recently the formalisation of the TMNP is opening up and realising significant further opportunities. Much scope for expansion still exists in this sector. b) Community and public facilities and public open space

The district, and particularly the area between Mowbray and Plumstead, is very well served with health, education and sports facilities. In fact the district acts as a major attractor to the rest of the metro in this respect, and in all likelyhood will continue to do so. Hence the great importance attached to ensuring good access and movement into and within the district.

High quality education facilities, particularly schools, but also UCT are clustered between Rondebosch and Wynberg in particular. Numerous hospitals of district importance are also located in this zone, including the Mowbray Maternity Hospital, Victoria Hospital, Claremont Medi-Hospital and Kingsbury Hospital, Wynberg Medi-Hospital, 2 Military Hospital, and Constantiaberg Medi-Hospital. So too are a range of district, metropolitan and international sports facilities.

The district is generally also very well served with lower order community facilities (including police stations, community halls, libraries, courts and post offices), although there are one or two exceptions which have emerged as a result of very rapid, and unplanned, population growth (eg. Imizamo Yethu, Masiphumelelo and Red Hill). These facilities are generally clustered at accessible locations.

Public open space is well developed across the region, with the exception of the area south of Ottery Road and north of Military Road. c) Movement systems

District H is well endowed with transport infrastructure. Two motorways, the M3 and M5, as well as Main Road provide the main north-south road linkages in the northern part of District H. Ou Kaapse Weg, Chapman‟s Peak Drive and Main Road link the South and North Peninsula to each other. The railway line, originating in the Cape Town Central Business District, connects all of the southern suburbs and follows a very scenic route on the South Peninsula up to Simon‟s Town. In terms of broad movement patterns, this district reflects significant demand for movement (particularly work related travel) to areas outside of the area as a result of limited local job opportunities. There is a strong reliance on private mobility across most of the district. However, public transport is very significant on the rail line and on the major taxi routes into Mowbray (Klipfontein Rd), Claremont (Chichestor Rd) and Wynberg (Wetton Rd) from the eastern metro. Pedestrian movement is very limited in the district, excepting for middle and lower middle income areas to the east of Main Road in the south (Retreat and Steenberg). High foot movement zones are, however, located around the transport interchange generators (stations) at Mowbray, Claremont, Wynberg and Retreat in particular. i) Road infrastructure and its functioning

The road network in the study area (see Map P6) is characterised by the provision of a strong mix of mobility and activity oriented routes, most particularly in a north-south orientation.

The most significant routes in terms of the road hierarchy include: Expressways: o The M3 (Simon van der Stel / Blue Route) and M5 which reflect strong north-south continuity at a Citywide scale. These aren‟t expressways along their entire route (eg. Edinburgh & De Wall Drives and Prince Georges Drive respectively) but are primarily so.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 31

Activity Routes: o Main Road which traverses the district and connects it to the CBD in the north. o Klipfontein Road which connects Mowbray to the eastern metro. o Landsdowne and Wetton Roads which connect Claremont and Wynberg to the eastern metro. Activity Streets: o Victoria Road which connects Grassy Park and Lotus River to Plumstead and Main Road. o Retreat Road which connects Grassy Park and Lotus River to Retreat and Main Road. o Military Road which connects Lavendar Hill and Vrygrond to Main Road. Secondary Arterials: o Liesbeeck / Campground Road o Rosmead / Milner Road o Chichester / Race Course / Turf Hall Road o Kromboom o Protea / Keurboom o Kommetjie Road which connects Kommetjie, Ocean View and Masiphumelelo to Fish Hoek and Main Road). o Spaanschemat River Road which connects Steenberg (Westlake) and Tokai to Constantia. o De Waal Road which connects Grassy Park to Diep River and Main Road. o Ladies Mile o Kendall o Waterloo o Newlands / Tennant Road Connector Routes: Several key connector routes from the isolated residential enclaves of Hout Bay and the Noordhoek Valley, which are also significant tourist routes and also scenic routes: o Hout Bay Main Road through Constantia Neck and thence Rhodes Drive and Constantia Main Road. o Victoria Road (to Camps Bay). o Boyes Drive o Ou Kaapse Weg. o Chapmans Peak Drive. o Glencairn „expressway‟. Remote Scenic Routes: A range of other more remote scenic routes which are significant tourist routes: o Main Road (Millers Point Road) south of Simons Town o Red Hill Road o Plateau Road o Kommetjie Road from Kommetjie past Scarborough o Slangkop Road

Several new road connections which have an impact on the district have been made provision for in terms of the metropolitan transport plan including: Wynberg Main Road „couplet‟; Hout Bay „bypass‟; Fish Hoek „ bypass‟; Houmoed Road „bypass‟; Connection of South Road to Constantia Main Road;

In terms of the functioning of the network: Connection of the district with the eastern metro remains a constraint. This is due to factors both within the district, such as the north-south alignment of many of the rivers and waterways (eg. Zandvlei) and also the railway line, as well outside the district, such as the Philippi Horticultural Area (PHA) and False Bay Waste Water Treatment Works and Zeekoevlei complex. Planned links will assist in addressing this including the connection of Sheffield Road to Ottery Road, South Road and Constantia Main Road, as well as (in time) the R300 to De Waal Road and Kendall Road. Options for improving east-west connection in the vicinity of the False Bay coastline

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 32

remain very constrained (particularly south of the waste water treatment works), and for the foreseeable future is limited only to improved management of Baden Powell Drive. ii) Public transport infrastructure and its functioning

The district is very well served by passenger rail with 24 rail stations located in the area along the line from Mowbray to Simons Town. Several of these stations form significant interchanges with road based public transport including Mowbray, Wynberg, Claremont, Retreat, and Steenberg. The main road based public transport networks are concentrated on higher order routes. Klipfontein Road, Wetton and Lansdowne Roads, and Retreat Road (into 5th Avenue) are the most significant in terms of high frequency commuter based services.

Rail and road based public transport utilisation is, with the exception of Imizamo Yethu, Masiphumelelo and Ocean View people, almost exclusively by people living to the east of the railway line. Their strong reliance on public transport is reflected by the fact that several public transport facilities in the district are amongst the busiest in the City, including Mowbray, Claremont and Wynberg public transport interchanges. d) Utilities network and infrastructure

Map P8

The area is serviced by three significant waste water significant treatment works including the Athlone and Cape Flats sewage treatment works (in District G), and Wildevoelvlei sewage works (in Kommetjie). Neither of the latter two works are currently experiencing significant capacity constraints, however, this is not the case at the Athlone works which requires significant upgrade.

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Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 34

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 35

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 36

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 37

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 38

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 39

3.2 Synthesis of key issues

Based on the summary of environmental attributes, the following are the key developmental issues and priorities facing the district to which the district plan needs to respond and give direction.

3.2.1 Inconsistent attention to preserving and enhancing the natural and cultural environments

District H is blessed with a globally unique natural environment and rich developing cultural heritage environment, and there are parts of these which are being strongly protected, well managed, and even slowly enhanced. This includes the declaration of the Table Mountain National Park (TMNP) and subsequent on-going consolidation process, the entrenchment of viticultural farms and associated rural landscapes, the development of the „Constantia greenways‟, and declaration and management of urban conservation zones.

Generally these areas which are being well-protected and enhanced are being associated with areas where communities historically first settled and are well resourced, and therefore are strong and well organised. Geographically this has coincided with the highest amenity, and therefore highest real estate areas, which includes those closest to the mountain chain as well as those in optimal coastal locations.

However, this situation does not hold across the District as a whole. There are many areas in the district where the natural environment is under threat – particularly the Critically Endangered nation vegetation type „Cape Flats Sand Fynbos‟ in the lowlands (e.g. lower Tokai Plantation area) and the Endangered „Peninsula Granite Fynbos‟ on the lower slopes. Wetland, riverine and coastal habitats are threatened by environmental degradation and pollution sources, often from higher in their catchment areas.

Similarly, there are many areas in which the cultural heritage is under threat. The apparent contradiction between retaining cultural heritage environments and developing and densifying urban areas is a tension that has to be addressed in both a pro-active and reactive manner.

3.2.2 Residential predominance within isolated urban enclaves, linked to carrying capacity constraints.

Hout Bay and the greater Noordhoek Valley are unique urban areas in the city. They are highly desirable living areas due to their mountain and sea locations, but they have significant access constraints due to the dramatic topography all but cutting them off from the rest of the city. This affects almost all infrastructural and service provision and management, but most particularly water and waste water services, and roads and transport capacity. The latter is severely impacted upon by the primarily residential nature of the development which means they are effectively dormitory suburbs with daily commuter movement to jobs, schools etc. Rapid recent urban growth has exacerbated these infrastructural challenges and their resultant ecological and social problems.

These infrastructural capacity constraints have been widely perceived to be associated with maximum population thresholds or carrying capacities for these valleys. This is true for existing infrastructural capacity as it is currently delivered (existing technology), and the nature of the urban environment which it serves (low density, private car reliant, dormitory suburbs).

Whilst the dormitory suburb nature of these valleys has commuter implications for most of its residents this is particularly problematic for its low income residents. Not only do they not have opportunities within walking distance or access to private car transport but, notwithstanding the high density residential pockets such as Imizamo Yethu, Hangberg, Masiphumelelo and Ocean View, the overall low density nature of these areas, allied to their „end of line‟ isolated locations, results in an inadequate public transport service. Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 40

Is it possible that a more integrated urban environment, with a broader mix of appropriately located land uses, even at significantly higher overall intensity into the medium to long term future, and adequately serviced (including a quality public transport system), can result in a better urban environment in these valleys? Is it possible to sustainably continue along the current urban development trend, given increasing development pressure and land prices, increasing road network congestion in particular in a city of competing and constrained resources?

3.2.3 Existing infrastructural capacity on Main Road corridor

The Southern Suburbs is extremely well-endowed with transport infrastructure, even by international standards. At the macro level it comprises two major north-south arterial routes, the M3 and the M5 flanking a transport spine comprising double line heavy passenger rail and a commuter route, Main Road carrying road transport and connecting many small and large urban centres.

This system should be able to support public transport services with a capacity of 100 000 trips per hour (60 000 heavy rail double line; 20 000 per hour, bi-articulated bus on access / arterial route). There should be little need for using motor cars for residents within one kilometre of the fixed line transport services and little traffic congestion. Yet the current situation is very different.

Heavy rail is vastly underused with only about 13 000 passengers per hour over peak periods. The bus service is also very underused. Mini-bus taxis provide the greatest service but is in direct competition with trains and buses, and has operate alongside private car users in an increasingly congested road network. The majority of trips in the district are made by private car, which has low capacity thresholds (3 lane limited access highway has a max. capacity of 6000vph per direction).

This situation is compounded by the following: The unbalanced land use pattern where very few jobs are within walking distance of people's homes. The inability to encourage public transport use as a result of poor supply factors (incentives) as well as demand. The unquestioning and continued support of people's desires to drive cars.

In addition to movement issues, the Cape Flats Waste Water Treatment Works which serves the southern suburbs has significant available capacity. This excess capacity is an anomaly in the city and, in view of general city-wide resource constraints, offers a significant opportunity.

Other major infrastructural costs associated with urban growth in the southern suburbs, including water, electricity and reticulation costs for all services, must be considered against the movement and bulk waste water infrastructural cost opportunities.

A further potentially significant opportunity in the southern suburbs is associated with the zoning scheme which identifies substantial existing development rights in certain areas which have yet to be exercised. This includes parts of Wynberg, Kenilworth………

The southern suburbs movement spine is also one of the most integrated land use environments within the city. This includes areas like Mowbray, Rondebosch, Claremont, Wynberg and Muizenberg which are reasonably mixed use environments, and where roughly equal numbers of passengers are boarding or alighting from trains or taxis at any time of the day. This provides a sound base for future mixed use urban growth and intensification within the southern suburbs movement spine.

3.2.4 Poor east-west accessibility

Historically development in this district first occurred along a north-south roadway linking the original city bowl settlement with farms and later residences in Rondebosch and Wynberg, and sea activities in Muizenberg and Simonstown. As settlements grew this was reinforced over time with rail and more developed road infrastructure. However, until comparatively recently (50 years ago) little development

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 41 had occurred to the east of this spine. Furthermore, linkages to Somerset West and Stellenbosch were constrained by dunefields and wetlands, so tended to occur further north along already established connections from the old city centre. By contrast linkages westwards into the Hout Bay and Noordhoek valleys were, and still are, constrained by the mountainous topography.

Development to the east of the district from the 1960‟s, in firstly Hanover Park, Mannenburg and Gugulethu, and further to the south in Grassy Park and Lavendar Hill etc., and then more recently in Mitchells Plain and Khayelitsha has been both rapid and considerable. This has been largely low income development and marked by little accompanying economic (and quality recreational) opportunities, and has resulted in massive and growing demand for movement to opportunities in District H and other more established and integrated areas. Movement infrastructure as well as public transport services haven‟t managed to meet this demand sufficiently.

Despite the majority of the city‟s population not owning a car there is nevertheless rapidly increasing road congestion on the existing road network. This not helped by the barrier effect of the Cape Town – Simonstown and „Cape Flats‟ railway lines (with limited bridge access points) or by the absence of an east west railway line linking the southern suburbs to Mitchells Plain and Khayelitsha.

The massive capital costs associated with railway line construction and rolling stock would suggest that developing an east-west rail connection is inappropriate. Developing road based public transport systems are considerably cheaper and more flexible, and can be as efficient, safe and of high quality. Emphasis should be on identifying as well as upgrading strategic east-west road linkages, focussing on public transport capability. Private car based linkages cannot be ignored, and may be critical to improving overall accessibility, but the public transport emphasis would suggest the R300 extension may be of lessor importance in the medium term, unless the development of future commercial opportunities (eg. freight services) become seriously constrained by the lack of high speed east-west mobility.

3.2.5 Few opportunities for social inclusion

District H is characterised by predominantly higher income development, both residentially and commercially. This is attributable to a number of factors. The district includes the most amenity rich parts of the city, given the proximity to the mountain, the beaches, rivers and other waterbodies, and elevated developed areas with views. These are climatically some of the most attractive parts of city in which to live. And the district is, relative to other districts, well served by movement routes and is employment opportunities. This has resulted in generally high property prices, which makes access to land for lower income groups increasingly difficult.

The historic forced removal of coloured, and generally lower income, people from certain areas within the district (such as from parts of Harfield Village and Wynberg), which subsequently „gentrified‟ over time, as well as the historical exclusion of Blacks from the city as a whole, has only exacerbated this disparity.

The opportunity for lower income households to now access this land is made more problematic by the relative dearth of developable vacant land within the urban edge in the district, which is in turn contributing further to property price increases. This limited developable vacant land is not particularly well located to facilitate integrated lower income housing, and in many instances the obstacles to its release for residential and commercial development are considerable (eg. Environmental or heritage issues, zoning restrictions, community opposition).

This explains the current residential property market in the district, and why access to land in the district by low income people has in recent times been largely only through land invasion (including backyard shacks), such as is the case in Imizamo Yethu, Hangberg, Masiphumelelo, Ocean View, Red Hill, and a few other small illegal squatter settlements.

Access to land by lower income households is also affected by the issue of „nimbyism‟ and associated steep potential income differential between existing residential and any new 'affordable' residential development. This problem is heightened by the fact that the developable vacant sites are generally

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 42 embedded within the existing urban area rather than being new growth areas on the city‟s periphery, and communities in these existing areas are long established and well resourced.

In addition to this, the generally high and rising property prices are also increasingly „pressurising‟ lower middle income households, such as teachers, policeman and nurses, as well as the young professional and elderly households, out of the district. Housing authorities with limited land acquisition budgets find that they can acquire significantly more land more easily in other (more peripheral) areas of the city than in a district characterised by very high property prices and considerable development obstacles.

Despite these constraints and challenges there is an imperative for greater social inclusion through facilitating lower income access into the district. The alternative is increasing social polarisation and increasing risks of land invasion. Given the circumstances there is a strong need to explore and pursue creative land development mechanisms so as to realise greater social inclusion. This may include amongst others land swops, transfer of land rights, inclusionary housing mechanisms, and quality urban design and landscaping.

Table: Summary of key issues and strategic priorities KEY ISSUE PRIORITIES Inconsistent attention to preserving • Adhere to urban edge and enhancing the natural and • Enhance mountain to sea river linkages cultural environments. • Enhance rural & urban cultural environments Residential predominance within • Facilitate mixed use development where appropriate isolated urban enclaves, linked to • Ensure service provision „keeps up‟ carrying capacity constraints. • Introduce quality integrated public transport system & NMT Unrealised infrastructural • Intensify development where appropriate opportunities on Main Rd corridor • Enhance NMT & public transport Poor east-west accessibility • Develop strategic east-west linkages • Facilitate NMT movement • Provide reliable, safe and efficient public transport, especially where no rail service. Few opportunities for social • Release well located publicly owned vacant land within inclusion urban edge • Support a wider range of housing opportunities that integrate into existing development • Facilitate mixed use development in formerly mono- functional commercial and light industrial areas • Facilitate cross-subsidisation options

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3.3 Strategic spatial development opportunities

In terms of beginning to address a number of the issues facing the areas, there are a number of strategic spatial development opportunities within the district.

The unique bio-physical environment, including mountains and sea (warm & cold) and biodiversity.

The already developed, but also potential, urban character, informed in large part by the varied and changing topographical nature of the district. This includes declared urban conservation areas (Kalk Bay), those which could or should also be declared, as well as areas where great potential exists to develop urban areas of great character (eg. Sun Valley).

The well developed and complementary (hierarchical) transport system along the historical main road corridor (activity streets, rail, connecter roads, expressways), including significant spare rail transport capacity.

Economic potentials focussing on the nodes and associated interchange generators along the historical main road corridor. These points of high accessibility are areas wherein future investment should be prioritised to generate further economic activity. A number of these areas, and most particularly Wynberg and Tokai / Retreat, but also Mowbray, Claremont, Steenberg, Muizenberg, and Fish Hoek exhibit significant under-utilized potential which could be unlocked through urban renewal initiatives and the provision of essential infrastructure.

Linear open space systems. This includes the many riverine systems of highly variable nature (mountain streams, valley bottom and flats meanders, vleis and estuaries), the Peninsula Mountain Chain system, and certain associated facilities, including the sports stadia and sports facilities located down the historical main road corridor;

Underutilised areas of dormant opportunity: As a component of the district analysis, a vacant and underutilised land audit was undertaken. The land audit determined that there are a number of relatively small undeveloped potential infill sites. There are also a few land portions which have strategic, albeit generally medium to long term development potential. The sites identified include the Porter Estate, the Wynberg Military Camp, and the Pollsmoor Prison agricultural lands.

Latent potentials associated with natural and created amenity (including the TMNP, coastline, coastal nodes, viewpoints, internal open space systems).

Furthermore, it should be noted that there are several opportunities outside of the district that hold the potential to impact on the issues being faced in District H including: Land – the ability of the district to absorb further new development is limited, however new development opportunities do exist to the east of the district (eg. Youngsfield); East-west transport opportunities linking into the district from the east, including Sheffield Road through to Ottery Road and Constantia Main Road, and the R300.

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 44

Technical draft 1: SDP / EMF Southern District (H) - for comment and discussion only August 2009 45

4. VISION, OBJECTIVES AND CONCEPTUAL FRAMEWORK

4.1 Draft Spatial Development Vision

The draft spatial development vision developed for the district reflects the desired spatial outcome for the area. Whilst linked to the City spatial development vision and principles, it is an idea that is specific to district H, and a response to the particular development issues faced in the area. It has been informed by a number of vision elements and principles which are a result of the consultation process as well as processes related to formulation of the SDP. The vision statement is:

“The district renowned for its natural and cultural beauty, with a dynamic tourism-centred economy, recreation opportunities accessible to all capetonians, urban villages of character in harmonious relationship with nature, and significant new work and living opportunities within „walking distance centred urban villages‟ and along the public transport orientated Main Road corridor.”

The strategic role of the district in relation to the broader metropolitan area should focus on the following:

• Enhance special natural and cultural environments: protect and enhance the globally unique scenic, biodiversity, and urban character assets.

• Develop the ‘tourism golden goose’: support development of the massive local, national and international visitorship economic opportunities.

• Increase access to quality living environments: facilitate wider access into high amenity residential areas on the basis of sustainable development principles.

• Maximise corridor opportunities: maximise work, living, and public transport opportunities within the Main Road corridor and improve east-west accessibility linkages into it.

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4.2 Conceptual Framework

In order to strive toward the realisation of the City SDF strategies and spatial vision for the district, the conceptual framework identifies the key spatial ideas (conception and structuring elements) which inform detailed spatial development and management proposals as part of the planning package (section 5).

4.2.1 Spatial strategy 1: Enhance the value of the natural and rural environment and green spaces

The Metropolitan Open Space System (MOSS) is the key spatial concept guiding development and the maintenance of green elements within the district. Several imperatives, as expressed by City SDF strategies, are central to the CMOSS concept: Linkage and continuity: The aim is to promote a linked and continuous open space system to support integrity of natural systems and provide an opportunity for accessible and linked multifunctional active / passive open space systems, Access, order and typology: The aim is to ensure that open space is provided in a manner that promotes access to a range of levels and types of open space (from local to metropolitan and natural / passive to active) that supports a wide range of activities (e.g. sports, walking, meeting, events).

In this context, several spatial structuring elements as part of the CMOSS are highlighted. The district spatial concept supports: At the city scale: o Retaining a continuous natural link along the coastline, particularly along the False Bay coastline eastwards, and ensuring public access to it everywhere; o Developing and reinforcing the coast to coast corridor of metropolitan and district scale sports and open space facilities and linkages along the main road corridor, from the Black River Park, through Liesbeeck Park (& Malta Park), Hartleyvale soccer and hockey grounds, Rygersdal Sports Club, Rondebosch Common, Keurboom Park, Newlands cricket, rugby and swimming stadiums, Brookside Sports Grounds, Kenilworth Racecourse, Wynberg, William Herbert and Chukker Road (in District G) Sports Parks, Royal Cape Golf Course (in District G), Parkwood Sports Grounds and Cemetry (in District G), Princess Vlei, to the False Bay Coastal Park (Rondevlei, Zeekoievlei & the Cape Flats Treatment Works) (in District G). o Developing opportunities for a metropolitan scale park associated with the False Bay Coastal Park (inclusive of Rondevlei, Zeekoievlei & the Cape Flats Waste Water Treatment Works). o Supporting and complementing the TMNP‟s visitor sites. At the district scale: o Protecting and enhancing the river systems, estuaries and vleis, and associated sensitive natural environment, flood prone areas, and human linkages, from source to sea. This includes principally the following river systems: Keysers & Spaansgemacht, Diep, Liesbeeck and Black, Silvermine (Fish Hoek), Elsa (Glencairn), Bokramspruit (Kommetjie), Goeiehoop (Noordhoek), and Disa (Hout Bay). o Protecting and enhancing the beach dunes systems; o Retaining and developing linked and continuous multi-functional open space corridors where not associated with the natural water system. Most of these, however, can and should be linked to the water system, given its unique coverage in this district. o Developing and reinforcing accessible district level sport and recreation facilities as part of the open space network.

The concept supports rationalisation of the open space system, where contextually appropriate in order to promote safety through improving interfaces, as well as viability by reducing the amount of unmanaged open space where its provision is excessive.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 47

Figure 1a: Metro Strategy 1 – protect and enhance Figure 1b: District H Strategy 1 – protect and enhance

4.2.2 Spatial strategy 2: Establish an integrated grid based movement system

The establishment and reinforcement of a multidirectional accessibility grid is the key spatial concept that will inform development within the district. In this regard, two considerations are central: Linkage and access: The aim is to set up a grid of accessibility that facilitates convenient access and multidirectional movement between the district and other parts of the city (“primary accessibility grid”) and within the district (“secondary accessibility grid”) which will feed the primary grid. Order and typology: The aim is to establish a suitable hierarchy of routes which provide varied, but complementary roles in terms of accommodating a continuum of mobility and accessibility functions. This in turn will inform a system of public transport which provides a high quality line haul service on higher order development and activity routes, whilst lower order activity streets and other structuring routes will accommodate feeder services. The hierarchy will also inform a positive land use response reinforcing public transport routes. At a level of principle, NMT should be accommodated in relation to this typology of structuring routes.

In this context, several spatial structuring elements in relation to the accessibility grid are highlighted in the district spatial concept and include: The reinforcement of the “primary accessibility grid” informed at the city scale by: o Developing and reinforcing east-west axes (Retreat Main Road and Military Road promoted as activity routes) linking and Grassy Park with Retreat (and the railway), and Lavendar Hills and Seawinds with Steenberg (and the railway);

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 48

o Developing and reinforcing east-west axes (Retreat Main Road and Military Road promoted as activity routes) linking and Grassy Park with Retreat (and the railway), and Lavendar Hills and Seawinds with Steenberg (and the railway); o Supporting east-west mobility with the „Zandvlei bypass‟ and De Waal drive (linking into the R300); o Strengthening east-west connector links into Hout Bay and the Noordhoek Valley with the „Hout Bay bypass‟ and „Fish Hoek bypass‟. In addition to the above, reinforcing the development of a “secondary accessibility grid” feeding local movement generators and the primary grid including: o A system of local activity streets within the area. o A range of other structuring routes which contribute to the completing the secondary accessibility grid; o A system of interchanges or points of access where the secondary accessibility grid (community /feeder public transport network) meets with the primary grid (line haul, 18hr public transport network).

Figure 2a: Metro Strategy 2 – accessibility grid Figure 2b: District H Strategy 2 – accessibility grid

4.2.3 Spatial strategy 3: Consolidate and intensify development in the accessibility grid

The multidirectional accessibility grid and associated areas for intensification (areas that may present mixed use / industrial / commercial economic opportunities) are the key spatial concepts that inform development within the district. Several considerations are key in this regard: Order and significance: The aim is to promote areas associated with the primary accessibility grid (and high levels of exposure) as the focus of more intense urban economic activity; Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 49

Typology / areas for intensification: The aim is to promote more intense, space intensive commercial / mixed use activity in relation to the accessibility grid.

The concept plan indicates areas for intensification. This implies economic intensification in appropriate high exposure locations, but also reflects areas that may be a target for densification due to their association with the accessibility grid. This should not, however, necessarily preclude the pursuit of densification in appropriate locations not directly related to the spatial structure.

Significant areas for intensification/ economic opportunity areas associated with the primary accessibility grid include the following. A range of interventions (including urban upgrading and investment in infrastructure) are required to support economic development and urban improvement in these areas. This requires a long term view in terms of realising the opportunities associated with them:

o In this district intensification is largely concentrated along the primary accessibility grid comprising Main Road corridor. This lends itself to a renewed emphasis on economic activity that is supported by higher residential density. However, the focus should vary along the route, with areas of greater intensity related to intersections of major routes and public transport interchanges. o It is suggested that this general band of economic and mixed use opportunity is extended eastwards towards the M5 in certain areas, including along Klipfontein Road, Lansdowne Road, Retreat Main Road, and Military Road. It should also extend westwards towards the M3, picking up (possibly more nodal) areas, such as Gabriel Road and Constantia commercial area, the Blue Route and Tokai Main Road and Westlake, as well as Sun Valley.

A hierarchy of urban civic precincts associated with the accessibility grid, focussing on the following areas:

o Public space network and pedestrian environment of the Wynberg CBD o Plumstead and Gabriel Road precinct o Retreat Station to Blue Route precinct o Military Road o Imizamo Yethu on Hout Bay Main Road o Hangberg in the interface area with the harbour o Masiphumele on Kommetjie Main Road o Ocean View on Kommetjie Main Road

At the „community scale‟ the principle of clustering should be reinforced through the co-location of public facilities that serve a few neighbourhoods (e.g. primary school, local/ community play park, crèche, food garden, religious institution). These are not, however, reflected in the district concept plan.

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Figure 3a: Metro Strategy 3 - opportunity grid Figure 3b: District H Strategy 3 – opportunity grid

4.2.4 Spatial strategy 4: Direct urban growth and promote compact, integrated development

An urban edge is a key spatial concept that will continue to inform settlement expansion within the district. Several spatial considerations are critical with regard to reinforcing the City SDF statements within the district including: Resource protection and hazard avoidance: Urban development should be directed away from significant resources (e.g. nature and agricultural areas) and hazards (e.g. flood prone areas) Integration and infill growth: spatial growth should occur as a priority within the existing footprint, focussing on either infill on strategic vacant sites within the urban edge or on intensifying re- development of existing built areas where appropriate.

In this regard, the urban edge directs growth of the settlement footprint in the district away from key environmental resources and hazard areas, including: The coastal protection zone (including sea flood risk areas, biodiversity network areas, coastal dunes etc.) Flood prone areas (lower river reaches, Zandvlei & environs) Valuable and potentially valuable agricultural areas (Constantia, Tokai, Noordhoek).

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 51

Secondly, whilst the district has relatively limited capacity to sustain new settlement growth and expansion, the edge makes provision for directed growth in relation to: Exploring infill opportunities within the settlement footprint oriented around reinforcing the public transport network Improving the functional efficiency of urban growth Retaining strong linkages to nature that are accessible and in close proximity to urban development

Figure 4a: Metro Strategy 4 – contain and direct Figure 4b: District H Strategy 4 – contain and direct

4.2.5 Spatial strategy 5: Develop more great people places

With regard to this strategy, the multidirectional accessibility grid and associated system of destination places form the key spatial concepts.

This district is very well endowed with high quality destination / special places. The spatial concept reflects only those targeted for upgrading and enhancement: Reinforcing and enhancing Hout Bay, Simonstown, Kalk Bay and Muizenberg as coastal special places providing unique coastal access opportunities for residents and visitors. Tokai „forest‟ (plantation), Princessvlei and Maynardville promoted as natural special places offering a range of open space opportunities for residents and visitors.

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Figure 5a: Metro Strategy 5 – destination places Figure 5b: District H Strategy 5 – destination places

4.2.6 Consolidated SDP Conceptual Framework

The following graphics incorporate the above mentioned strategies to give an overall spatial vision for the metropolitan area and district respectively.

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Figure 6a: Metropolitan consolidated conceptual Figure 6b: District H consolidated framework conceptual framework

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 54

5.0 ENVIRONMENTAL MANAGEMENT FRAMEWORK

5.1 Introduction

The unique attributes, drivers and pressures facing the Southern District of the City of Cape Town (CoCT) provide a challenge to developers and planning authorities when trying to achieve a balance between environmental sustainability, social equity and economic development. The development of an Environmental Management Framework (EMF) is therefore critical in ensuring that the CoCT and other relevant authorities integrate environmental and heritage imperatives, at a strategic level, in the planning and authorisation of new development.

District H comprises the South Peninsula, which includes a large portion of the Table Mountain National Park (TMNP), as well as the southern residential suburbs of the City. It is bounded by District A (Table Bay) and the Atlantic Ocean to west, False Bay and District G (Klipfontein/FalseBay) to the east, District A (Table Bay) to the north and terminates at Cape Point in the south. 5.1.1 Purpose of the EMF

The Environmental Impact Assessment (EIA) Regulations promulgated in terms of the National Environmental Management Act 107 of 1998 (NEMA) provide for the development of EMFs which are intended to inform planning and environmental management. The intention is that in the future, EMFs will help to streamline the environmental assessment and authorisation processes by geographically determining sensitive areas where certain activities require Environmental Authorisation (EA) and other less sensitive areas where authorisation is not required.

The CoCT has integrated the EMFs (for all eight districts comprising the CoCT) into their Draft Spatial Development Plans (SDP) in order to ensure the EMFs effectively inform, and respond to, the future plans and programmes for the City. The EMF therefore forms a component of the SDP report.

The integrated SDPs/EMFs will be submitted to the Provincial Department of Environmental Affairs and Development Planning (D:EA&DP) for approval in terms of the National Environmental Management Act (NEMA, Act No. 107 of 1998). Thereafter the CoCT‟s SDPs will be submitted for approval as structure plans under section 4 (6) of Land Use Planning Ordinance (LUPO, Act No.15 of 1985) and provide spatial direction and guidance to the City‟s Integrated Development Plan (IDP).

Public participation is a legislated requirement in the development of both EMFs and SDPs. The CoCT is conducting an integrated public participation process for the SDPs and the associated EMF‟s, which complies with the legal requirements under both NEMA and LUPO. The broad objectives of this EMF are as follows:

To inform and guide spatial planning and land use management in District B of the CoCT; To help facilitate good investment (including investment in infrastructure); To assist in the adjudication of development proposals and applications; and To guide sustainable development in the area and determine the environmental management priorities.

This has been achieved through the identification and description of the environmental attributes or characteristics of District H; the delineation of geographically sensitive areas based on these attributes and the identification of the types of activities that are suitable and unsuitable within these areas or zones.

The EMF includes: Environmental attributes (summarised in section 3.1 and dealt with in detail in Annexure X) Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 55

Environmental management priorities (section 5.2), which have fed into a consolidated statement around the key planning and environmental management issues facing the district (section 3.2) Environmental impact management zones (section 6.1) including detailed guidance in terms of areas and their suitability in terms of accommodating types of activities.

5.1.2 Legislative Background

The NEMA (as amended) aims to “provide for co-operative environmental governance by establishing principles for decision-making on matters affecting the environment”. Section 24 (3) of NEMA permits the Minister to “compile information and maps that specify the attributes of the environment in particular geographical areas, including the sensitivity, extent, interrelationship and significance of such attributes which must be taken into account by every competent authority” (NEMA Amendment Act No. 8 of 2004). This information and associated maps make up the Environmental Management Framework (EMF).

The EIA Regulations promulgated in terms of NEMA provide for the development of EMFs which are intended to inform planning and environmental management. Section 70 of the 2006 EIA Regulations stipulates that a draft EMF must be subject to a public participation process and Section 71 of the Regulations provides specific information of what an EMF is required to include:

“A draft environmental management framework must – (a) identify by way of a map or otherwise the geographical area to which it applies; (b) specify the attributes of the environment in the area, including the sensitivity, extent, interrelationship and significance of those attributes; (c) identify any parts in the area to which those attributes relate; (c) state the conservation status of the area and in those parts; (d) state the environmental management priorities of the area; (f) indicate the kind of activities that would have a significant impact on those attributes and those that would not; (g) indicate the kind of activities that would be undesirable in the area or in specific parts of the area; and (h) include any other matters that may be specified” (Government Notice R385, 2006).

The Department of Environmental Affairs and Tourism‟s (DEAT) Draft EMF Guideline (Guideline 6, 2006) states that … “EMFs should not conflict or be in competition with land use plans for an area but should rather be structured to also provide the necessary environmental inputs into such plans (including SDFs and IDPs)” (DEAT, 2006). It is recognised that EMFs assist the planning process to identify the opportunities and constraints and to provide guidance regarding the nature and scale of development which should occur in an area whilst retaining a sustainability focus.

Section 24 (2) of NEMA permits the Minister, and every MEC with concurrence of the Minister, to identify “(b) geographical areas based on environmental attributes in which specified activities may not commence without environmental authorisation from the competent authority; and (c) geographical areas based on environmental attributes in which specified activities may be excluded from authorisation from the competent authority” (NEMA Amendment Act No. 8 of 2004). The process to identify such geographical areas will start in the EMF compilation process, but will only be completed (as a separate process) once the EMF is complete. 5.2 Environmental management priorities

5.2.1 Introduction The Southern district faces a number of critical environmental and social challenges. Since the financial and institutional resources to address these challenges are limited, it is important to identify the key environmental management priorities for the district. The following section outlines the key environmental management priorities that have been identified for the District based on public participation in the SDF, the Strategic Environmental Assessment, the City of Cape Town‟s State of the Environment Reports, the attributes for the

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 56 district and other relevant documentation. These issues will be made available for comment and discussion as part of the integrated public participation process for the SDPs/EMFs.

5.2.2 Biodiversity

See Base Map E4 and Zone Map H3.

5.2.2.1 Status The South Peninsula district (District H) is one of the most important districts of the CoCT with respect to biodiversity. It encompasses most of the TMNP and Kirstenbosch Botanical Gardens, both of high international significance, as well as other biodiversity-rich areas, both protected (e.g. Zandvlei Estuary Nature Reserve) and unprotected (e.g. parts of the Cape Peninsula mountain range and coast). A range of fynbos vegetation types as well as forest, strandveld and wetland vegetation types are found in District H. The district also contains an Important Bird Area at Boulders Beach. Although most of the vegetation types occurring in District H are relatively well- conserved in the district‟s conservation areas, the Critically Endangered Cape Flats Sand Fynbos is poorly protected. The TMNP and other conservation areas in District H also accommodate a number of endemic and/or threatened faunal species. Biodiversity in District H remains under threat from urban sprawl, frequent veldfires and infestation by invasive alien species.

5.2.2.2 Management Priorities Ensure cooperative governance with SANParks to ensure sustainable resource management at the Park-City interface and common areas of interest (e.g. maintaining and enhancing the tourism potential of Cape Town, special planning along TMNP boundaries, integration of TMNP into general city landscape, SANPark management of city-owned land, catchment and runoff management, fire management, alien clearing etc)14; Conserve remnants of sensitive and threatened vegetation types, particularly Cape Flats Sand Fynbos, and control development pressure in the key sensitive areas such as areas adjacent to the boundary of the Cape Point section of TMNP, areas surrounding Hout Bay and north of Noordhoek (refer to Zone Map H3); Where these remnants coincide with areas earmarked for residential and commercial/ industrial development, ensure adequate botanical and faunal impact assessments, identifying appropriate mitigation measures are undertaken, before these activities are approved; Avoid development outside of the urban edge; Rehabilitate and maintain areas of sensitive natural vegetation and high biodiversity value (refer to Zone Map H3) and enhance north-south biodiversity corridors along the Peninsula Mountain chain (particularly at threatened points such as Constantia Nek, Sun Valley and Ocean View); Maintain and enhance mountain to sea linkages, especially along river courses (such as the Silvermine, Else, Bokramspruit and Hout Bay Rivers); Promote stewardship programme/conservancies and extension of formal reserves (e.g. TMNP) to facilitate agri-conservation interface and give effect to Cape Peninsula Protected Natural Environment (CPPNE); and Control and remove invasive alien vegetation in line with the City‟s Invasive Alien Species Strategy (and particularly in and around nature conservation and biodiversity priority areas, such as the TMNP, Kenilworth Race Course and Rondebosch Common); Implement effective ecological fire management strategies to maintain biodiversity; Control illegal dumping, particularly in and adjacent to important biodiversity sites; Control illegal infilling of (portions of) wetlands, often a result of dumping, particularly along Plateaux Road and near Masiphumelele; Where feasible, enter into partnerships with private landowners to encourage the conservation of biodiversity and integration thereof into the TMNP; and Control illegal fishing and poaching of marine species, especially abalone;

14 The TMNP and the City of Cape Town make use of a Bilateral Forum to align their land use and environmental management activities. Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 57

Control unauthorised and illegal coastal access of vehicles that launch boats from illegal slipways distributed along the coast.

5.2.2.3 Pressures and Constraints Urban expansion resulting in urban sprawl, particularly in the valleys of the Cape Peninsula (such as Noordhoek, Scarborough, Glencairn etc); Invasive alien species found in many of the open areas throughout the district maintain a seed bank of invasive plants which pose a threat to important indigenous plants; Indigenous species grown outside of their (often restricted) natural habitat, e.g. in private gardens, lead to genetic hybridisation of similar indigenous species that occur naturally in the areas nearby; Invasive alien plants (e.g. wattle, river gum) and fish (e.g. banded tilapia), particularly in the Black River, but also affecting most other rivers in the district to some degree, threaten aquatic biodiversity; In district H, there is insufficient burning in the appropriate summer season and difficulty in obtaining permits for burning. This hampers biodiversity management and restoration of Critically Endangered ecosystems. Overexploitation of natural resources, e.g. fire wood, around informal settlements; Encroachment of development into previously pristine and isolated areas leads to encounters and potential conflict with fauna occurring in these areas, especially baboons; Private ownership of high priority biodiversity sites makes management of these sites difficult for the City; and Illegal dumping and some land-based pollution.

5.2.2.4 Opportunities Tourism (especially to TMNP, but also to areas such as Boulders and Zandvlei); Establishment of ecological corridors (particularly along the mountain chain of the South Peninsula, but also along rivers flowing from the Table Mountain chain to the sea on the eastern and western borders of the district); Integration of biodiversity with the Metropolitan Open Space System; Environmental education (especially within the TMNP and Kirstenbosch, but also at coastal / beach areas, with a focus on marine biodiversity); Rehabilitation and conservation (particularly of areas encroached on or surrounded by development, such as Rondebosch Common, Zandvlei and coastal enclaves); and

5.2.3 Rivers, Wetlands and Groundwater

5.2.3.1 Status In general, the pollution and degradation of rivers and wetland systems within District H are slightly less severe than in other districts, as many rivers (or portions thereof) are located within the TMNP. Nevertheless, the lower reaches of many of the rivers in District H, that fall outside of the TMNP, as well as several wetlands, have been significantly impacted by effluent discharged from WWTWs and agricultural and urban stormwater run-off. Additionally, some damming of water in upper river catchments reduces their flushing ability and canalisation of rivers impacts their ability to assimilate pollutants. Infestation by invasive alien vegetation and fish also significantly contributes to the degradation of streams. The quality of groundwater in the district varies from very good in protected areas to moderate in the north-eastern densely urbanised part of the district.

5.2.3.2 Management Priorities Establish and maintain appropriate river and wetland buffers15 and prevent inappropriate land uses in these areas (particularly lower reaches of the Liesbeek, Hout Bay, Sand and Silvermine Rivers as well as Zandvlei and Wildevoëlvlei (refer to Zone Map H1)); Complete mapping of flood prone areas;

15 River and wetland buffers have only been determined for a few rivers and wetlands, where these have not yet been determined they need to be calculated using the criteria and methodology as contained in the City of Cape Town’s Floodplain Management Policy. Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 58

Protect and enhance river systems from source to sea, particularly the Keysers and Spaanschemat, Diep, Liesbeek and Black, Silvermine, Else, Bokramspruit and Hout Bay River systems; Improve river systems (particularly the Black, Liesbeek, Hout Bay, Sand and Bokramspruit Rivers) by providing further detention pond facilities, de-canalising the rivers and introducing natural vegetation (to filter contaminants) where possible. Ensure that future developments apply more restrictive building setback lines and maximise on-site water infiltration permeability, thereby minimising run-off; Improve water quality especially in the lower reaches of the Black, Liesbeek and Bokramspuit Rivers, the rivers and wetlands belonging to the Zandvlei system and Wildevoëlvlei (see 0 Pollution and Waste Management); Identify and implement measures to prevent E.coli contamination of rivers and wetlands. Contamination is particularly high in the Hout Bay, Bokramspruit and Sand Rivers as well as Little Princessvlei, Langvlei and Princessvlei. Measures should include the provision of basic services to informal settlements (such as those in Imizamo Yethu, Retreat and Masiphumelele); Ensure that proposed new commercial developments take advantage of the amenity value of rivers or waterbodies, where they can enhance the greater public good and do not compromise the ecological functioning of the system. Identified suitable areas include the Liesbeek River through Rondebosch and the Keysers River through the Tokai CBD. Another proposed development is a commercial node at Princessvlei; Control illegal dumping and littering, particularly in areas where dumped material can enter or alter stormwater and river systems; Ensure effluent from industrial development is not discharged into the stormwater system or directly into rivers; Discourage and monitor unfavourable practices leading to the contamination of stormwater (such as the unregulated discharge of water containing oils and other chemicals); Require all future development to manage water quality and quantity at source, according to the criteria set out in the CoCT‟s Policy on Minimising the Impact of Stormwater from Urban Development on Receiving Waters (2008); Prevent inappropriate land uses in identified flood prone areas (see Zone Map H1); Manage reed growth where it becomes problematic; Remove invasive alien vegetation (particularly in the lower stretches of the Black, Bokramspruit, Hout Bay, Schusters, Silvermine and Else Rivers and rivers belonging to the Zandvlei system) and restore indigenous riparian vegetation; Monitor treated effluent at the Athlone, Borcherds Quarry and the Wildevoëlvlei WWTWs; Design stormwater management systems appropriately to prevent erosion and sedimentation of downstream channels; Consider introducing a nutrient stripping project at WWTWs; and Carefully control groundwater abstraction rates to prevent intrusion of saline waters through excessive abstraction of groundwater. Control illegal infilling of (portions of) wetlands, often a result of dumping, particularly along Plateaux Road and near Masiphumelele;

5.2.3.3 Pressures and Constraints Historic modification of rivers, with many of the rivers in the urban areas of this district having been canalised; Encroachment of some formal and informal residential areas on river courses and wetlands, particularly the Noordhoek wetlands, Wildevoëlvlei and Hout Bay River; Encroachment of invasive alien vegetation (such as Port Jackson, Black Wattle and River Gum) and invasive alien fauna (such as banded tilapia) into natural river and wetland ecosystems; Alteration of river and wetland water levels, and hence habitats, through the damming of the upper reaches of river (especially the Else, Bokramspruit and Schusters Rivers) and release of treated waste water (particularly affected is Wildevoëlvlei by discharge from the Wildevoëlvlei WWTW);

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 59

Limited capacity of water bodies to absorb wastes from development without sustaining significant damages (e.g. degradation of water quality in the Wildevoëlvlei indicates that the receiving capacity of the vlei for effluent from the adjacent WWTW has been exceeded); Increasing pollution, waste and effluent generation; and Poor service provision in informal areas, especially those located alongside rivers and wetlands (e.g. Imizamo Yethu and Masiphumelele), leads to pollution of stormwater systems and rivers.

5.2.3.4 Opportunities Wetlands and rivers provide ecosystems services such as water purification, assimilation of contaminants, conveyance of stormwater and flood attenuation; Rivers provide amenity value: Zandvlei estuary and wetland is a regionally important resource for recreation, bird watching, fishing and yachting. It is the only functioning estuary on the False Bay coast and serves as an important fish nursery for indigenous fish species; Rivers provide habitats for fauna and flora habitat and can serve as linear corridors, connecting ecosystems (such as connectivity between the Cape Peninsula mountains and the sea); Some rivers in District H provide a limited volume of water which can be used for other purposes, e.g. irrigation and supplementary source of drinking water (the Else River supplies Kleinplaas and Lewis Gay dams and the Hout Bay River supplies Woodhead Reservoir and other small dams on Table Mountain).

5.2.4 Coastal Areas

5.2.4.1 Status District H‟s long coastline is predominantly rocky, interspersed with sandy beaches. The western coastline of the district is highly exposed to wave erosion, storms, extreme events and inundation caused by storms and tidal action. Recent extreme events have lead to unusually high losses of beach sand at beaches on the South Peninsula, e.g. Diaz Beach at Cape Point and Long Beach at Kommetjie. Also, many of the linear and embryo dunes close to the coast (especially at Hout Bay, Noordhoek, Simon‟s Town, Glencairn, Fish Hoek and Kalk Bay) have been impacted by invasive alien vegetation (predominantly Acacia) or urbanisation, which prevent the natural movement of sand. This artificial stabilisation of dunes contributes to the loss of sand at beaches that were originally fed by these dunes, (e.g. the stabilised dune system at Hout Bay no longer feeds the beach at Sandy Bay). Interference with coastal dynamics and processes has lead to increasing erosion, loss of amenity and tourism opportunities and increasing damage and risk to coastal infrastructure and property.

Climate change is predicted to result in sea level rise and more extreme weather events (such as higher-energy storms) which will increase in frequency and intensity, particularly affecting areas already prone to flooding. These factors combine to create significant safety issues for development in close proximity to the coast and emphasise the need for the protection of the remaining dune systems. A Coastal Protection Zone, in which coastal processes such as erosion, accretion, aeolian activity etc. can proceed unhindered, has been delineated to act as a „buffer‟ between dynamic coastal process and the built environment. This is a requirement of the National Environmental Management: Integrated Coastal Management Act 24 of 2008.

5.2.4.2 Management Priorities Retain and rehabilitate primary coastal dune systems to act as a barrier against coastal inundation and storm damage (ref to Zone Map H2); Prevent development within the coastal protection zone to avoid increasingly large effects of natural hazards in the coastal zone, except at identified special place nodes that have been identified for amenity opportunities (see point below); Maximise amenity opportunities at identified nodes, with minimum disturbance to the coastal environment and processes. Areas that have been identified in the SDP for upgrading and enhancement include: Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 60

Muizenberg; Simon‟s Town; and Hout Bay; Avoid major new urban development infrastructure and bulk services investment in coastal areas that are vulnerable to coastal storm events and inundation, especially low-lying areas on the west coast of the district (e.g. Hout Bay and the wetland area between Noordhoek and Kommetjie) (see Zone Map H2); Establish clear coastal management responsibilities and increase skills and capacity within the CoCT (e.g. securing the services of coastal engineers and other specialised personnel) to ensure the effective management of the coast, for example at Hout Bay; Resolve issues of liability relating to development within the Coastal Protection Zone; and Develop a planning strategy to improve sand movement and dune ecosystem functioning in Hout Bay to improve the amenity and recreational value of the area.

5.2.4.3 Pressures and Constraints Development along the coastline and resulting modification of the coastal environment, particularly at Hout Bay, Fish Hoek, Simon‟s Town and Kalk Bay; Destruction and fragmentation of dune systems due to urbanisation, e.g. at Hout Bay, Kommetjie, Kalk Bay, Simon‟s Town, Miller‟s Point and Boulders; Invasive alien vegetation (particularly Acacia) has impacted on dune systems, especially at Hout Bay, Noordhoek/Kommetjie, Hout Bay, Simon‟s Town and the Cape Flates and to a lesser extent at Soetwater, Scarborough, Buffelsbaai, Meadows and Glencairn; Recreational activities, such as access to beaches, parking lots etc. have impacted dunes at Hout Bay, Muizenberg, Soetwater, Schuster‟s Bay, Fish Hoek, Smitswinkelbaai, Miller‟s Point and Boulders; Global climate change resulting in an increasing likelihood of more frequent and more intense storm events and (in the longer term) sea level rise; Reduced sand supply to the parts of the coastal system (particularly Sandy Bay due to stabilisation of Hout Bay dunes); Excessive sand build-up in parts of the coastal system due to interruption of natural sand movements (such as in Hout Bay and Fish Hoek); Invasive alien plant and animal species threaten biodiversity in the coastal area; Poaching of marine species along the coast (especially abalone); Effluent discharges (industrial and domestic) and stormwater runoff; and Demand for more recreational areas on and access to the coast.

5.2.4.4 Opportunities The coastline of District H falls within the TMNP‟s 1 000 km2 Marine Protected Area (MPA) around the Cape Peninsula; Functioning coastal systems decrease the need for, and costs of, coastal maintenance and facilitate recreational and tourism use; High amenity and tourism-related opportunities provided by beaches and coastline; Sports and recreation activities (surfing, wind surfing, diving, swimming etc., particularly at Muizenberg, Fish Hoek, Kalk Bay and Llandudno); Specific sites along this coastline are popular for large competitions and events (e.g. Muizenberg. Fish Hoek etc.); and Views of the coastline and ocean stimulate demand for residential and commercial development.

5.2.5 Heritage and Cultural Resources

5.2.5.1 Status

The wealth of archaeological remains in District H, particularly in the coastal zone, testifies to a long period of human occupation and use of marine resources in the area. The district also contains some of the earliest European settlements and associated remains and landscapes.

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Where development has taken place, archaeological remains in the District, particularly along the coast, are often badly damaged or have disappeared altogether, whereas many undisturbed finds are still located within the protected or undeveloped areas of the district. Many heritage resources and associated cultural landscapes are however under increasing pressure as a result of urban expansion.

5.2.5.2 Management Priorities Confirm and refine mapping of cultural landscapes and heritage resources; Protect the Constantia Winelands Cultural Landscape and avoid inappropriate development and densification to retain a sense of „countryside‟ (see Zone Map H4); Ensure that construction activities in heritage and conservation areas comply with guidelines and regulations, in particular in historic areas within the residential suburbs along Main Road (Wynberg, Mowbray, Rondebosch, Newlands, Muizengberg, St. James, Kalk Bay and Simon‟s Town); Ensure that densification takes place in such a way that heritage values are retained or enhanced, particularly in areas such as Muizenberg and Kalk Bay; Create positive space for cultural and social ceremonies; Enhance and maintain historical fortifications, such as those located around Hout Bay and Simon‟s Town, and coastal defences relating to World War II, such as those around Hout Bay, Llundudno, Slangkop etc.; Recognition of historic forced removals at sites such as Luyola, Red Hill / Brooklands village and Protea village; and Conserve the coastal zone of high archaeological potential, particularly the Cape Point portion of the TMNP where numerous Stone Age middens are located.

5.2.5.3 Pressures and Constraints Development pressure on the Constantia Valley winelands (e.g. Porter Estate) and former recent rural areas such as Noordhoek and Dido valley; Expansion of small settlements such as Kommetjie, Scarborough and Smitswinkel Bay bordering onto the TMNP; and Fragmented nature of the TMNP makes it more vulnerable to conversion pressures from the outside.

5.2.5.4 Opportunities Further development and promotion of scenic route network (e.g. Boyes Drive, Ou Kaapse Weg, Chapman‟s Peak Drive, railway line along the coast etc.); Retention of historic sense of place and space by designing further development with existing heritage resources in mind, e.g. suburbs along Main Road and historic defence stations along the coast; Tourism and job creation through retention and display of well-preserved cultural, historical and archaeological sites; Archaeological and paleontological research.

5.2.6 Economic Resources

5.2.6.1 Status District H provides many important economic opportunities for the CoCT, as it has a large number of important commercial nodes, office areas, sporting facilities of provincial importance and a blooming tourism sector. Industry only plays a minor role in District H. The district has the lowest unemployment rate and the highest proportion of workers employed in skilled occupations. District H has a limited amount of natural economic resources, most importantly sand and gravel and kaolin which is mined near Noordhoek. The main issues with regards to mineral extraction in District H are the sterilization of economic mineral resources by urban development, the sensitive environment of the district and the resources‟ proximity to the TMNP. Agricultural land contributes significantly to the province and country‟s Gross Domestic Product. District H includes four portions of agricultural land of high potential or significant value in the Constantia Valley. Some of these areas are under threat from development. Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 62

5.2.6.2 Management Priorities Facilitate mixed-use development where possible to provide more employment opportunities close to residential areas, thereby reducing the need for commuting; Prioritise investment in economic opportunities at commercial nodes and transport hubs, particularly Wynberg, Mowbray, Claremont, Retreat and Muizenberg; Preserve and utilise high potential agricultural land and areas currently being used for agricultural purposes, particularly in the Constantia Valley, at Sonnestraal and Steenberg (ref to Zone Map H5) and restrict further non-agricultural use; Adhere to identified urban edges around the periphery of high-value agricultural areas (Constantia wine farms, Sonnestraal, Steenberg area) to prevent urban intrusion; Introduce a development limit on the slopes of the Constantiaberg to protect high value agricultural land; Where feasible and environmentally sustainable, extract mineral resources (building sand) particularly in the Fish Hoek / Noordhoek valley, prior to development; and Develop skills development strategies and increase access to job opportunities through improved transportation networks, particularly for the more isolated and lower-income settlements of the district such as Ocean View.

5.2.6.3 Pressures and Constraints Limited remaining land in District H for new commercial or industrial development; In-migration and urbanisation have resulted from a lack of facilities, employment and services in rural areas and social and economic opportunities associated with Cape Town, which has put significant pressure on the City to supply additional housing and services. District H experiences some pressure in this regard both from the high and low-income sectors; Existing urban development and sensitive biophysical environment, preventing the extraction of mineral resources, particularly in the Noordhoek and Fish Hoek valley; and Urban development encroaching on high potential agricultural land.

5.2.6.4 Opportunities Unique, highly attractive and accessible biophysical environment of District H, featuring amongst others the „wilderness‟ areas of the TMNP, beaches, opportunities to watch whales, sharks, seals and penguins and to do water sports, provides excellent basis for tourism opportunities; and Limited economic opportunities and associated job creation in agricultural sectors (especially wine farms in the Constantia Valley). Mixed-use and higher-density developments in many parts of the district provide many opportunities for employment and businesses providing services.

5.2.7 Settlement Areas and Growth Pressures

5.2.7.1 Status District H comprises a wide range of urban environments, including the dense activity corridor along Main Road from Mowbray to Simon‟s Town, the wealthy low density suburbs of Bishopscourt, Constantia and Tokai to the west of this corridor, the commercial and residential valley enclaves of Hout Bay and Noordhoek as well as some small isolated coastal settlements such as Misty Cliffs, Scarborough and Smitswinkel Bay. Due to the good provision of services, transport infrastructure, and economic opportunities relative to other districts and the high quality of amenities in District H, it is a very popular place of residence. However, the capacity of the environment to absorb e.g. wastes from the existing and possible future development without experiencing substantial changes is limited. Due to the high demand and relative scarcity of vacant developable land, property values have increased significantly. Settlements on the South Peninsula are more isolated from the remainder of the CoCT as the area is separated by a mountain range which limits the number of possible access routes.

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5.2.7.2 Management Priorities Restrict development to within the urban edge; Avoid development within the CPPNE or other areas that are earmarked for future inclusion in the TMNP by SANParks; Upgrade informal settlements by providing – as a minimum – basic services; Enhance the reliability, safety and efficiency of public transport, with particular focus on the rail line to Simon‟s Town, Integrated Rapid Transit routes and pedestrian and non- motorised transport; Intensify land use along major transport routes and identified nodes (e.g. along Main Road); Identify vacant land within the urban edge that could be available for lower income residential development; Maintain, enhance, promote and invest in open spaces for residents and visitors. Areas identified for upgrading and enhancement include: Tokai forest; Princessvlei; Maynardville; and A new district park with linkages to surrounding open space systems at Princessvlei; Enable and optimise linkages between urban open space networks and the TMNP, where possible; Facilitate inclusion of biodiversity areas into protected and managed areas and investigate opportunities for their sustainable utilisation (e.g. for education, tourism, medicinal plant harvesting, recreation etc); Develop new infill residential and mixed-use areas within the urban edge where possible (areas that have been identified in the SDP include Fernwood, Constantia „waste‟ site, Kendal Road depot site, Wynberg Military Camp, land adjacent to the Steenberg Station and Pollsmoor Prison agricultural lands); and Provide improved east-west transport linkages, particularly extension of the R300; Facilitate access to basic needs, health and social services, particularly in the South Peninsula; and Appropriately increase urban densities in residential areas (particularly those along the Main Road corridor). Appropriate densification, should ensure that the character of residential areas is retained, and could include the promotion of second dwellings (“Granny Flats”) on large erven and the sub-division of some residential units etc.

5.2.7.3 Pressures and Constraints Unique bio-physical attributes of District H, including mountains, sea, wetlands and high biodiversity areas (including areas falling within the TMNP), limiting the availability of developable land and the provision of transport infrastructure and services, particularly to the southern peninsula (there is only one water and sewerage mains running from Cape Town to Simon‟s Town); In-migration resulting from a lack of facilities, employment and services in rural or low- income urban areas is putting pressure on well located areas in the City to supply housing and services. District H has experienced pressure in this regard, e.g. in the informal settlements of Imizamo Yethu, Hangberg and Masiphumelele; Continuing market-driven development, occupying more „marginal‟ lands, e.g. in the Noordhoek wetlands or on the mountain slopes of the Noordhoek / Fish Hoek corridor and around Simon‟s Town; Increasing demands on limited transport infrastructure for private cars, especially from residents of the Peninsula; Continuing population growth in the district requires upgrades to services infrastructure (e.g. Wildevoëlvlei and Athlone WWTWs, replacement of Noordhoek‟s septic tank system with a waterborne sewerage system); Limited capacity of the receiving environment to absorb e.g. wastes from development without sustaining permanent damage; Scarcity of developable, suitable and available land within the urban edge, which it makes it difficult for the CoCT to provide low cost housing in the district; and

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5.2.7.4 Opportunities Good existing transport infrastructure, particularly in the northern part of the district; Good service provision in most parts of the district relative to other districts of the CoCT; and High quality living environment due to an abundance of „special places‟ within the district, including Kirstenbosch, Llandudno, Constantia wine farms, Tokai „forest‟ plantation, Zandvlei, Muizenberg, Simon‟s Town, Boulders, Smitswinkel Bay, Cape Point, Noordhoek beach and wetlands, Table Mountain range etc.

5.2.8 Pollution and Waste Management

5.2.8.1 Status The CoCT is rapidly running out of airspace for solid waste disposal and a new regional landfill site is proposed in District B. However, even with the proposed new site, the City will face an environmental and public health crisis without further interventions to minimise and recycle waste. None of the City‟s landfill sites are located within District H and waste is transported to one of the three operating landfills outside of the district. Sewage from District H is routed to six WWTWs, located both inside and outside of the district, as well as a sea outfall at Hout Bay. The WWTWs currently have sufficient capacity but Wildevoëlvlei WWTW might require extension in the next few years. Pollution and degradation of rivers and wetland systems within District H is a critical issue. Many of the rivers, particularly those located in the densely urbanised northern and eastern parts of the district, have lost much of their natural riparian habitat and their ecological functioning has been seriously compromised (see 0 Rivers, Wetlands and Groundwater). Many of the rivers on the peninsula, on the other hand, are in a good to very good state as they (partly) fall within the TMNP and are subject to lower development pressures. Air pollution is not monitored in the district, which generates relatively limited air pollution due to the limited extent of industrial activity. Exhaust emissions, particularly along congested routes, affect ambient air quality in the area.

5.2.8.2 Management Priorities Implement the strategies (including waste minimisation and re-cycling) contained in the Integrated Waste Management Policy (IWMP); Improve effluent quality discharged from WWTWs and ensure it meets discharge quality standards by: o Replacing Noordhoek‟s septic tank system with a waterborne sewage system; o Expanding the Wildevoëlvlei WWTW when required as a result of increasing development in Kommetjie and Noordhoek; o Ensuring that effluent from the Wildevoëlvlei WWTW adheres to or exceeds standards to minimise negative impacts on the Wildevoëlvlei, which receives treated effluent; o Implementing measures to prevent overflow incidents at sewers, pump stations and WWTWs; Consider the capacity of natural environments to receive waste before expanding for example WWTWs; Improve service provision to informal settlements, such as Imizamo Yethu, Masiphumelele, Retreat and Hangberg; Control activities in buffer areas adjacent to rivers and wetlands; and Control illegal dumping.

5.2.8.3 Pressures and Constraints The topography and biophysical attributes of District H make service provision in the South Peninsula expensive and challenging; Further population growth in the district will require upgrading of wastewater treatment capacity at Wildevoëlvlei WWTW; Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 65

No suitable sites identified for waste disposal and treatment facilities; On-going challenges to address inequalities in service provision. Where services are not provided, dumping and the inappropriate use and pollution of rivers increases, particularly were unserviced informal settlements are located in wetlands (e.g. Masiphumelele) or near rivers (e.g. Imizamo Yethu); Lack of funding for waste management services and infrastructure; and Power shortages leading to increased pollution (sewer overflows and spillages).

5.2.8.4 Opportunities The relatively clean air in District H makes it an attractive living environment and tourism destination; Recycling initiatives, such as those currently implemented in parts of District H, can create economic opportunities; and Well-managed solid waste disposal and wastewater treatment reduces pressure on the receiving environment.

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6. INTEGRATED SDP AND EMF

6.1 Introduction

In order to facilitate alignment between environmental, planning and land use decision making, the following section includes a number of integrated decision making support tools. These tools include:

The EIM Zones - with recommended types of activities and decision guidelines; New Development Areas; Urban Restructuring Areas; and The consolidated SDP.

6.2 Environmental impact management zones and land use development informants

Environmental Impact Management (EIM) zones have been identified using the best available information at the time of report compilation. They comprise areas with homogenous or similar environmental attributes. These EIM zones are intended to guide and inform decisions regarding activities that require environmental authorisation and / or planning approval within these areas. They should be regarded as a basis for the possible future exclusion of certain activities listed in the NEMA EIA Regulations (2006) from the requirement for environmental authorisation.

The District Planning Office needs to be contacted for finer scale maps that enable the placement of individual properties relative to the EIM zones.

The following tables should be read together with the accompanying EIM Zone maps. Each attribute which is mapped as an environmentally sensitive zone, has an accompanying table indicating the following:

Undesirable types of activities: These are types of activities which are contrary to the desired state of the environment in a particular zone and should be discouraged. Types of activities that may have a significant impact: These are types of activities that could be considered in a particular zone, provided potential impacts resulting from the activity are adequately assessed, prior to approval, and adequate mitigation measures to limit and reduce the impacts are identified and implemented. Types of activities that may not have a significant impact: These are types of activities that are generally desirable and unlikely to cause impacts in a particular zone. However these activities are still subject to legislative requirements in terms of NEMA and other relevant legislation., as well as impact management norms and standards such as implementation of an Environmental Management Plan (EMP).

Additionally each table indicates relevant policy and guideline documents which should be consulted, and provides planning, land use and environmental decision guidelines, where appropriate.

Important note: The types of activities described in the EIM tables below are not the listed activities as contained in the National Environmental Management Act (NEMA) EIA Regulations (2006, as amended)16 . In order to determine which activities will trigger the requirements for an

16 i.e. the List of Activities and Competent Authorities identified in terms of sections 24(2) and 24D of the National Environmental Management Act No 107 of 1998 (as amended) Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 67

Environmental Assessment process, reference must always be made to the NEMA EIA Regulations.

The need to undertake an environmental assessment in any of the environmental impact management zones listed below should be determined by: a) Whether the proposed project includes one or more listed activities as identified in the EIA Regulations (2006, as amended); b) Whether there is a request from the local authority to provide either a full environmental assessment or specific environmental information in order to have sufficient information to evaluate an application made in terms of the Land Use Planning Ordinance (Act 15 of 1985); c) Whether there is likely to be any significant damage to or degradation of the environment, in which case an environmental assessment (or other precautionary steps as listed in section 28(3)) should be undertaken in terms of the Duty of Care Principle of NEMA, sections 28(1), (2) and (3).

Any person undertaking any activity that may cause damage or degradation to the environment is subject to the Duty of Care Principle in terms of NEMA, sections 28(1), (2) and (3).

NEMA (S 28(1)) requires that: Every person who may cause significant … degradation of the environment must take reasonable measures to prevent such degradation from occurring …or, in so far as such harm to the environment is authorized by law or cannot reasonably be avoided … to minimize or rectify such … degradation of the environment.

The Duty of Care Principle therefore may apply to any activity or land use, irrespective of whether it is included in the listed activities in the EIA Regulations (2006, as amended).

The measures required in terms of subsection (1) may include measures to -

(a) investigate, assess and evaluate the impact on the environment; (b) inform and educate employees about the environmental risks of their work and the manner in which their tasks must be performed in order to avoid causing significant pollution or degradation of the environment; (c) cease, modify or control any act, activity or process causing the pollution or degradation; (d) contain or prevent the movement of pollutants or the causant of degradation; (e) eliminate any source of the pollution or degradation; or (f) remedy the effects of the pollution or degradation.

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The environmental attributes are grouped on a number of EIM Zone maps in section 6 as follows:

Table 6-1: District H: Overview of EIM Zone Maps ZONE MAP NUMBER H1 H2 H3 H4 H5 H6 ZONE MAP NAME Hydrological Zone Coastal and Dune Zone Conservation and Biodiversity Cultural and Recreational Natural Economic Resources Urban Uses and Utilities Zone Priority Zone Resources Zone Zone ENVIRONMENTAL Flood Risk Areas Coastal Protection Areas Conservation and Cultural and Heritage Areas High Potential Agricultural Industrial and Commercial ATTRIBUTES Flood Risk Area 1 Coastal Risk Area below Biodiversity Areas Cultural landscapes Areas Areas (1:50 flood line) the coastal edge Conservation areas Potential archaeological High potential and unique Industrial areas Flood Risk Area 2 Coastal Risk Area above Critical Biodiversity Areas sites agricultural land worthy of Commercial areas (1:100 flood line) the coastal edge 1 Other significant heritage statutory protection Infrastructure and Utilities Flood Risk Area 3 Dune Areas Critical Biodiversity Areas resource areas High potential and unique Areas Rivers and Wetlands Sensitive dune fields 2 Grade 3 heritage sites agricultural land worthy of Infrastructure servitudes, Rivers and associated Critical Ecological Support Scenic Routes long-term protection including WWTWs buffers Areas Public Open Spaces Agricultural area of Wetlands and associated Other Natural Vegetation Structuring Open Spaces significant value given buffers potential and emerging use Aquifers Smallholdings and Moderately productive agricultural areas aquifers Mineral Extraction Areas Priority mineral resources

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6.2.1 ZONE 1: Hydrological Zone Table 6-2: Flood Risk Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Flood Risk Area 1 Any activity which impedes the Conservation related facilities or Conservation activities. City of Cape Town These constitute areas hydrological functioning and flooding infrastructure. Floodplain within the 1:50 flood of a river. Public open space areas with appropriate Management line, i.e. floods of this All excavation and mining related low-impact recreation activities. Guidelines (2003) magnitude happen on Bulk infrastructure, including Waste activities. average once every 50 Water Treatment Works (WWTWs), City of Cape Town‟s years. The zone is pump stations and power generation, Essential engineering and utility services Floodplain and River indicated on Zone Map electrical substations. relating to outfall sewers, stormwater Corridor Management H1. systems and underground services. Policy (2009) Solid and liquid waste disposal. Transmission towers City of Cape Town‟s Telecommunication exchanges and Policy on Minimising On-site sewage treatment (conservancy NOTE: ALL transmitters. the Impact of tanks). ACTIVITIES LISTED Stormwater from Manufacturing, storage, treatment, AS UNDESIRABLE Urban Development transportation or handling of Road, rail, pipeline and cable crossings ARE PROHIBITED IN on Receiving Waters hazardous substances. and bridges. TERMS OF THE (2008) FLOODPLAIN AND Any permanent building with Bank protection, flow diversion structures RIVER CORRIDOR City of Cape Town‟s foundations such as residential, and earthworks (e.g. dams weirs, walls, Policy for MANAGEMENT business, educational, community and levees). Development Control POLICY (2009). public facilities and institutions e.g. Parking areas. near Water (2002) prisons, military bases, police stations, fire stations, hospitals, old age homes. Pedestrian walkways. City of Cape Town‟s Policy: Sand River Informal residential area. Agricultural and Agri-industrial activities. Catchment Management Plan Railway stations, modal interchanges Resorts and camping/caravan sites. or bus depots. (2003) Sustainable harvesting of natural Silvermine River Any structure that would pollute the resources. river if it was flooded. Catchment and River Sports fields and picnic areas. Management Plan The infilling or depositing of any (2003) material into a watercourse, in stream dam or wetland.

Establishment of cemeteries.

Abattoirs.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

Industrial activities.

Service stations. Flood Risk Areas 2 Bulk infrastructure, including WWTWs, Conservation related facilities or Conservation activities. These constitute areas pump stations and power generation, infrastructure. within the 1:100 flood electrical substations. Public open space areas with appropriate line, i.e floods of this All excavation and mining related low-impact recreation activities. magnitude happen on Solid waste disposal sites. activities. average once every Resorts and camping/caravan sites. 100 years. The zone is Telecommunication exchangers and Roads and railways. transmitters. Essential engineering and utility services indicated on Zone Map Transmission towers and rooftop base relating to outfall sewers, stormwater H1. Manufacturing, storage, treatment, stations systems and underground services. transportation or handling of hazardous substances. Formal Residential development (which On-site sewage treatment (conservancy NOTE: ALL complies with specific conditions for tanks). ACTIVITIES LISTED Community and public facilities development within this zone*). Parking areas. AS UNDESIRABLE (including hospitals, old age homes, Bank protection, flow diversion structures ARE PROHIBITED IN fire stations, educational facilities etc.) and earthworks (e.g. dams weirs, walls, Agricultural activities. TERMS OF THE Informal residential areas levees, infilling) FLOODPLAIN AND Sustainable harvesting of natural RIVER CORRIDOR Railway stations or bus depots. Tourism facilities (which comply with resources. MANAGEMENT specific conditions for development POLICY (2009). Any structure that would pollute the within this zone*). river if it was flooded. Commercial development (which Establishment of cemeteries. complies with specific conditions for development within this zone*). Abattoirs. Renewable power generation. Industrial activities. Agri-industrial activities. Service stations. Resorts Flood Risk Area 3 #Activities can be considered in #Activities can be considered in conjunction #Activities can be considered in conjunction conjunction with the implementation of with the implementation of appropriate with the implementation of appropriate These are areas prone appropriate engineering solutions to engineering solutions to localised potential engineering solutions to localised potential to flooding. They are localised potential flooding. flooding. flooding. not necessarily associated with river or vlei systems, as flooding may originate from groundwater, collection of stormwater or runoff in low lying areas. They are indicated on Zone Map H1. Planning and Important issues to be considered in these zones include: stormwater quality and quantity management, catchment management, health and safety issues, biodiversity and Environmental rehabilitation, visual and heritage issues. EIA and Land Use Requirements

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Decision Guidelines: A detailed EMP must be drawn up and implemented for all activities approved in these zones, in accordance with the City of Cape Town‟s specifications for EMPs.

# A stormwater analysis is required to determine the extent and scale of activities that are or are not permitted.

Although some agricultural activities may be permitted within the flood risk and flood fringe areas, the nature of the impacts and appropriate mitigation must be determined in the EIA process, and must be shown to be acceptable prior to approval (i.e. they must not pollute water resources or increase flood risk).

No agricultural activities should be approved within the 1:2 year flood line.

Undesirable activities should only be authorised under exceptional circumstances, subject to compelling motivation (e.g. where there is an existing right).

New development within the 1:100 year flood line should be subject to formal acknowledgement by the owner of flood risk, and is only permissible where there are existing rights.

Where facilities associated with sports fields, golf courses or picnic areas have been conditionally permitted in the 1:50 year zone, floor levels must be above the 1:50 year flood line. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with the National Water Act 36 of 1998.

Authorisation of the activities in these zones must be in compliance with the CoCT‟s Floodplain Management Policy (currently in draft).

Agricultural activities close to water bodies must comply with the conditions contained within the Care of Agricultural Resources Act 43 of 1983 pertaining to rivers and wetlands.

*Any structural developments in the 1:100 year flood line must comply with the conditions as stipulated by City of Cape Town Catchment Management with regards to floor heights etc. Best Practice

All new buildings and developments along rivers should be orientated towards the river, where possible, and the principles of Water Sensitive Urban Design should be applied.

Table 6-3: Rivers and Wetlands: Ecological Buffer Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Rivers and associated buffer areas Any land use or activity that will have an Conservation related facilities or Conservation activities. City of Cape Town impact on the vegetation cover or infrastructure. Floodplain These are the buffer hydrological functioning of the buffer Public open space areas with Management areas that have been area, including: Essential engineering and utility appropriate low-impact recreation Guidelines (2003) determined according services relating to outfall sewers and activities. to the CoCT‟s standard Industrial development; storm water systems. City of Cape Town‟s procedure for the Floodplain and River calculation of ecological Mining activities; Essential road, rail, pipeline and cable Corridor Management crossings and bridges. Policy (2009) buffers for rivers and Business development; wetlands (refer to the Sports fields and picnic areas. City of Cape Town‟s Floodplain and River Residential development; Policy on Minimising Management Policy, Resorts and camping/caravan sites. 2009). Buffer widths Community and public facilities; the Impact of range from 10 – 40m Sustainable harvesting of natural Stormwater from from the top of the river Utilities and infrastructure; resources. Urban Development bank. The buffer areas on Receiving Waters Agricultural activities; and (2008) are indicated on Zone 17 Map H1 . Transport systems. Wetlands and associated buffers Any land use or activity that will have an Conservation related facilities or Conservation activities. impact on the vegetation cover or infrastructure. This includes all hydrological functioning of the buffer Public open space areas with wetlands (including area including: Essential engineering and utility appropriate low-impact recreation man-made wetlands) services relating to outfall sewers and activities. as determined in the Industrial development; stormwater systems. CoCT Phase Four Wetlands Mapping Mining activities; Essential road, rail, pipeline and cable crossings and bridges. Project, 2008 and is Business development; indicated on Zone Map Sports fields and picnic areas. H1. Residential development; Resorts and camping/caravan sites. Wetland buffers have Community and public facilities; not been graphically Sustainable harvesting of natural indicated, as very few Utilities and infrastructure; resources. have been calculated. Wetland buffers range Agricultural activities; and in width, extending up Transport systems. to 75 metres from the outer edge of the wetland (delineated).

Planning and Important issues to be considered in these zones include: stormwater quality and quantity management, catchment management, infill and illegal dumping, health and Environmental safety issues, biodiversity and rehabilitation, visual and heritage issues. Decision Guidelines:: EIA and Land Use Requirements

Undesirable activities should not be authorised unless there are exceptional circumstances and subject to compelling motivation. A detailed EMP must be drawn up and implemented for all activities approved in these zones, in accordance with the City of Cape Town‟s specifications for EMPs.

17 Many of the buffer areas for rivers have not yet been calculated and are therefore not indicated on the map.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Obtain input from the City of Cape Town Catchment Management Department where development is contemplated on or near wetlands. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with the National Water Act 36 of 1998.

Authorisation of the activities in these areas must be in compliance with the City of Cape Town‟s Floodplain Management Policy (currently in draft).

For any development within 100 m of a river or wetland; buffer widths must be confirmed in accordance with the City of Cape Town‟s Floodplain Management Policy, prior to the approval of the activity.

Table 6-4: Aquifers

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Moderately productive aquifers N/A All activities can be considered in this Conservation activities. DWAF‟s Guideline for zone, however the following activities the Assessment, This zone includes may have a significant impact: Conservation related facilities or Planning and moderately productive infrastructure. Management of intergranular, fractured Manufacturing, storage, Groundwater Engineering and utility services and fractured-and- treatment, transportation or Resources in South (excluding waste disposal and WWTW). intergranular aquifers handling of hazardous Africa (2008) substances. and is indicated on Public open space areas with DWAF‟s Groundwater Zone Map H1. appropriate recreation activities. Solid and liquid waste disposal. Resource Directed Measures (2006) WWTWs. Residential development. DEAD&DP‟s Guideline Mining activities. Commercial development. for Involving Establishment of cemeteries. Tourism facilities. Hydrogeologists Specialists in EIA Water abstraction. Light industrial activities. Processes (2005)

Industrial activities. Roads, rail, pipelines and cables.

Agricultural activities. Transmission towers and rooftop base stations.

Sustainable harvesting of natural resources. Planning and Important issues to be considered in these zones include: groundwater contamination and sustainable water abstraction. Environmental EIA and Land Use Requirements Decision Guidelines: Types of activities that may have a significant impact (orange category) must demonstrate that there will be no significant impacts on aquifer water quality. Alternative locations (sites) for such activities must be considered in the EIA process.

Activities abstracting large volumes of water from major aquifers must demonstrate that such abstraction is sustainable.

An EMP must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town‟s specifications for EMPs.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

Aquifer re-charge areas and sole-source aquifers should be protected from potential sources of pollution. Other Compliance Requirements Activities in this zone must be in compliance with the National Water Act 36 of 1998.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 75

Zone Map H1: Hydrological Zone

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 76

6.2.2 ZONE 2: Coastal and Dune Zone Table 6-5: Coastal Protection Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Coastal risk area below the coastal Any activity which will impact on the Tidal pools; embankments; stabilizing Conservation activities. D:EA&DPs Coastal edge coastal environment and natural coastal walls. Zone Policy processes; including: Public open spaces with appropriate low This is the part of the impact recreation activities. Draft Delineation of Bulk infrastructure, including Infrastructure associated with marine the Proposed Coastal coastal protection zone and safety uses (e.g. lifesaving). that lies between the WWTWs and power generation; Essential activities required for the Protection Zone for environmental management of the coastal edge and the Essential engineering and utility the City of Cape sea. The area was Manufacturing, storage, treatment, coastal area. Town: Draft Report transportation or handling of services (outfalls). (2009) determined by the Sustainable harvesting of natural CoCT, using a number hazardous substances; Pedestrian walkways and trails. of parameters, resources. City of Cape Town Any permanent structure with Coastal Development including sea level rise, foundations, including residential storm surge events, Landscaping. Guidance for Cape and tourism uses as well as canals, Town Coastline into biodiversity and other weirs and dams; coastal processes18. It Environmental educational facilities. the Future (2007) is partly indicated on All excavation and mining related Tourism facilities at identified nodes. National Policy for Zone Map H2. activities and infrastructure; Sustainable Coastal Development in South Transmission towers and rooftop Renewable energy. Africa base stations; Draft Coastal Zone Cemeteries; Policy for the Western Agricultural activities; and Cape

Outdoor advertising. City of Cape Town Energy and Climate Any other activity entailing clearance of Change Strategy indigenous vegetation within 100 m of the high water mark. A Climate Change Coastal risk area Strategy and Action above the coastal Any development that will impact on the Any permanent structure with Conservation activities. Plan for the Western edge coastal environment and natural coastal foundations, including residential and Cape, South Africa processes and for which an amendment tourism facilities, for which current rights Public open spaces with appropriate low (2008) This is the part of the of current rights is required. exist. impact recreation activities. coastal protection zone SANPark‟s Table that lies inland of the Essential engineering and utility Essential activities required for the Mountain National coastal edge. The area services. environmental management of the Park Conservation was determined by the coastal area. Development Essential and minimal road, pipelines Framework 2006-2011 CoCT, using a number Sustainable harvesting of natural and cables required for developments in (2008) of parameters, resources. including sea level rise, the area. storm surge events,

18 Refer to the Delineation of the Proposed Coastal Protection Zone for the City of Cape Town: Draft Report 2009

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 77

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management biodiversity and other coastal processes19. It Pedestrian walkways and trails. is indicated on Zone Map H2. Landscaping.

Environmental educational facilities.

Tourism facilities at identified nodes.

Renewable energy. Planning and Important issues to be considered in these zones include: sea level rise, storm events and coastal erosion, vegetation, health and safety issues, access to the coastal zone, Environmental pollution, dunes and sand movement, risk and liability issues. Decision Guidelines: EIA and Land Use Requirements

The coastal urban edge line should guide the determination of the seaward boundary of urban development.

Development inside the Coastal Protection Zone can be considered in developed areas, where existing rights exist. Liability issues regarding such development must be resolved by the City prior to approval.

The Coastal Risk Area outside of the coastal edge should be considered as “no-go” areas for any type of development, excepting at strategic coastal nodes, as identified by the City of Cape Town.

Development of coastal nodes must consider the functioning of the coastal ecological corridor in the EIA and implement measures to retain this functioning.

Appropriate emergency planning must be developed for any development within the coastal protection zone, including flood warnings, evacuation procedures and routes.

An EMP must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town‟s specifications for EMPs. Other Compliance Requirements

Authorisation of the activities in this zone must be in compliance with the National Environmental Management: Integrated Coastal Management Act 24 of 2008.

Authorisation of the activities in this zones must be in compliance with the Draft Delineation of the Proposed Coastal Protection Zone for the City of Cape Town: Draft Report 2009

Table 6-6: Dune Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Sensitive dune fields Activities involving excavation and Pedestrian walkways. Conservation activities. D:EA&DPs Coastal This zone constitutes mining. Zone Policy sensitive dune fields, Landscaping associated with coastal and Public open spaces with appropriate low including embryo, Activities restricting the natural dune management. impact recreation activities. City of Cape Town linear, parabolic, sand movement of sand. Coastal Zone Policy sheet and transverse Essential activities required for the dunes. Locations of Activities which harden the surface and environmental management of the City of Cape Town

19 Refer to the Delineation of the Proposed Coastal Protection Zone for the City of Cape Town: Draft Report 2009

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 78

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management these different dune stabilise the dunes. coastal and dune areas. Coastal Development types are indicated on Guidance for Cape Zone Map H2. Activities which result in high traffic Town Coastline into (pedestrian and vehicular) activity. the Future.

Any other activity entailing clearance of National Policy for indigenous vegetation within 100m of Sustainable Coastal the high water mark. Development in South Africa

Draft Coastal Zone Policy for the Western Cape. Planning and EIA and Land Use Requirements Environmental Decision Guidelines: This should, in principle, be regarded as a “no-go” area and no further development in this zone should be allowed, without a detailed assessment of the impacts on the dune system.

Undesirable activities should not be authorised except under exceptional circumstances and subject to compelling motivation.

An EMP must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town‟s specifications for EMPs. Other Compliance Requirements

Authorisation of the activities in this zones must be in compliance with Draft Integrated Coastal Management Bill, to be promulgated in 2009

Authorisation of the activities in this zones must be in compliance with the Draft Delineation of the Proposed Coastal Protection Zone for the City of Cape Town: Draft Report 2009

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 79

Zone Map H2: Coastal and Dune Zone

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 80

6.2.3 ZONE 3: Conservation and Biodiversity Priority Zone Table 6-7: Conservation and Biodiversity Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Conservation Areas Any land use or activity that will have an Tourism and hospitality facilities. Conservation activities. The Identification and This zone includes impact on the vegetation cover or Prioritisation of a protected and managed ecological functioning of the area, Environmental education facilities. Activities necessary for the Biodiversity Network biodiversity areas (ref including: management of the conservation area/ for the City of Cape Essential engineering and utility City of Cape Town reserve. Town BioNet: Terrestrial Manufacturing, storage, services. treatment, transportation or Hiking trails and walks. City of Cape Town‟s Systematic Institutional activities (museums etc.) handling of hazardous Natural Interface Conservation Plan Re- View points for e.g. bird and whale substances. Study: Veldfire Analysis: Methods and Parking areas and offices (related to watching. Planning Guidelines Result, 2008), including conservation activities). Solid and liquid waste disposal. (2004) the TMNP, which is Transmission towers and rooftop base managed by Industrial activities. SANParks. The zone is stations. DEAD&DP‟s Guideline for Involving indicated on Zone Map Residential and commercial Any other activity entailing clearance of Biodiversity Specialists H3. development. 3 hectares or more of critically in EIA Processes All excavation and mining related endangered indigenous vegetation. (2005) activities. The Fynbos Forum‟s Establishment of cemeteries. Guidelines for Environmental Abattoirs. Assessment in the Western Cape (2005) Agricultural and agri-industrial activities. City of Cape Town BioNet: Terrestrial Outdoor advertising. Systematic Critical Biodiversity Conservation Plan Re- Areas 1 Any land use or activity that will have an Conservation related facilities or Conservation activities Analysis: Methods and impact on the vegetation cover or infrastructure. Results (2008) (Irreplaceable Core ecological functioning of the area, Urban open space areas with appropriate Flora Sites) including: Essential roads, rail, pipelines and low-impact recreation activities. A Climate Change cables. Strategy and Action This zone Manufacturing, storage, Plan for the Western encompasses critical Essential engineering and utility treatment, transportation or Cape, South Africa irreplaceable and services. handling of hazardous (2008) connectivity biodiversity substances. Tourism facilities. sites i.e. Bionet SANPark‟s Table Solid and liquid waste disposal. categories CBA 1a–e Hiking trails and walks. Mountain National (ref City of Cape Town Bulk infrastructure including Park Conservation BioNet: Terrestrial Environmental education facilities. WWTWs and power generation. Development Systematic Framework 2006-2011 Sustainable harvesting of natural Conservation Plan Re- Industrial and agric-industrial (2008) resources. Analysis: Methods and activities. Result, 2008) They are SANPark‟s Table Any other activity entailing clearance of indicated on Zone Map Residential and commercial Mountain National critically endangered indigenous development. Park Fire Management

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management H3. vegetation. Plan (2004) and All excavation and mining related supplement (2007) activities. Agricultural activities (outside the urban edge). Establishment of cemeteries.

Abattoirs.

Outdoor advertising. Critical Biodiversity Areas 2 Any land use or activity that will have an Conservation related facilities or Conservation activities impact on the vegetation cover or infrastructure. (Restorable ecological functioning of the area, Urban open space areas with appropriate Irreplaceable Sites) including: Essential roads, rail, pipelines and low-impact recreation activities. cables. This zone Manufacturing, storage, encompasses the treatment, transportation or Essential engineering and utility important restorable handling of hazardous services. sites biodiversity sites substances. i.e. Bionet category Tourism facilities. Solid and liquid waste disposal. CBA (ref City of Cape Hiking trails and walks. Town BioNet: Bulk infrastructure including Terrestrial Systematic Environmental education facilities. Conservation Plan Re- WWTW and power generation. Sustainable harvesting of natural Analysis: Methods and Industrial and agric-industrial resources. Result, 2008), which activities. are indicated on Zone Any other activity entailing clearance of Map H3. Residential and commercial critically endangered indigenous development. vegetation. All excavation and mining related Agricultural activities (outside the urban activities. edge). Establishment of Cemeteries.

Abattoirs.

Outdoor advertising. Critical Ecological Support Areas Any land use or activity that will change Agricultural activities (outside the urban Conservation and restoration activities. the existing land use and /or harden the edge). These sites may Urban open space areas with surface of the site, including: comprise any habitat Conservation related facilities or appropriate low-impact recreation quality from very low condition to pristine. Manufacturing, storage, infrastructure. activities. They provide essential treatment, transportation or Essential road, rail, pipelines and Pedestrian walkways and trails. ecosystem processes handling of hazardous cables. such as fire and substances. hydrological regime Essential engineering services relating and mammal dispersal Solid and liquid waste disposal. corridor. They are to tourism facilities. indicated on Zone Map Bulk infrastructure including H3. Tourism facilities.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management WWTW and power generation. Transmission towers and rooftop base stations. Higher-density residential development. Sustainable harvesting of natural resources. Industrial activities. Any other activity that is in keeping with Mining related activities. the existing land use. Establishment of Cemeteries.

Abattoirs.

Other Natural Vegetation Manufacturing, storage, treatment, Conservation related facilities or Conservation activities. This zone transportation or handling of hazardous infrastructure. Urban open space areas with encompasses other substances. Essential road, rail, pipelines and appropriate low-impact recreation natural vegetation sites Industrial activities. cables. activities. that do not fall into the

categories discussed Mining related activities. Essential engineering services relating above. They are to tourism facilities. indicated on Zone Map H3. Pedestrian walkways and trails

Tourism facilities.

Institutional activities.

Residential and commercial development.

Agricultural activities.

Transmission towers and rooftop base stations.

Establishment of cemeteries.

Sustainable harvesting of natural resources.

Any other activity entailing clearance of critically endangered indigenous vegetation. Planning and Important issues to be considered in these zones include: vegetation, connectivity and access, fire control and land management issues, pollution, invasive alien vegetation Environmental and faunal species. Decision Guidelines: EIA and Land Use Requirements

Areas of high biodiversity importance outside the urban edge should be regarded as “no-go” areas for development.

New development inside of the urban edge that conflicts with areas of high biodiversity importance should only be considered under exceptional circumstances, subject to compelling motivation and in consultation with the City of Cape Town‟s Biodiversity Management Branch.

Specialist botanical input must be obtained for proposed new development inside the urban edge that conflict with areas of high biodiversity importance.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

An EMP must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town‟s specifications for EMPs.

Formalised reserves and sites should be regarded as “no-go” areas and no further development of any kind in these areas should be allowed without a detailed assessment of the impacts.

A variety of different types of critical vegetation are included within the CBA 1 zone. For planning purposes, reference must be made to a detailed biodiversity map and consultation with the Biodiversity Branch must take place. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with the National Environmental Management Protected Areas Act 57 of 2003.

Authorisation of the activities in these zones must be in compliance with the National Environmental Management Act 107 of 1998. Best Practice

Where possible, all infrastructure, services and structures should be located outside of patches of vegetation that have been identified as Critical Biodiversity Areas.

Identify opportunities to permit low impact sustainable development which contributes to a net increase in the protection of biodiversity and the establishment of functional biodiversity nodes and corridors.

Opportunities for sustainable, low impact community utilisation of biodiversity resources should be identified.

Note that unless the Biodiversity Network is secured elsewhere, other natural vegetation areas may become important if required as biodiversity offsets.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 84

Zone Map H3: Conservation and Biodiversity Zone

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 85

6.2.4 ZONE 4: Cultural and Recreational Resources Zone Table 6-8: Cultural and Heritage Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes20 significant impact significant impact guideline documents for environmental management Table Mountain National Park Comply with the SANParks‟ Table Mountain National Park Conservation Development Framework. D:EA&DP‟s Guideline The park contains for Involving Heritage (UNESCO natural) Specialists in EIA heritage and Processes (2005) archaeological sites. It D:EAD&DP‟s is shown on Zone Map Guideline for Involving H4. Visual Specialists in Constantia Winelands EIA Processes (2005) Cultural Landscape Mining related activities and Institutional facilities. Agricultural activities, especially This is characterised by infrastructure. vineyards, excluding abattoirs and Agri-tourism. D:EA&DP‟s EIA a sparse distribution of feedlots (in cultural landscape). Industrial activities. Guideline Series: old farm homesteads. It Tourism and hospitality facilities. Residential units as permitted in terms Guideline for the is indicated on Zone Sub-division and densification. of the applicable zoning scheme and Management of Map H4. Hiking and horse trails. agricultural legislation. Development on High density residential or Mountains, Hills and commercial. Transmission towers and base stations. Ridges of the Western Cape (2002) Any alterations, additions or new Establishment of cemeteries. structures unsympathetic to protected City Of Cape Town buildings or the general character of Scenic Routes area. Management Plan Urban Conservation / Heritage areas Any alterations, additions or new Dependent on specific area. Suitable Residential and commercial activities City Of Cape Town This zone includes structures unsympathetic to protected activities should be congruent and that are in keeping with the character of Heritage Resources buildings or the general character of sympathetic to landscape / townscape. the area. existing and proposed Strategy urban conservation / area. Transmission towers and base stations. Sub-division and densification that is not heritage areas. It is Any alteration or demolition without materially changing the character of the SANPark‟s Table shown in Zone Map H4. the necessary permits. Institutional facilities (education, area. Mountain National museums). Park Conservation Mining related activities and Engineering and utility services. Development infrastructure. Tourism and hospitality facilities. Framework 2006-2011 Essential road, rail, pipelines and (2008) cables.

Restoration and conservation of historical buildings and infrastructure.

Public open space. Forced Removal Sites This includes areas that Any development prior to Creation of spaces or structures serving Public open space. became vacant after consultation with groups that were as memorials of the forced removals at communities were affected by the forced removals. the sites.

20 Please note that cultural landscapes, potential archeological areas and other heritage areas have been mapped based on the best available data and have not been refined, peer-reviewed or ground-truthed.

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes20 significant impact significant impact guideline documents for environmental management forcibly removed in terms of the Group Residential development. Areas Act. They are not yet mapped. Potential archaeological sites All excavation and mining related Essential engineering services and Conservation activities. This zone includes activities and infrastructure. infrastructure. Public open space. areas of archaeological Off-road vehicle trails. Tourism and hospitality facilities. and palaeontological Viewing sites. value. It is indicated on Any development outside the urban Institutional and educational facilities. Zone Map H4. edge. Special coastal node development.

Sustainable harvesting of natural resources.

Bulk infrastructure and energy generation (including renewable energy). Scenic Routes Activities which compromise or Dependent on section of road. Suitable N/A Chapman‟s Peak Drive, restrict views. activities should be congruent and Ou Kaapse Weg, Boyes sympathetic to landscape / townscape. Drive, coastal ring road Activities inconsistent with the on South Peninsula. landscape / townscape. These are indicated on Zone Map H4. Outdoor advertising. Planning and Important issues in these zones include: archaeological, heritage, visual and architectural/landscaping issues. Environmental EIA and Land Use Requirements Decision Guidelines: Scenic routes should be protected. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with the requirements in the National Heritage Resources Act 25 of 1999. Best Practice

A full Heritage Impact Assessment is recommended for proposed development in any of the above areas.

Table 6-9: Public Open Spaces

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Structuring Open Spaces Waste disposal activities (including * Limited commercial activities. Conservation related facilities or City of Cape Town‟s WWTW). infrastructure. CMOSS Strategy This zone includes Institutional activities (museums, churches structuring public open Mining activities. etc.). Public open space areas with appropriate spaces (which are recreation activities. significant at a district Industrial activities. Tourism facilities. Essential engineering services relating to

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management scale and play a role in outfall sewers and storm water systems. structuring the area) Residential development. Establishment of cemeteries. and is indicated on Road, rail, pipeline and cable crossings Sustainable harvesting of natural Zone Map H4. and bridges. resources. Landscaping. Transmission towers and rooftop base stations.

Outdoor advertising.

Small-scale urban agricultural activities. Planning and Important issues in these zones include: health and safety issues, access, heritage and visual issues, stormwater and biodiversity management. Environmental EIA and Land Use Requirements Decision Guidelines: Avoid development outside of the urban edge.

*The only commercial activities to be considered include small cafes, kiosks and restaurants where appropriate.

Undesirable activities should not be authorised except under exceptional circumstances and subject to compelling motivation.

Local communities must be consulted in the removal or redevelopment of public open spaces. Other Compliance Requirements

Illegal dumping and pollution should be strictly monitored within these areas.

Authorisation of the activities in these zones must be in compliance with the City of Cape Town Outdoor Advertising and Signage By-Law, 2001.

Authorisation of the activities in these zones must be in compliance with the City of Cape Town By-Law Related to Streets, Public Places and the Prevention of Nuisances, 2004 Best Practice

All development adjacent to open spaces should be orientated towards the open space to encourage the use and passive surveillance of these areas.

Safety and security should be considered in the upgrading, landscaping or development of public open spaces.

Where feasible, opportunities for low impact sustainable use of open spaces, by local communities, should be considered (e.g. small scale urban agriculture).

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Zone Map H4: Cultural and Recreational Resources Zone

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 89

6.2.5 ZONE 5: Natural Economic Resources Zone Table 6-10: High Potential Agricultural Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management High potential and unique agricultural Residential and commercial Dams and weirs. Agriculture (excluding abattoirs and National Policy on the land development. feedlots). Protection of High Water abstraction. Potential and Unique This encompasses Manufacturing, storage, treatment, Horticultural activities. Agricultural Land Road, rail, pipelines and cables. areas that are deemed transportation or handling of (2006) hazardous substances. Handling and storage of agricultural worthy of statutory or Engineering and utility services and product. Strategic Plan for long-term protection. infrastructure. Industrial activities. South African They are indicated on Hiking trails and paths. 21 Agriculture (2001) Zone Map H5. Activities that can pollute water or soil Agri-tourism (including farm shops/stalls). Residential units (as allowed in zoning resources (which are required for Land Redistribution agricultural activities). schemes). Animal care facilities. Policy for Agricultural Development Other non-agricultural land use Sustainable harvesting of natural (except those permitted in zoning resources. DEAD&DP‟s Guideline schemes). for Involving Transmission towers and rooftop base Economists in EIA Mining activities. stations. Processes (2005)

Riding stables. Urban Agricultural Agricultural land of Policy for the City of significant value Residential and commercial Dams and weirs. Agriculture (excluding abattoirs and Cape Town (2007) development. feedlots). These areas have Water abstraction. significant value given Manufacturing, storage, treatment, Horticultural activities. their existing or transportation or handling of Road, rail, pipelines and cables. hazardous substances. Handling and storage of agricultural potential and emerging Engineering and utility services and use. They are indicated product. Industrial activities. infrastructure. on Zone Map H5. Hiking trails and paths. Activities that can pollute water or soil Agri-tourism (including farm resources (which are required for shops/stalls). Residential units (as allowed in zoning agricultural activities). schemes). Institutional activities (e.g. agricultural Other non-agricultural land use schools). (except those permitted in zoning Animal care facilities. schemes). Sustainable harvesting of natural Mining activities. resources.

Transmission towers and rooftop base stations.

Riding stables.

21 The areas were assessed in terms of a broad range of informants, including agricultural potential and economic, land use, landscape and environmental significance (CoCT, 2008a).

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 90

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

Retail and commercial activity related to marketing of the area‟s produce. Smallholdings and agricultural areas Urban development. Dams and weirs. Agriculture (excluding abattoirs and feedlots). This constitutes areas Industrial activities. Water abstraction. currently being used for Agri-tourism (including farm shops/ agricultural purposes, Storage of hazardous substances. Road, rail, pipelines and cables. stalls). regardless of soil Activities that can pollute water and Agri-industrial activities. Animal care facilities. potential. They are soil resources (which are required for indicated on Zone Map agricultural activities). Residential and institutional facilities for Engineering and utility services and H5. rural community. infrastructure.

Retail and commercial activity for the Hiking trails and paths. rural community. Residential units (as allowed in zoning Cellars and storage facilities. scheme).

Offices for agricultural related activities. Conservation activities.

Tourism and hospitality related facilities. Riding Stables.

Sustainable harvesting of natural resources.

Transmission towers and rooftop base stations.

*Mining activities Planning and Important issues in these zones include: soil potential, water pollution, biodiversity, economic and social issues, slope, heritage and visual issues Environmental EIA and Land Use Requirements Decision Guidelines: *Limited residential development as per the zoning rights for agricultural land can be allowed.

Development outside the urban edge into areas of high agricultural value and high agricultural significance should not be authorised.

Development outside the urban edge into small holding areas should only be considered under exceptional circumstances and subject to compelling motivation.

Rural development outside of the urban edge should not exceed densities of 1 dwelling unit per 10 ha (PSDF, 2005) and sub-division should be discouraged. In some areas, a lower density may be appropriate.

*In some areas where smallholdings and mineral resource areas overlap, applications to mine should be considered on their merits and in consultation with the Department of Agriculture.

Fix development limit on mountain slope to protect visual amenity and establish agri-conservation interface. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with Care of Agricultural Activities Act 43 of 1983. Authorisation of the activities in these zones must be in compliance with Subdivision of Agricultural Land Act 70 of 1970.

Authorisation of the activities in these zones should be in compliance with the Draft Sustainable Utilisation of Agricultural Resources Bill, 2003. Best Practice

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Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management

Encourage urban agricultural activities were feasible.

Table 6-11: Mineral Resource Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Priority Mineral Resource areas Mining activities extending below the Urban and infrastructure development Post mining and rehabilitation land The Mineral water table. prior to mineral extraction. uses. Resources Structure These are areas that Plan 2002. have been identified in Mining activities that do not Mining activities which have the relevant the Mining Structure effectively implement the required approved environmental procedures and documents. Plan (2002) as high EMP and rehabilitation plans. priority mineral deposits. They are Related infrastructure and facilities. indicated on Zone Map H5.

Planning and Important issues in these zones include: water pollution, biodiversity, economic, health and safety issues, access, noise, odour and visual issues Environmental EIA and Land Use Requirements Decision Guidelines: Extraction of mineral resources should be considered prior to the authorisation of urban or other development on mineral resources.

Mining activities should not be authorised without the required EMPs and rehabilitation plans.

Mining companies must commit sufficient financial resources to rehabilitation, prior to approval.

Where high priority mineral resources conflict with areas of biodiversity importance, specialist input from the Biodiversity Management Branch is to be obtained, prior to the authorisation of mining activities.

Where high priority mineral resources conflict with areas of archaeological and heritage importance, an assessment of these impacts must be undertaken and appropriate mitigation measures approved by Heritage Western Cape, prior to authorisation.

Where high priority mineral resources conflict with areas of high agricultural potential, input must be obtained from the Department of Agriculture, prior to authorisation.

Sand mining can be considered in areas of high potential agricultural soil provided sufficient measures are implemented to stock-pile and return top-soil. In addition, the depth of mining should not exceed a minimum level above the water table (±500mm).

Sand mining of dunes can only be considered outside of the Coastal Protection Zone, and subject to specialist input and the implementation of appropriate mitigation measures.

Mineral resource close to visually sensitive areas, scenic routes and residential areas must consider the visual, health and safety impacts and adequate mitigation measures must be determined, prior to approval. Other Compliance Requirements

Authorisation of the activities in these zones must be in compliance with the Mineral and Petroleum Resources Development Act 28 of 2002 and the Land Use Planning Ordinance (LUPO).

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Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 93

Zone Map H5: Economic Resources Zone

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6.2.6 ZONE 6: Urban Uses and Utilities Zone Table 6-12: Industrial and Commercial Areas

Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Industrial areas Any upgrades or additional industrial Heavy (Scheduled) industrial activities. Light industrial. A Guide to Reporting This includes areas activities which exceed air emission and Estimating currently zoned for Incinerators. Commercial. Emissions for the industrial use. They are standards or will contribute to ambient Integrated Pollutant and indicated on Zone Map pollution exceedences. Major roads. Infill development. Waste Information H6. System (IPWIS) 2005. Air fields. Engineering and utility services and City of Cape Town‟s Air infrastructure. Pollution Control By- Law (2001). Sub-stations and electrical infrastructure. Air Quality Management Plan for the City of Commercial areas Heavy (scheduled) industrial activity. Light industrial Commercial. Cape Town (Sept, This includes areas 2005). currently zoned for Incinerators. Infill development. commercial use. They are indicated on Zone Major roads. Engineering and utility services and Map H6. infrastructure. Air fields. Sub-stations and electrical infrastructure. Planning and Important issues to be considered in these zones include air and stormwater pollution, health and safety issues, noise, odour and visual issues. Environmental EIA and Land Use Requirements Decision Guidelines: Where proposed new industrial areas are surrounded by dense residential development, consideration has to be given to the social, health and safety impacts of proposed industries.

Freshwater and/or groundwater specialist input must be obtained, and appropriate mitigation measures implemented, for industrial activities proposed on highly productive aquifers or close to river and wetland buffers.

An EMP must be drawn up and implemented for all activities approved in these zones, in accordance with the City of Cape Town‟s specifications for EMPs. Other Compliance Requirements

Any industrial activities must ensure storm water quality and any other effluent discharged into rivers is monitored and adheres to quality standards.

Industrial activities must comply with the relevant air pollution guidelines, including the City of Cape Town‟s Air Pollution Control By-Law (2001).

Authorisation of the activities in these zones must be in compliance with the National Environmental Management Air Quality Act 39 of 2004.

No activity or use which includes the on-site storage of hazardous substances shall be permitted unless a risk management and prevention plan has been submitted and Council has given approval thereto (Draft Integrated Zoning Scheme Nov 2007).

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 95

Table 6-13: Infrastructure and Utilities Servitudes Environmental Undesirable types of activities Types of activities that may have a Types of activities that may not have a Relevant policy and attributes significant impact significant impact guideline documents for environmental management Infrastructure Servitudes Permanent structures and buildings Roads and rail. Conservation activities. other than those related to service This includes power Transmission towers and rooftop base Public open space. provision. cables and stations. underground pipelines Landscaping. and infrastructure and is Agricultural activities (including urban indicated, where agriculture). Stormwater management. possible, on Zone Map H6. Pipelines and cables.

Engineering and utility services and infrastructure.

Power generation activities and power lines.

Pedestrian walkways.

Sub-stations Planning and Important issues to be considered in these zones include health and safety issues, vegetation, pollution and visual issues. Environmental EIA and Land Use Requirements Decision Guidelines: No permanent activities or structures should be approved within servitudes, except for the designated infrastructure and bulk services activities and structures. Other Compliance Requirements

Municipal by-laws and regulations regarding engineering services and infrastructure must be adhered to. Best Practice

Servitudes can potentially be used for public open spaces, urban agriculture etc. subject to the relevant planning approvals.

Where feasible, electrical power lines should be placed underground.

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Zone Map H6: Urban Uses and Utilities Zone

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6.3 New Development Areas

This district has generally well defined areas considered to be either hazardous (e.g. flood risk) or inappropriate (environmental or heritage) for development. Of the remaining area considered appropriate for development, most large sites have already been developed. There are therefore limited urban infill opportunities overall, and in particular few opportunities for large greenfields „economies of scale‟ developments. Not only are these sites few in number and small in size, but most are located within low density high income areas. This has implications for development options, the development process, and residential integration.

This suggests that a different development paradigm to that which has occurred to date is required to more effectively realise the development of the many small pockets of underutilised and vacant land in the district, and meet the vision for the district and address some of its key priority focus areas. The following outline some broad principles that would align with meeting these objectives and provide guidance for the development of potentially developable sites in the district:

the development of vacant sites should generally be at higher density than that of existing surrounding developed areas. This should, however, be site specific and appropriate to the locational opportunities and constraints. High density development would generally be more acceptable and appropriate in already higher density areas.

The density of development should generally correspond with areas more proximate to work, health, educational and recreational opportunities, and to public transport.

Where appropriate the imperative for greater socio-economic integration should be pursued. With respect to this district this means realising creative and smart development opportunities which enable lower income households access into established, accessible, high opportunity areas.

A general principal of pursuing residential „socio-economic gradient‟ is proposed. This principle acknowledges that people of different levels of income and social kinship ties can live far closer to one another than is the case in most urban settlements in South Africa, but that care should be taken to ensure that there are small differences rather than large jumps between different sectors of a community abutting one another. Hence the concept of „gradient‟.

The following is an identification of the larger (>5ha) new development area opportunities in the district:

6.3.1 Hout Bay

1) Imizamo Yethu

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities City Parks Owner: city owned land relatively steep slope Depot, City of Cape inside urban edge Imizamo Yethu has grown both massively Imizamo Town Site adjacent to / within the existing and in a poorly managed manner in recent Yethu: Zoning: Local formal Imizamo Yethu years. This has led to infrastructural and Size ha Authority zoned local authority social problems and intra- and inter- relatively large site community conflict subject of protracted land settlement process

Medium to high density general residential development is proposed on a majority portion of the City Parks Depot area. In addition, mixed use development as well as a taxi terminus is proposed along the interface with Hout Bay Main Road, and community facilities such as a primary school, clinic and multi- purpose community hall and playing field are proposed immediately behind this. Detailed planning to this end is currently underway as part of a separate planning process. As part of this, redevelopment of the interfaces of Imizamo Yethu and the Hughendon Estate and Penzance Estate is proposed to include formal single residential backed by general residential development.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 98

YMCA - Hout Owner: YMC inside urban edge Privately owned Bay: (used to site adjacent to Imizamo Yethu Steep slope Erf 33-2843 belong to City already partially developed Significant visual and environmental impacts Size 7.3ha but was likely donated to YMCA Zoning: Local Authority

2) Linden Farm & Borge site

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Land above Owner: inside urban edge privately owned Linden Farm: Constantia steep slope Erf 33-1630 Nek Estate Significant visual and environmental impacts Size 3.9ha Development likely (incl. on a scenic route) Company poor access onto site (PTY) LTD far from opportunities / services on scenic route Borge Luis Owner: part of site inside urban edge part (approx. 50%) outside urban edge Rodrigues: Private privately owned Erf 33-9167 Zoning: steep slope Size 6.9ha Significant visual and environmental impacts likely (incl. on a scenic route) poor access onto site far from opportunities / services It is proposed that this area, comprising those portions of the Linden Farm and Borge sites that are within the urban edge, be developed for low density residential use.

6.3.2 Southern Suburbs

3) Fernwood

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Fernwood Owner: RSA Publicly owned Subject of a land claim (Parcel of Zoning: Relatively large site Environmental issues re- trees and heritage land below Single Only partially utilized potentially very expensive real estate (re- Kirstnbosch): Residential Relatively flat area market value) Erf 40922 Highly accessible site Size 12.6ha

Low and medium density housing is proposed for this site. However, it is likely that significant environmental and heritage issues on the site will preclude a significant portion from being developed. The site is also the subject of a land claim, so the ability for it to absorb any additional housing will have to be investigated. The site‟s location and significant tree cover means development on it should be well screened and of relatively low impact.

4) Riding School

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities SA Riding Owner: RSA Publicly owned Existing riding school facilities School for Zoning: Zoned Government (educational?) relatively far from opportunities / services the disabled: Government Relatively flat land Erf 16-142 Size 8.9ha

This site is largely under-utilised and would be appropriate for some housing development infill. Given its location and the surrounding urban area it is proposed that the housing is low density in nature, although it should be at a higher density than the surrounding area. Consideration will have to be given to the future of the SA Riding School for the disabled. It would be possible for it to remain located on

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 99 this site, but this activity would arguably be better located along the urban fringe rather than within the existing urban area.

5) Constantia waste Site

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Constantia Owner: highly accessible location solid waste transfer station on part of site Waste Site, Regional City owned land restitution claim on part of site erf 16-4724 Services close to opportunities relatively small site Size 6.5ha Council flat developable site Zoning: Local Authority

The Constantia Waste site is situated in a highly accessible location in regard to high mobility / car access given its proximity to the M3 and future access to the R300 (once extended across the Philippi Horticultural Area) via Kendal Road. This presents a number of development opportunities, including housing and some mixed use development. In fact its location suggests an almost iconic type development (that signals a counterpose development position for Constantia) could be appropriate for the site. However, there is an existing solid waste transfer station on the southern-most part of the site, which is unlikely to be relocated unless an at least as satisfactory alternative site is identified. The site is also the subject of a restitution claim, so the ability for it to absorb any additional housing will have to be investigated. Within these constraints medium to high density housing with some limited mixed use development is proposed for this site. Strong consideration will need to be given to the interfaces with the surrounding streets and particularly with the solid waste transfer station should it remain in this location.

6) Kendal Road Depot

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Kendal Road Owner: City highly accessible location not all of site developable as existing depot depot: of Cape City owned land on site Erven 16- Town flat developable site 5785, CA Zoning: 1092, 16- Community 5786, 16- Facility 5797 Size 6.7ha

The Kendal Road Depot includes similar location characteristics to the Constantia Waste site, although the site is more deeply embedded into the surrounding urban area. It is therefore proposed that the site is a medium density housing infill area. Any development will have to occur on the basis of what the future outcome for the existing depot is.

7) The Vines

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities

The Vines Owner: RSA flat land Erven 16- Zoning: well located relative to opportunities 1783, 16- Community (jobs & services) 1742 Facilities Publicly owned Size 8.5ha

Medium density housing infill is proposed for this site. The site is relatively well located, however it is deeply embedded into the surrounding urban (residential) area, and also does not front onto any significant road. Any development will need to integrate suitably into the surrounding urban area, thus particular attention will be required to create positive edge interfaces onto Long Street, Weltevreden Drive and Old Kendal Road.

8) Flintdale Estate

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 100

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Princess Vlei Owner: highly accessible location Road, PGWC close to opportunities: site bordered „Tramways‟ Zoning: on 2 sides by a station and by site,Southfiel commercial development d: public ownership Erven flat site 145980, 110629 Size 5.6ha

A range of development options are proposed for this site. The site is already well located in relation to opportunities and access to public transport, and will potentially be more so when the R300 extension across the Philippi Horticultural Area is constructed and linked through De Waal Road to Main Road and Kendal Road and the M3. Predominant future land uses on the site should include mixed use development, along De Waal Road, and high density housing development. As a result careful attention would need to be given to the interfaces with existing abutting residential development along Princessvlei Road and Groenewald Street, and also with the sports grounds to its north and appropriate pedestrian linkage to the Southfield railway station.

9) Firgrove

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Porter Estate: Owner: PWD Public ownership far from opportunities / services, including Erf 16-3035 Zoning: Flat land public transport Size 9.5ha Educational Relatively large site Zoned educational

It is proposed that this site be developed for a mix of medium and lower density housing. Although the site is bordered by a scenic route (Spaansgemacht River Road), and is adjacent to the Constantia Winelands, the flatness of the site will permit a relatively low visual impact if it is appropriately developed. Development should create a positive interface with the roads and integrate with surrounding areas by being of low density around all edges and „fronting‟ onto the roads. Appropriate landscaping interventions should also form a key part of the development of the site.

10) Sweet Valley

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Sweet Valley: Owner: Public ownership far from opportunities / services Soetvlei PGWC Zoned government (educational?) potentially developable area part of a larger Road Zoning: Flat land (11,3ha) school site Erf 16-3331 Size 4.7ha

It is proposed that this (4.7ha) portion of erf 3331 be developed for a mix of medium and lower density housing. Care will have to be taken to integrate the proposed development into the surrounding area of high income housing to the north, a school to the north-east and east, and natural area (the Keysers River riverine area to the south-west). All the development edges should preferably be low density housing, and in the case of the nrth-east and south-west boundary, „fronting‟ on to the school and Soetvlei Road. And appropriate landscaping interventions should also form a key part of the development of the site.

11) Dreyersdal Farm

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Dreyersdal Owner: well located – close to amenities, Private ownership Farm: Private services & job opportunities Significant part of the site not developable as Erven: Zoning: Relatively flat land in flood zone and/or of cultural heritage 1133-0 & 16- Agricultural A largely non-functioning significance 4116 agricultural remnant Relatively high visual impact developable Size ha area Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 101

This farm, although now not an agriculturally productive entity, has considerable significance as a cultural heritage landscape (primarily in relation to the vlei), but arguably more importantly, its ability to form a significant component of the mountain to sea riverine linkage, and also green open space linkage eastwards to Princessvlei the Cape Flats areas beyond. Any development of the site should seek to enhance this linkage capacity through to at least the Main Road including, very importantly, public access. It is proposed that the southern bank of this farm be developed as a medium density housing infill area. This could even possibly include high density housing in an appropriate south-east part of this developable area. The development interface with the riverine corridor should be of appropriate orientation scale and form, and should ideally include a public access roadway as part of the riverine public access corridor. Although not part of the farm, the open undeveloped areas north of and adjacent to the farm (including erf ) should also be considered for medium density residential development. In both cases visual impact from the M3 scenic route and also the nature of public access, landscaping and the urban interface will require detailed investigation.

12) Eighth Avenue

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Eighth Owner: City accessible location Avenue, of Cape City owned land Retreat: Town close to opportunities Erf 81710 Zoning: flat developable site Size 8.2ha POS(?)

Medium density housing infill is proposed for this site. The site is relatively well located, however it does not front onto any significant road. Possible redevelopment of the properties immediately north of it which abut Retreat Main Road may release greater integrated development opportunities for the site. Any development will need to integrate suitably into the surrounding urban area, thus particular attention will be required to create a positive edge interface.

13) Flora Road site

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Flora Road, Owner: highly accessible location subject of a land restitution claim Retreat: PGWC close to opportunities informal settlement on part of the site Erf 84603 Zoning: flat site land within the identified coastal flood risk Size 18ha undetermined public ownership area

Within the context of the Southern District this is a large undeveloped site which is very well located in terms of access to work opportunities and public transport in particular. It therefore has the potential to provide significant new housing opportunities in the district. However, as it is not located on a route of significance this is proposed as primarily a housing infill site with a mix of medium and high density housing options. Any development will need to integrate suitably into the surrounding urban area, thus particular attention will be required to create a positive edge interface. Another key consideration for this site is consideration of its location within the identified coastal flood risk area and how to plan and develop accordingly.

14) Sheraton site

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Sheraton Owner: City flat land land within the identified coastal flood risk Site: of Cape Close to public transport area Erf 00- Town Close to job opportunities 123335 Zoning: City owned Size 6.9ha Single Zoned single residential Residential

It is proposed that this site be developed for a mix of medium and high density housing. This site is currently the subject of an application by the City of Cape Town. Notwithstanding this, the potential for

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 102 mixed use development, local community facilities, and urban civic upgrade should ideally be accommodated in the vicinity of the station (i.e. along the western edge of the site and along the western end of the interface with Military Road. Development should also create a positive interface by fronting onto Military Road and Steenberg Station. Although the development application process is now at an advanced stage, a consideration for this site, in as much as it is not yet developed, is its location within the identified coastal flood risk area.

6.3.3 Far South

15) Noordhoek Kaolin Mine

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Noordhoek Owner: inside the urban edge dense development out of keeping with rural Kaolin Mine: Private relatively flat developable site character of area (landscape heritage issue) Erf: 1387-5 Zoning: privately owned Size 26.9ha far from facilities potentially high visual impact of development

This area is generally far from services and amenities, and particularly public transport. It is also located in an existing area of low density development, which is supported by the structure plan designation and by the title deed restrictions(?). Finally, it is a site of relatively high visual impact in the context of the cultural landscape of this part of the Noordhoek Valley, and also its proximity to the Chapmans Peak scenic route. It is therefore proposed that low income residential development on only a part of this site should be supported, whilst a significant portion should ideally support tourism related activities, including perhaps most appropriately vineyards and a winery.

16) Silvermine Road

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Silvermine Owner: relatively accessible location dense development out of keeping with rural Road, Private relatively flat developable site character of area (landscape heritage issue) Noordhoek: Zoning: Rural privately owned Erven CA far from facilities 933-120, CA potentially high visual impact of development 931-18, CA 931-1, CA 934-76, CA 934-68 Size 15ha

This area is generally far from services and amenities, and particularly public transport. It is also located in an existing area of low density development, which is supported by the structure plan designation and by the title deed restrictions(?). Finally, it is a site of relatively high visual impact in the context of the cultural landscape of this part of the Noordhoek Valley, and also its proximity to the Chapmans Peak scenic route. It is therefore proposed that low density residential development on this site should be supported.

17) Solele area

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities

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Kommetjie Owner: accessible location Private ownership Road, Private relatively close to opportunities Potentially high (real estate) value Sunnydale Zoning: Rural relatively flat developable site high visual impact of development (Solele): close to Masiphumelelo Erven CA 951-25, CA 951-39, CA 1407-2, CA 1407-0-1 Size 26ha

A combination of development options are proposed for these sites. Mixed use development should be encouraged on the land abutting Kommetjie Road, with medium density housing behind (to the south of) this up the lower slopes, and low density housing on the steeper slopes adjacent to the urban edge.

18) Imhoffs Gift site

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Imhoffs Gift Owner: relatively flat developable site relatively far from work and amenity Erf 948-32 Private close to public transport opportunities Size: Zoning: Rural strategically located undeveloped land linking the north and southern parts of the Peninsula Mountain Chain and TMNP

This undeveloped area forms a very important last remaining natural link between the north and southern parts of the Peninsula and also TMNP. Whilst a small portion of this area has been purchased by the TMNP to form a part of the „Protea Ridge corridor‟ linkage, this represents an absolute minimum (with the southern portion of the corridor still to be formally secured) and ideally should be significantly wider. It is therefore proposed that the eastern boundary of the natural corridor link should align with (and form an extension from) the western boundary of Ocean View (i.e. Slangkop Road). The area to the east of this alignment should include a mix of development options, including limited mixed use development around the existing Imhoffs Gift Village, low density housing along the northern boundary with the vlei, and medium density housing between the two.

19) Jupiter Avenue

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Jupiter Ave, Owner: Public ownership flat but (geo-technically) difficult to develop Ocean View: PGWC flat developable site site Erven 1217, Zoning: relatively far from opportunities (jobs & 1218 POS(?) facilities / services) Size 8ha

This site is proposed for medium density housing. Of vital importance will be the development of an appropriate interface with the natural area along the urban edge. This edge area of Ocean View is highly susceptible to the dangers of run-away veldfires fanned by the strong summer south-easterly winds, so critically important will be a built urban edge that conforms with the Veldfire Related Planning Guidelines. This should ideally include a roadway as the edge, and also lower density housing, and strictly no informal housing settlement. The creation of a positive edge interface is also important so the built edge should not include houses facing away from the natural area with solid walls, but rather development looking onto the natural area and with permeable fencing.

20) Dido Valley

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 104

Da Gama Owner: fairly significant amount of undeveloped land already part of a planning Road, Dido PGWC potentially developable land & development process (re- Red Hill) Valley Zoning: site located in an area of few future significant land steep slope & / or Erven 4614, Underdetermi infill development opportunities environmentally sensitive 4615, 4617, ned Use Public ownership land generally far from job & service 4621, 4626 opportunities Simonstown title deed list restrictive conditions Size: 31ha

This area is currently the subject of a development application by the City of Cape Town in terms of the land Use Planning Ordinance (1985). It includes a proposal for primarily a mix of general and single residential development, totalling almost 1 000 units, on those portions of the area that are least environmentally sensitive. This application is supported as a means to introduce significant new residential development into the area and address other temporary housing problem areas, and the housing waiting list, in this area.

6.3.4 Smaller Development Areas

There are also many smaller (<5ha) potential new development areas additional to those identified above. In the context of very limited new development areas in this district relative to other districts, smaller potential new development areas take on greater relative significance. This document does not identify these comprehensively or address them in detail (by making recommendations). However, they include, but are not limited to, the following: Claremont Bowling Club Claremont Station east (east of railway line) Moquet Farm (cnr Kendal & main Roads) Hangberg erf 3477 Cnr Wireless & Kommetjie Roads Southern extent of Kenilworth racecourse site (?) 3 Arts To be completed

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Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 106

6.4 Urban Restructuring and Major Upgrading

Urban restructuring and major upgrading deals with changes that need to occur within the existing footprint to reinforce the SDF spatial strategies and objectives and conceptual spatial framework. In addressing this, a range of restructuring interventions are proposed which relate to: Identifying publicly led interventions in altering the nature of the built and unbuilt environment. Identifying areas where changes in land use or intensity of land use should occur;

The following (and inclusive of the accompanying plans) identify proposed and desirable planning related actions required. Cognisance must be given, however, to the what the scope of this plan includes, namely a 10 year time-frame, but that many of these proposed actions will not realistically be expected to occur in this period. Furthermore, this plan is cognisant of budgetry constraints, and that therefore strong consideration has to be given to prioritisation and, associated with this, alignment between departments on this prioritisation, as well as capital expenditure and subsequent operations management.

6.4.1 Open space system

Establishing and implementing the Cape Metropolitan Open Space System (CMOSS) across the district is the key objective. Open space upgrading, enhancement and development (associated with the natural environment and higher order sports and recreation facilities) is important to achieving this sustainably and equitably across this district. In this regard, several interventions relating to the open space system are proposed. a) Improving riverine systems and waterbodies

River system functionality: Attention needs to be given to improving riverine systems to ensure that the lower reaches function hydrologically and environmentally as well as do the upper reaches currently. This includes providing further detention pond facilities along their lengths, de-canalising and introducing natural vegetation filtering where possible, and introducing more restrictive future re-development building line setbacks. It also includes ensuring that redevelopments and new developments maximise their on-site water infiltration permeability and minimise run-off. River system social quality: opportunities should be facilitated or supported at appropriate points for publicly orientated commercial activities to take advantage of the amenity value of rivers, streams or waterbodies. These opportunities should only be supported where the greater public good is enhanced. These opportunities should also not compromise the hydrological functionality of these riverine systems and waterbodies, and biodiversity sustainability and linkage should be minimised. Furthermore, these points should be aligned with existing or planned commercial activity areas, which are usually high access areas such as intersections with Main Road. Examples of should include the Liesbeeck River through Rondebosch, and the Keysers River through the Tokai CBD area.

Open space improvements, such as pedestrian pathways and low impact recreation facilities like playground facilities, should also be promoted to maximise linear linkage and public utilisation. Existing canals should be re-engineered as far as possible to improve public benefit. This includes mini-weirs and linear footpath access where the canal profile cannot be fundamentally altered. Where possible, however, canal profiles can be re-engineered to increase their environmental sustainability (through using mini-canals supplemented by graded natural banks and / or imposing more restrictive future re-development building line setbacks) whilst also accommodating footpaths with benches, tree-planting etc. An identified key linkage requirement is that of east-west connectivity, and providing good access to the high amenity Peninsula Mountain Chain area for „Cape Flats‟ communities. In this respect the linkage westwards from the Princessvlei, and beyond that the False Bay Coastal Park nature area) to the Tokai forest and associated key TMNP high recreation node should be secured and enhanced as not only a functional natural green link but also a non-motorised human access link.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 107 b) Parks and Sports Complexes

New district park: It is proposed that a new district park be established at Princessvlei (1). It is proposed that existing adjoining sports facilities integrate more with this park, and existing linear open space „fingers‟ into the residential areas be formalised and where possible linked to other open spaces. This includes formalised walkway and path linkages to provide a highly accessible, inter-connected, multi-purpose, safe and well utilised park. Areas which should be investigated in this regard include: o Consolidating the Princessvlei area generally, including a walkway around the vlei and also past the sports facilities to Laangevlei, as well as improvements to the sports facilities, perhaps with partnerships with other clubs and institutions. Also of great significance is recognising and „celebrating‟ the longstanding informal religious and cultural associations with the Princessvlei itself (primarily baptism). This is a regionally significant activity. A pending approval for a commercial shopping precinct on the site appears to potentially be in conflict with these activities, and careful consideration should be given in final development approvals for a positive and mutually beneficial outcome to competing land demands. o Linking north-eastwards to the open spaces associated with Prince Georges Drive and the Cemetry to its east and the Royal Cape Golf Club to the north, o Linking westwards to the Laangevlei and then westwards along the Consort Road road reserve (and into Ladies Mile and Constantia) and southwards to the Keysers River (via Main Road and / or via Laangevlei and Retreat station, archery ground and Zwaanswyk School campus), o Linking southwards along the canal, and also adjacent to Ardleigh Road to the Community Centre abutting Retreat Main Road. A number of Schools along the canal, both to the north and south of Retreat Main Road, can play a role in „taking ownership‟ of and managing a pedestrian way along the canal as well as maintaining an improved canal system. Consolidate existing district parks: Attention should also be focussed on improving existing major parks and where relevant the urban interfaces with them. The district arguably has a surfeit of parks of district significance, including Wynberg Park, Zandvlei, and Keurboom Park, but given its location Maynardville (2) should be prioritised in association with major redevelopment of the Wynberg CBD and areas adjacent to the park. Existing sports complexes: Upgrading of sport and recreation facilities should be focussed within existing sports complexes. Focus should be on upgrading and maintaining the existing sites of regional, national, and international competition significance (including Hartleyvale hockey, Newlands Cricket & Swimming). Efforts should also be made to broaden the diversity of activity available within these areas to include activities beyond formal sport to passive recreational activity. Rationalising some of these open spaces through allowing new development should be encouraged to improve the quality of place and define the space, including the Wynberg Sports Centre, and more particularly William Herbert Sports Centre (3), Princessvlei and Sun Valley Sports precinct (4). Linear open space system: It is proposed that open space upgrading in the form of local parks seek opportunities within the local linear open space system. The focus for upgrading and development of the linear spaces should be where there is a potential to cluster uses (e.g. development of a small park in the system adjacent to an existing primary school, clinic or police station). In lower income areas in particular the emphasis should be on active public spaces rather than merely passive open space. Consideration should be given to introducing mini-astro-turf soccer pitches in these public open space areas. c) Consolidate Destination Places and improve a strategic few

Destination Places: The district is probably more blessed with special places than any equivalent area in the country. These „destination‟ places include Kirstenbosch, Rhodes Memorial, Constantia Neck, Llandudno, Hout Bay beachfront and harbour, Constantia wine farms, Tokai forest, Princess Vlei, Zandvlei, Muizenberg, St James, Kalk Bay, Fish Hoek, Simonstown, Boulders, Millers Point, Smitswinkel Bay, Cape Point, Scarborough, Misty Cliffs and Witsand, Soetwater, Kommetjie, Noordhoek beach and wetlands, and many areas of the natural mountain chain. Most, however, are small, environmentally sensitive and not capable of accommodating large numbers of visitors. Others have already been developed, such as Kirstenbosch, Muizenberg, Kalk Bay and Simonstown. The area also has many special places that if located elsewhere in the city would be logical sites for identified future district or even metropolitan parks (e.g. Zandvlei and Wynberg Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 108

Park), but given the plethora of such places in this district they effectively are of relatively lesser significance.

Certain existing special places, which have special significance and the potential to accommodate significantly more visitors, are specifically identified in the SDP where upgrade and enhancement as destination places is proposed. This includes Maynardville, Princess Vlei, Tokai forest‟s proposed TMNP HQ area, Muizenberg and Fish Hoek beachfronts, and Kalk Bay, Simonstown and Hout Bay harbour areas. Some have been improved steadily over time, but could be improved further, whilst others, notably Tokai forest and Princess Vlei require considerable intervention. Conservation development frameworks are required for each of these which maximises public benefit and environmental enhancement. d) Protect and promote the Biodiversity network

The following objectives should be prioritised in terms of protecting and enhancing biodiversity sustainability: Secure CBA remnants identified in the Biodiversity Network Maintain mountain to sea linkages. Maintain, and where possible, enhance north-south biodiversity connectivity on the Peninsula Mountain Chain, and particularly at threatened points such as at Constantia Neck, Fish Hoek, Sun Valley, Capri and Ocean View. Maintain, and where possible, enhance river system continuity. Seek opportunities where possible in future to enhance linkages from the Table Mountain National Park eastwards to the Cape Flats. This is best possible through the Muizenberg and Lakeside areas to the proposed False Bay Coastal Park and further eastwards to the Wolfgat Nature Reserve and Macassar Dunes, and to the Hottentots mountain range and Kogelberg Biosphere. e) Streets and Public Squares

Improvements to key streets and public squares includes re-designed, engineered and constructed roadways, landscaping and planting, and appropriate lighting and „street furniture‟. The following areas should be prioritised in terms of formalising street and public square and places improvements: Military Road. Wynberg CBD. Kommetjie Main Road from Sun Valley to Ocean View. Retreat Station to Tokai commercial CBD area

6.4.2 Transport infrastructure

The prioritisation of interventions in relation to transport infrastructure requires a fundamental shift from the historical approach to movement infrastructure development in this district. Key principles informing intervention around transport infrastructure include: Prioritisation of interventions to support non-motorised transport above mobility; Prioritisation of public transport over private mobility; Prioritising interventions that will release economic development associated with the accessibility and opportunity grid

a) Rationalising the functioning of routes

Changes to the movement system open possibilities of adjusting the dominant role of a number of routes in the district, supporting the infrastructural needs of public transport (including Bus Rapid Transit) can be met, whilst ensuring safe pedestrian access and enabling intensification that reinforces public transport ridership. In this regard, the following proposals are made (it should be noted that any route may exhibit variable characteristics along its length): i) Development routes

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Wetton Road: Wetton / Lansdowne Road is a route of metropolitan significance and will accommodate line haul public transport services. Intensification to support public transport is proposed where appropriate, which with respect to District H includes the site between Wetton Road and the Racecourse. Kommetjie Road: This road is currently oriented strongly toward a mobility role serving private mobility. The reserve is almost double that of Main Road through Claremont. Allocation of space functions within this reserve should be fundamentally reoriented to prioritise pedestrian space and public transport. Further investigation is required to develop an ideal cross section, although this will vary along the route. The outcome should support intensification of land use abutting the route, and should explore allowing increased access to nodal areas of more intensive mixed land use from the restructured route (enabling reorientation of properties that currently back onto the route). Intensification will reinforce its role as a key public transport route as well as prioritisation of safe NMT access along and across this route. NMT provision should be provided from Fish Hoek to Kommetjie. As Kommetjie Road has no supporting routes, excepting for the proposed Houmoed Road, it needs to perform a mobility role as well as an activity route. Certain parts of the route, such as between Ocean View and Masiphumele and also the „mid-area‟ between Fish Hoek and Sun Valley should more ideally remain as more characteristic of a connector route. It is proposed that the route between Sun Valley and Ocean View, as well as that section till the bottom of Ou Kaapse Weg, be upgraded as a development route (albeit with variation along its length), with 4 lanes along the former stretch and 6 lanes along the latter. The rest of Kommetjie Road is proposed to continue to operate as a connector, but with more intensive (densification) along its length. ii) Activity routes

Main Road (Mowbray to Simonstown): This can be divided into roughly two sections: o Mowbray to Muizenberg: Main Road along this section runs through widely different urban environments, and needs to be addressed accordingly. River systems intersect with the road along its length. In most cases these intersections are historically highly constricted and „hidden‟, whilst in others they include significant wetland areas which preclude urban development. These intersections should be integrated into the streetscape and celebrated as far as possible, which in most cases will involve introducing measures to slowly reclaim and enhance the river system. These intersections (will) provide respite and variation from the land use intensity abutting the road elsewhere. In most areas o Muizenberg to Simonstown: This stretch of road is highly constricted in certain places, and made more difficult by unavoidable multiple direct access from abutting properties. This arguably makes this section more of an activity street than an activity route. Greater intensification of land use is only proposed along certain sections of this route, at Fish Hoek and Dido Valley. As the area between Muizenberg and Fish Hoek is highly constricted generally, attention should be given to exploring alternative roadway and land use possibilities for this stretch of road. This may include the possibility of replacing heavy rail with light rail or bus transit, in association with efforts to increase NMT access and activity (eg. dedicated right of way; pedestrian promenade). Importantly, any redevelopment activity along this stretch must address existing and predicted increased future sea storm damage effects. Lansdowne Road: This covers only a short area within district H. This route should allow for intensive abutting mixed land use. Wetton Road: This covers only a short area within district H, and indeed is little more than a connector within the district area. Tokai Main Road (between Main Road and the M3): This covers only a short area, and should allow for intensive abutting mixed land use. iii) Activity Streets

Rosmead Avenue, Hout Bay Main Road, Victoria Road (Hout Bay), Victoria Road (Plumstead), Retreat Main Road, Military Road: Whilst all of these streets are not likely to reflect the same level of land use response, their role as community service public transport routes should be reinforced. Direct access onto these streets from abutting properties is supported, as is appropriately located and scaled land uses, including in some areas mixed land uses.

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 110 b) Public transport infrastructure

Proposed priority station upgrades to support the heightened role of these places within the area include: Newlands Station* Claremont Station Steurhof Station Retreat Station* Steenberg Station Fish Hoek Station* Simonstown Station* * stations identified by intersite for redevelopment

Significant public transport related projects recommended / proposed include: Main Road „couplet‟ between Wetton Road and Wellington (or Benjamin) Road (?). Linkage of South Road and Constantia Main Road

c) NMT infrastructure

Investment in NMT infrastructure is a priority in this district. Intervention should occur as part of a programme to develop a broader NMT network. In District H, interventions should focus on: Main movement generators (including public transport interchange / station areas); The system of structuring routes proposed as part of the SDP – the dominant mobility function of most higher order routes can no longer prevail and the prioritisation of NMT within the cross section of existing routes is critical. Critical public links which connect destination places and movement generators. This should ultimately include NMT linkage from Cape Point to Table Bay. The linked internal open space system.

The existing, but recently generally neglected, cycle network in the Rondebosch and Newlands areas requires strategic infrastructural, as well as management intervention. Infrastructural interventions include traffic calming measures at intersections (raised roadway strips, re-paving, correctly positioned stop signs, pavement adjustments etc.). Management interventions include (re)introducing co- operative management (surveillance and policing) arrangements with education institutions, commercial enterprises (eg. CIDS) and ratepayers associations.

Detailed investigations are required for the proposed cycle network areas in terms of the City‟s Bicycle Masterplan (2008), which includes Main Road and key east and west linkages from it (such as Constantia Main Road, South Road, Retreat Main Road) and other key connector routes across the district. An off-road cycle linkage between Cape Point and the CBD should also be investigated as part of the unique recreational and tourist experience that can be offered in this district.

d) New Road links

There are a number of existing new road link proposals in the district. Whilst these are all important to the overall integration and functioning of the district, in terms of the stated shift in focus for transport infrastructure in the city and in District H, the most important new road links required in the district are the proposed Wynberg CBD Couplet and South Road Constantia Road link. Whilst the others will assist freight movement and public transport movement to a degree they are primarily focussed on private mobility and should therefore not be prioritised at this stage. However, whilst not dismissed as an opportunity, this should not be prioritised in the short to medium term as other priorities in terms of the movement system could hold more significant social and economic impact. i. Wynberg Couplet

The „Wynberg couplet‟ (5) will serve to relieve congestion on, and improve the functioning of, Main Road through Wynberg. It will also be critical to the proposed BRT (IRT) feeder service along Main Road, the public improvement of the eastern side of Maynardville and its interface with adjacent

Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 111 development, and also assist in defining and releasing mixed use development opportunities in the area between Maynardville and Main Road. The couplet, between Wetton Road and ………. Road, is a proclaimed road area, is on the Integrated Transport Plan and engineering design has been completed. This is a high priority project and is recommended / envisaged to be undertaken within the next 5 years. ii. South Road Constantia Road link

A proposed link across the railway line from South Road (leading from Ottery Road) to Constantia Main Road will considerably improve east-west linkage and relieve increasing congestion along Gabriel Road and on Main Road through Plumstead. The South Road Constantia Road link (6) is also identified as a key link for the proposed BRT trunk service from eastern suburbs through to the M3, Constantia and Hout Bay. The link, including an underpass under the railway line, is a proclaimed road area, is on the Integrated Transport Plan and engineering design has been completed. This is a high priority project and is recommended / envisaged to be undertaken within the next 5 years. ii. Zandvlei Parkway

The Zandvlei Parkway (7), linking Main Road, the M3 and Ou Kaapse Weg (via Steenberg Road: M42) to Prince Georges Drive (M5) will improve access between the Noordhoek Valley, the Southern suburbs, the M3 and the M5 and eastern suburbs, relieving congestion on Baden Powell through Muizenberg and along Military Road. It is planned that this expressway will be continued eastwards from Prince Georges Drive and then southwards along the western boundary of the False Bay solid waste site buffer zone, and thence along a new alignment of Baden Powell Road in the vicinity of the Cape Flats WWTWs. The Zandvlei Parkway is a proclaimed road area, is on the Integrated Transport Plan and engineering design has been completed. Implementation, however, awaits funding allocation, which is envisaged to be in about 10 years. iii. Fish Hoek By-Pass

This involves primarily a link between Sun Valley and Clovelly where it rejoins Main Road. This will relieve congestion through Fish Hoek, on Ou Kaapse Weg, and on Main Road from Muizenberg to Fish Hoek (excepting for between Kalk Bay and Clovelly). It will also improve access between Fish Hoek and the metropolitan area to the north, as well as areas to the south and west of it. Implementation, however, awaits funding allocation, which is envisaged to be in the next 5 to 10 years. The full extent of the link includes this bypass also evading Main Road with a tunnel through the Kalk Bay mountains to link with Boyes Drive. This is reflected on the Integrated Transport Plan, however, it is not supported in the medium term. iv. Houmoed Avenue By-Pass

This will improve access between Ou Kaapse Weg, and the Longbeach commercial area, and most specifically Masiphumelelo, but also Ocean View and Kommetjie by relieving congestion on Kommetjie Road. In fact it is seen as a fundamental support to Kommetjie Road if the Kommetjie Road upgrade is to be limited to 4 lanes (rather than 6 lanes). This bypass is a proclaimed road area, is on the Integrated Transport Plan and engineering design has been completed. This is a reasonably high priority project and is recommended / envisaged to be undertaken within the next 5 to 10 years. An EIA was submitted to PGWC in the last 2 years, but an RoD was not granted. The City intends re- submitted an updated and amended EIA (ito the NEMA legislation) in due course. v. Hout Bay By-Pass

The Hout Bay By-Pass (8) will improve access between Hout Bay and Constantia, Wynberg and eastern suburbs, relieving severe congestion on Hout Bay Road from Constantia Neck and the Hout bay CBD. This bypass is a proclaimed road area, is on the Integrated Transport Plan and engineering design has been completed. This is a high priority project and is recommended / envisaged to be undertaken within the next 5 years. v. Princess Vlei Parkway

Developing this link eastwards from Ladies Mile would improve east west access between Retreat and Grassy Park and Tokai and Constantia, and will also relieve congestion on Retreat Main Road through

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Retreat Station and Tokai‟s Blue Route Centre area. However, this is not seen as a priority project in the next 10 years.

e) Road Upgrades i. Kommetjie Main Road

Kommetjie Main Road, between the Ou Kaapse Weg interchange and Ocean View, is recommended (and planned) to be upgraded to a 4 lane development route. This aims to relieve congestion and enhance mobility, as well as allow for nodal point access, from retail node feeder roads and housing estate areas. This would also include signal intersections, an NMT route and appropriate landscaping. The nature of the route would vary from more intense nodal land use areas in the east to more limited access „connector route‟ character towards Ocean View. Its optional functionality will be dependent on the construction of the Houmoed Bypass. This is considered an urgent project. ii. Ou Kaapse Weg

It is recommended (and planned) that, most importantly, the section between the Noordhoek Main Road (M6) interchange and the Kommetjie Road interchange is upgraded to a 6 lane „development route‟ to accommodate the current and predicted future traffic demand. This is considered an urgent project. Secondly, it is recommended that at appropriate (lowest environmental impact area) points along Ou Kaapse Weg passing / climbing lanes are included to ease traffic mobility along its length. However, in line with an emphasis on public transport orientated capital expenditure this is considered to be a project of rather less importance for implementation in the next 5 to 10 years.

Iii Kendal and De Waal Roads

As and when the R300 extension through the Philippi Horticultural Area is constructed the upgrade of De Waal Road, extending from the R300 westwards to Main Road, and into Kendal Road will require upgrading.

Iv Hout Bay Main Road

The stretch of Hout Bay Main Road, between Imizamo Yethu and Chapman‟s Peak Drive requires upgrading to accommodate traffic flow and provide suitable access to and for a growing mixed use area of Hout Bay.

6.4.3 Intensification and major land use change a) Densification in the district

Densification in the district will be achieved through a range of processes as outlined by the densification policy (ref). In this district, the focus for densification efforts will be focussed on:

Incremental densification: The accommodation of second dwellings on properties should be supported as a general principle (as this, apart from raising densities, provides housing opportunities for tenants as well as income streams for owners or occupiers). This may not be suitable in areas that may require a degree of de-densification, however informal settlement upgrading processes should seek to explore opportunities for retaining the possibility for these arrangements.

Infill sites: There are a number of undeveloped sites in the district that should be a focus of densification efforts. These are dealt with in section 6.2 above. Those which are particularly well located, such as around existing sports complexes, structuring routes and public transport interchanges/stations (e.g. site adjacent to Steenberg Station and one further north), should be prioritised for higher density housing.

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Redevelopment: Redevelopment of existing lower density areas should be aligned with public transport orientated structuring routes and public transport interchanges/stations. Redevelopment and densification of such areas should be seen as a key strategy towards meeting the overarching vision for the district, which includes developing public transport and walking distance orientated urban areas. Areas where some limited mixed use development is proposed, which should also include densification within an acceptable walking distance radius around them, includes the following: o Hout Bay (commercial area) o Mowbray (Main Road) o Rondebosch (Main Road) o Constantia (commercial centre) o Westlake (office precinct) o Muizenberg (beachfront) o Fish Hoek (Main Road) o Sun Valley (Long Beach and intersection of Kommetjie Road and Ou Kaapse Weg) o Ocean View (intersection with Kommetjie Road) Areas where significant redevelopment, including mixed use development, should be supported, and also including densification within an acceptable walking distance radius around them, includes: o Wynberg CBD area o Plumstead CBD area o Retreat and Tokai commercial centre (intersection of Tokai & Main Road)

b) Mixed use intensification

As indicated earlier there are few remaining undeveloped areas (and certainly little area as a whole) in the Southern District which are considered appropriate for future urban development. Furthermore, many of these areas are not particularly well located in respect to proximity to public transport, nor are they at affordable land prices to permit significant social inclusion. This underscores the necessity for innovative solutions to social inclusion housing being pursued.

One possibility with significant potential to address this imperative, in addition to new development areas, is the inclusion of lower income (including „gap‟ housing) in the redevelopment and mixed use intensification of well located commercial and even light industrial areas. This would require innovative development packaging requirements (e.g. incentivising through enhanced rights and cross- subsidisation).

Proposed future mixed use intensification is primarily focused on the Main Road corridor. Areas which should be further investigated for the preparation of local area mixed use intensification plans which can provide detailed guidance should include:

The Wynberg to Plumstead ‘core area’ (9): This includes the central core of Wynberg, including the CBD and adjacent area, from Main Road‟s Wetton Road interchange through Plumstead‟s CBD area to the 3 Arts area. Intensification in these areas should include significant mixed use, definition and improved safety of public spaces, including the road space and public open space.

The Retreat Station to Tokai Blue Route ‘core area’ (10): Intensification in this area should include mixed use and improved definition and safety of public spaces, including the road space and public open space.

The Kommetjie Main Road and Ou Kaapse Weg interchange ‘core area’ (11): This includes the Kommetjie Road and areas immediately adjacent to it (max 2 blocks). Intensification in these areas should include mixed use, and improved definition and safety of public spaces, including the road space and public open space. As this is a „development route‟ mixed use intensity should be concentrated at nodal points, and include feeder or service road access, rather than be strip development with direct road access. Whilst the focus in the nearer term should be on areas immediately adjacent to Kommetjie Road and the urban area of Ou Kaapse Weg between the Long Beach Mall and Kommetjie Road. However, in the longer term a broader area between the mall and Kommetjie Road should be considered for mixed use

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intensification as this is the area of highest accessibility and opportunity in the valley, and also would act to more meaningfully integrate the mall commercial (car-based) node with the Kommetjie Road (more public transport orientated) strip development.

c) Strategic sites

Strategic sites include those areas which through redevelopment have the potential to significantly transform the urban area within the district in future. This tends to include large well located sites. In the context of this district, however, the identified strategic areas are large, under-developed entity areas which are generally unlikely to be developed in the short to medium term. One such area is arguably Dido Valley, but this is addressed as a new development area in section 6.2. The following represent 3 large land holdings in the district, the partial re-development of which could be significant. i) Porter estate (12)

This comprises a few component areas: The vacant school site inside the urban edge (9.5ha) known as the Firgrove site. This site is appropriate for residential development. The boys and girls reformatory school sites, including associated lands (35ha). It comprises flat land, but is identified as institutional use and located outside the urban edge line . It is strategically located in relation to the TMNP. It has potential for mixed uses including educational (given the existing facilities), urban agriculture (including vegetables and cut- flowers), and tourism related activities. The vacant portion of the school site adjacent to the girls reformatory school site on Soetvlei Ave (4.7ha). This site is inside the urban edge and appropriate for residential development. The Porter estate „Chrysalis Academy‟ site (80.5ha). This site is outside the urban edge, and has heritage importance, is currently underutilised, but most importantly is located on land identified as potentially high value agricultural land. It is also very strategically located in relation to the TMNP and its strategic plan for the adjacent Tokai area to be the park HQ and site and high impact recreational area. It has potential for mixed uses including educational (given the existing facilities), agriculture (potential as a future additional major wine farm in the Constantia-Tokai valley), and tourism related activities. Porter Estate contains important linkages that can be restored between natural areas on the mountain slopes and lower Tokai conservation area, especially along lower-lying streams and wetlands.

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Greater Porter Owner: PWD Public ownership majority of area outside urban edge Estate area: Erf Zoning: Relatively flat land cultural heritage landscape 16-3035, 16-3346- Educational, large site far from opportunities / services & public 1, 16-3446 Community transport, excepting from natural Size 129ha facilities, and environment Government potential high value agricultural land potential high visual impact

iv) Wynberg Military Camp (13)

This site comprises a significant area of very well located land (approx. ?ha). It‟s location as a military use site harks back to a bygone era excepting for the hospital (2 Mil) and related uses (including accommodation). Its strategic value as a military use site is arguably over, barring the hospital, and its inherent value now is rather its potential real estate value. To this extent it is a largely underutilised site and should be considered for future urban use, including a range of options. The release of this land will however not occur in the short term.

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Wynberg Military Owner: accessible & strategic location in existing use as military base, including Camp: SANDF Public owned land 2 Mil hospital Erven Zoning: Underutilised & arguably already largely developed (albeit Working draft 1: SDP / EMF Southern District. (H) - for comment and discussion only August 2009 115

Size Government inappropriately utilised site underdeveloped) site close to job opportunities & facilities Likely to be difficult and time-consuming relatively flat underdeveloped site to release not overly proximate to surrounding potentially high value (real estate) site communities

v) Pollsmoor Prison agricultural lands (14)

This site comprises a significant area of very well located land (approx. ?ha). It‟s location as a prison use site relates to its past location on effective the then perimeter of the city. Its strategic value as a prison use site needs to be reviewed, particularly in respect of the agricultural lands area, which represent considerable potential real estate value. To this extent it is a largely underutilised site in the context of the developed urban area and at least a portion of it could be considered for future urban use. The release of this land will however not occur in the short term.

Site Owner & Development Pro's / Development Con's / Constraints Zoning Opportunities Pollsmoor: Owner: PWD Public ownership Massive embedded capital investment in Erven CA919-8-1, Zoning: POS Flat land the prison buildings 16-4673, 16-4800, Existing prison grounds & is actively 16-12333, 16- farmed by inmates 12334, 16-4793, Likely to be difficult and time-consuming 16-4843, 16-6590, to release 16-4659 Size 34ha in total

6.4.4 Public facilities and public space a) Urban and civic upgrade

Urban and civic upgrades, are proposed in a number of precincts throughout the district. These are focussed on reinforcing the structuring routes and public investment nodes and supporting their civic and commercial roles. i) Wynberg to Plumstead

Construction of one-way couplet and related landscaping and street furniture. Public space improvements will be required adjacent to the western couplet to integrate Maynardville Park with urban (re)development to the east of the park, as well as key public facilities in the vicinity. Linkage and integration of the park with Main Road (the eastern couplet) and the station precinct will also be required. This should be guided by a local area development framework and public investment framework which needs to be formulated for this area.

Further urban and civic upgrade is required for the greater Wynberg CBD area, and extending southwards along Main Road to include the South Road to Constantia Main Road planned connection, and further south to include the Plumstead CBD area inclusive of the Gabriel Road precinct. ii) Hout Bay

Two key urban and civic upgrade interventions are required in the Hout Bay area. This includes at Imizamo Yethu (15) and at Hangberg. In the former this should be focussed on the Main Road, and in the latter it should be focussed at the interface area between the Hangberg residential settlement and the harbour so as to facilitate and encourage mixed use redevelopment of this area and the creation of quality built and public spaces. Of lesser importance but still necessary is the upgrade of the urban and civic areas along Hout Bay Main Road leading northwards up from the harbour through the CBD area. iii) Noordhoek Valley

Urban and civic upgrade interventions are required in the following three areas in the Noordhoek Valley:

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Masiphumelelo (16): this should be focussed on the interface between Masiphumelelo and Kommetjie Main Road. Ocean View (17): this should be focussed on the interface between Ocean View and Kommetjie Main Road. Sun Valley: this should be linked to future linkage and integration between the existing Long Beach commercial node and Kommetjie Main Road, and the redevelopment of this area into a mixed use area in the medium term. iii) Retreat

Retreat Station area: this needs to focus on the station precinct area itself but also address linkage to the east to the vlei and associated public spaces, and also linkage and integration to Main Road and the Blue Route commercial node in the west. Military Road (18): this needs to address the entire length of Military Road, from the Prince Georges Drive interchange through to Main Road, but focussing specifically on the Steenberg Station precinct to the west and on the commercial strip towards the eastern end. This needs to include roadway and pavement improvements, landscaping and street furniture (lights, planting etc).

b) Critical public links

The plan promotes an integrated network of NMT routes (see section 4.4.1c). As part of this network, a number of public links are highlighted for upgrading and development, with a particular focus on access to destination/special places. The two most important of these are: Muizenberg to Simonstown link: The existing pedestrian sea-front links between Muizenberg and Danger Beach (St James), and from Clovelly to past Fish Hoek (? Walk) needs to be upgraded and extended to link up continuously between Muizenberg and Simonstown. The idea of in future realising a more generous (wider and multi-purpose) NMT link between these two destinations should be seriously considered. This would need to explore the future feasibility of the rail connection and its possible replacement by IRT, and also bicycle route and pedestrian esplanade that would fundamentally improve access, the public coastal experience and overall public good. Cape Point to City Bowl link: Formal NMT linkage between Cape Point and the City Bowl needs to be investigated for implementation. This should include pedestrian access as well as Mountain Bike access, and would probably need to include a combination of complementary routes which may in certain areas overlap, and in others serve varied „off-shoot‟ destinations (eg. Hout Bay, Kommetjie). This would of necessity require close co-operation between the City, the TMNP and certain private landholders. Critical link areas include „Protea Ridge‟ between Imhoffs Gift and Kommetjie, open space linkage between Sun Valley and Fish Hoek, and Constantia Neck.

c) Public facilities

Urban civic precincts are identified in the conceptual framework and should form the basis for the clustering of facilities in the district. Higher order public facilities are suited to reinforcing clusters at Wynberg and Retreat / Tokai. Other local facilities should be clustered at local urban civic precincts including Mowbray, Claremont, Constantia, Hout Bay, Imizamo Yethu, Plumstead, (Westlake), Muizenberg, Fish Hoek, Simonstown, Sun Valley, Masiphumelelo and Ocean View. To be completed (to be informed by facilities study).

6.4.5 Housing: Informal Settlement Upgrade

By comparison with other districts District H reflects few, but high profile, areas of informal settlement, ranging from backyard shacks, informal dwellings on their own stand (though much of the time several households are located on a single erf), and broader areas of informal settlement, with varying levels of access to basic services. Some informally settled areas are located on private land, servitudes or uninhabitable land. Clearly a differentiated approach is required.

One of the key issues facing informal settlement upgrade is the issue of which settlements should be regarded as permanent and thus becoming the focus of upgrading beyond access to basic services

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(e.g. in situ upgrading) and which settlements or areas within settlements should be considered temporary and suited to relocation. In this regard, the following criteria are proposed regarding making a decision on whether a settlement area should be regarded as temporary and some form of relocation and/or de-densification required: Informal settlements located in uninhabitable areas (e.g. flood prone areas, hazardous landfill sites) where public safety is at risk. Informal settlements in road reserves particularly where the reserve space is required for infrastructural improvements. Informal settlements far from services and opportunities. Informal settlements in strategic public land which is required to unlock latent economic opportunities or for the development of critical public facilities.

In the light of these criteria, some informal settlements, or parts thereof, within the district can be regarded as permanent settlement areas. In this regard, it is critical that apart from addressing requirements for basic services as is constitutionally mandated, these areas are upgraded into dignified neighbourhoods with associated social and economic opportunities as informed by a clear plan and programme for these settlements.

At the same time provision needs to be made for the relocation of households living on land deemed to unsuitable for residential development, including in floodprone areas and outside the urban edge. This includes the identification of suitable and acceptable relocation areas. There are limited possibilities in this district, the most notable and only substantial one being Dido Valley. There is therefore strong reason for possible sites outside the district to be considered.

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6.5 Composite District Spatial Development Plan

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7. IMPLEMENTATION: LOCAL ACTION AREAS

This section is to be completed subsequent to input during the public participation process.

7.1 Principle Focus Areas

The following include the principle focus areas for local area implementation:

Developing a more public transport and NMT orientated urban area

Significant urban civic upgrade in key areas

Unlocking significant new work and living opportunities on Main Road corridor

Planning for ‘coastal flood risk areas’ and ‘coastal protection zones’

‘Sustainable development’ within isolated Peninsula areas

One key identified area of concern regarding this plan, and planning and implementation in the Southern District in general, relates to that of „sustainable development‟ in the isolated urban enclave areas in the Peninsula. Primary of these is Hout Bay and the greater Noordhoek Valley, inclusive of Fish Hoek and Kommetjie. However, it applies also to areas such as Simonstown, Millers Point, Smitswinkel Bay, and Scarborough. This is an issue which has been highlighted through public participation in particular for many years, and is highlighted in section 3.2.2 above.

Initially Hout Bay, and now in more recent times the Noordhoek Valley, have seen massive urban growth and transformation of formerly rural environments. This has been accompanied by at times significant infrastructure and service provision stress. This has been largely attributable to the isolated nature of these urban areas relative to the rest of the metropolitan area, and has resulted in significant traffic congestion and inadequate waste water treatment capacity, but in an environment of mono- functional residential development also a „dormitory suburb‟ character.

There is no easy solution to this problem, and neither is it a static situation. It is therefore proposed that development in these areas is guided by the following set of principles. To ameliorate and eventually overcome the problems requires that all responsible and affected parties abide by all these principles:

Principles: 1. Acceptance that „valley enclaves‟ are particular city assets for the benefit and greater good of the city as a whole (tourism economy, recreational assets). These must therefore be more accessible and integrated with the city. 2. Acceptance that „valley enclaves‟ no longer remain primarily „dormitory suburbs‟ but become more sustainable integrated urban areas (including a range of work opportunities). 3. Acceptance that key infrastructure & service provision, including water, waste water, solid waste, and roads & public transport should always be available with excess capacity on 10 year forward programme. 4. Acceptance for increased public transport accessibility into & through „valley enclaves‟. 5. Acceptance and support for a quality public transport system and thence significant move from private to public transport.

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6. Acceptance and support for creation of „walking distance villages‟. This requires integrated development, including mixed use development (to provide for a range of land use options) and densification in identified village areas. 7. Acceptance of a regularization of all informal urban development. 8. Acceptance that the urban edge line, as well as accepted environmental standards, should not be compromised (excepting as result of MOU btw City & TMNP). 9. Acceptance of a payment surcharge by all residents and businesses to be used towards meeting the above principles. This could be managed via the creation of „Valley Improvement Districts‟, and include the development of detailed targets in a social contract. 10. Acceptance of a continued surcharge on BICLs for all developers.

To be completed

7.2 Priority Capital Projects

Preliminary prioritisation:

• Imizamo Yethu redevelopment and civic upgrade

• Masiphumelelo redevelopment and civic upgrade

• Oceanview civic upgrade

• Hangberg civic upgrade

• Strategic public transport interchanges and depot upgrades

• NMT route development

• Wynberg Bypass and civic upgrade

• Military Road activity street upgrade

• Retreat to Tokai CBD civic upgrade

• Hout Bay Bypass

7.3 Priority Planning Interventions

Preliminary needs:

• BRT routes, interchanges & depot identification and appropriate land use planning

• Coastal Development Guidelines for identified „coastal flood risk‟ urban areas

• Noordhoek Valley (incl. Fish Hoek to Kommetjie) spatial development plan

• Wynberg CBD development plan

• Muizenberg development framework

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8. ANNEXURES

A Glossary of Terms

Accessibility grid: a spatial concept which refers to a city wide multi-directional network of movement systems based on public transport as the foundation to this system. It operates in a grid like manner offering equitable access across the city moving away form the current radial system which focuses on access to one centre. The accessibility grid is split into the primary grid which focuses on supporting city wide access (line haul public transport, NMT, freight and mobility) and a secondary grid, feeding the primary grid (and including community public transport services, NMT and local mobility). An associated system of intensive urban activity is envisaged as building onto this grid, ensuring that adequate people thresholds live and work in close proximity to and can support the public transport systems. Activity route: a route of metropolitan significance characterised by continuous development including centres or nodes, mixed land uses, linear commercial and business developments, light industry, institutions and social facilities. It is also supported by medium to higher density residential development and characterised by direct access and interrupted movement flows especially at bus and taxi stops and traffic lights. This kind of route is pedestrian orientated in sections. Activity street: Local street section of concentrated activities including mixed land uses, businesses, local institutions and facilities public transport and higher-densities (including higher- density zones). Local area road which allows for a high degree of access to activities (including pedestrians). Direct access with stop-start movement patterns including the provision of public transport. Intense pedestrian activity is accommodated. Agricultural / rural area: area outside the proposed urban edge to be managed as a rural or agricultural environment with the necessary controls and guidelines. Aquifer: Area identified as reflecting physical extent of a water-bearing layer of soil, sand, gravel, or rock that will yield significant usable quantities of water. Biodiversity network: a fine scale systematic conservation plan for the metropolitan area that represents the minimum area required to meet local and national biodiversity targets. Cemetery: a place for the burial of human remains, and may include ancillary buildings such as an office and chapel, but does not include a crematorium. Critical public link: Route link / public access that does or should serve to provide access to special places/destinations and/or is associated with a existing or potential positive experiential quality relating to the surrounding environment along its length. Critical public links identified as part of the UR&U plan serve to indicate the need for authority intervention to take advantage of the opportunity that exists. C’MOSS: or Cape Metropolitan open space system. An inter-connected and managed network of open space which supports interactions between social, economic and ecological activities, sustaining and enhancing both ecological processes and human settlements. It includes nature areas, and active and passive recreation areas such as sports fields and parks, but to promote interconnection and multi use also includes cemeteries, detention ponds, servitudes, river corridors and road reserves. Commercial / business area: general business activity and mixed-use development of a medium to high intensity. Whilst the focus of development of these areas is commercial (office and retail development) a mix of uses including high and medium density residential development could be appropriate in these areas. Industrial development is generally not suitable in these areas Connector route: significant city-wide or district movement route which reflects a mobility function. Abutting land uses generally reflect open space or other natural or agricultural resources. Destination / special place: Places where there is a coincidence of qualities that make for a significant landmark that could become part of the identity of Cape Town. These qualities could be scenic, natural, cultural and historical. Due to these qualities, these places hold potential for exploiting economic opportunities particularly in relation to their role as destinations for locals and tourists. Development route: Major city-wide, or district, movement routes accommodating line haul public transport along which there may be interrupted flows at traffic lights and inter-sections. Expressways (at grade) with fast moving traffic sections may form part of the development route. Generally, very limited direct access but with development and commercial/business complexes

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linked to parallel and connecting service roads. Could include short stretches of activity route type development, mixed land uses and higher-density areas. District park: Park of landscaped / maintained open space with recreational facilities which serves the needs of several surrounding local communities or suburbs. Generally multifunctional, can include formal & informal recreational facilities, sports facilities including kick-about areas, playing fields & playgrounds (perhaps with play equipment). The diversity of activities caters for different age groups & may include a special interest component and/or a natural feature (e.g. river, water body or nature conservation area). Flood prone areas: Areas that are either susceptible to inundation by the 1:50 year recurrence flood (flood risk areas) or are part of the flood fringe (comprises the area between the 1:50 year flood line and the 1:100 year flood line) and which should be managed in terms of the catchment management policies and bylaws . 50yr flood line: Line to which flooding is likely to occur on a 50 year time interval 100yr flood line: Line to which flooding is likely to occur on a 100 year time interval. Heritage resource improvement: Area or place that holds opportunity in terms of its heritage resource value. Its indication in the UR&U plan. Areas for heritage resource improvement identified as part of the UR&U plan serve to indicate the need for authority intervention to take advantage of the opportunity that exists Highly significant agricultural area: Area identified as critical to maintain as active and intensive agricultural area. Industrial area: Area proposed to accommodate manufacturing and related processes. Some allowance could be made for non-industrial activities, but these should not compromise the general use of the area zoned for industry. In these areas, the intensive nature of the industrial activity or the scale of the operation could generate some negative impact on adjacent properties. Informal settlement: settlement area consisting of informal structures, the occupants of which may or may not have rights to the property or land upon which they reside. Intensification area: Area identified for intensification of land use through encouraging greater intensities of economic activity, particularly in the form of mixed use development as well as areas where residential densification should be promoted. These areas generally are identified to reinforce the structure set up by the accessibility grid / structuring routes. Metropolitan park: Park of landscaped / maintained open space with recreational facilities or an aspect of special interest which serves the needs of the metropolitan community. Generally significant in size and tend towards being large-scale multi-functional parks. Likely to be integrated with other large scale public facilities such as formal sports fields or with natural areas or including natural features such as a river or water body. Mixed use development: Area of existing or proposed horizontal and/or vertical integration of suitable and compatible residential and non-residential land uses within the same area or on the same parcel of land. The concept implies context appropriate intensity of land use which should facilitate efficient public transport and a vibrant local urban environment. Other structuring open space: open space which is not part of the biodiversity network or significant agricultural areas, but has been identified to promote access to open space for active and passive recreation. Whilst the focus is on areas that usable and accessible for most of the year, the identification has included cemeteries, detention ponds, servitudes, river corridors and road reserves in order to promote the notion of a linked open space system. Other structuring route: routes which provide structure (ordering land use configuration and intensities) to local areas and may accommodate a mixed activity / mobility function, but do their role in accommodating activity is less intense than activity routes/streets. Potential high density development: Area proposed for new higher density development where the gross density should average 40+ du/ha. The achievement of this target could occur via a range of housing typologies and varying net densities across the area. The development of required community facilities and open space should be addressed as part of the development of this area. Controlled opportunities for home employment and low intensity mixed use development could be considered in these areas. Potential medium density development: Area proposed for new medium density development where the gross density should average 25-40du/ha du/ha. The achievement of this target could occur via a range of housing typologies and varying net densities across the area. The development of required community facilities and open space should be addressed as part of the development of this area. Controlled opportunities for home employment and low intensity mixed use development could be considered in these areas. Potential low density development: Area proposed for new lower density development where the gross density could average 10-25du/ha. The achievement of this target could occur via a range of Working draft 1: SDP / EMF Southern District. 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housing typologies and varying net densities across the area. The development of required community facilities and open space should be addressed as part of the development of this area. Controlled opportunities for home employment, additional dwellings and low intensity mixed use development on could be considered within these areas. Proposed cemetery: Area identified by the City as a preferred site for a new cemetery following detailed technical investigation and consideration of alternatives. Public transport interchange upgrade: Proposed intervention which implies upgrading of a public transport interchange in terms of its role in facilitating movement, accommodating economic development as well as reflecting a positive environment. Interventions could include the development or improvement of movement infrastructure, public space and/or landscaping. Public transport interchange: public transport interchange which supports the transfer of public transport users between modes (rail/bus/taxi), but also functions to support economic activity. Railway line extension: Proposed and planned extension of the existing railway network. Railway station upgrade: Proposed intervention which implies upgrading of the physical station buildings and / or station environment. This could include the development of station forecourts, public access and landscaping intervention which may occur on land holdings of Intersite and/or other surrounding public land owners. Sports and recreation areas: areas where a high order (metropolitan) park and or sports facility exists or is proposed. Strategic site: A land parcel or group of land parcels which due to its/their location or other unique attributes holds the potential to impact significantly on planning policy objectives such as densification and integration and in so doing make a significant contribution to restructuring the city. Urban civic precinct: Urban civic upgrade: an area where public investment and/or improved urban management is required as a precondition for an improvement in the local social and economic conditions. These areas are generally strategically located to ensure that public investment has the greatest impact on the most number of people. Urban edge: The demarcated line and interrelated policy that serves to manage, direct and limit urban expansion. The edge may performs so as to protect valuable natural and agricultural environments abutting urban settlement from urban encroachment/ sprawl (resource boundary) or redirect the form, pattern and aerial extent (footprint) of urban growth towards compaction and intensification (urban growth management boundary) towards more efficient city functioning especially in the provision of services and public transport. The latter is likely to be review from time to time in line with the criteria set in terms of the urban edge policy. Urban freeway: Metropolitan scale freeways, or sections thereof, supporting large volumes of passing traffic from which development opportunities can be easily generated/created in surrounding areas connecting via the freeway off-ramps. The focus is on the mobility function of the route.

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B Planning Policy Rationalisation

Schedule and checklist of existing SDF‟s (4(6) and 4(10)) (to be completed)

District Spatial Policy Study Area Status Approval Purpose Changes in Planning Main Proposals Proposed Reason Proposed Date Context Action ito Future Status District of Plan SDP H Cape Metropolitan Portions and 4(6) 1988 To guide * Written in terms of 4.2 Urban Development: Revise Certain areas identified for Withdrawn, Area Guide Plan recommendati approval the future Apartheid Ideology * Identified urban urban development are no superceded ons applicable by spatial Formation of the development areas. longer considered by District to District H PGWC developme Unicity* Move away Development appropriate (e.g. Red Hill SDP nt of the from deconcentration categorization according to area; Noordhoek; City. as a policy race. Wetlands area; Imhoff‟s Gift area) References to race in urban development is no longer entertained. 2.7.2 ( f ) Steps must be Revise Kaolin minerals areas taken to protect enough appear to no longer be construction materials, necessary to reserve for exploitative minerals and future minerals use. sensitive mountain and other nature areas against urban development. 4.11 Government Uses: Revise The concept of significant …Only certain large government land uses government uses such as within the city is accepted. sites for the SA Defence However, a number of the Force and institutional large sites, or parts uses at a regional level are thereof, in District H are identified in the Guide arguably no longer Plan. appropriate for such uses.

H South Peninsula Sub The study Not 2001 To provide Formation of the Open Space Include Withdrawn, Regional Plan area was Approve draft guidance Unicity. superceded bordered by d (final for future * Simultaneous by District Wetton Road draft developme additional Increase intensification Include Necessary to promote use SDP in the north, 4(6)) nt across planning studies along primary MainRd of public transport. Strandfontein the district having a activity corridor

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District Spatial Policy Study Area Status Approval Purpose Changes in Planning Main Proposals Proposed Reason Proposed Date Context Action ito Future Status District of Plan SDP Road in the (as defined significant impact Urban Nodes Revise Revision in terms of east and the pre- 2000) on current relative envisioned Atlantic and planning were: the significance of different False Bay Main Road nodes. coastlines to Growth the est and management Transportation Network Revise Road proposals need to be south. Study (2000); the aligned with latest planning Noordhoek Fish initiatives and transport Hoek Valley planning. Growth Management Urban Edge Management Revise Needs to be revised to Strategy (2000); reflect current PEPCO Conservation recommendations. development Framework for the Residential densification Include This includes (a) in Cape Peninsula appropriate areas, (b) infill, National Park and (c) and wider access (2001) and „upward mobility‟ opportunities. H Muni-SDF Inclusive of Not 2001 To provide Formation of the Public investment focus: Revise Conceptual framework Withdrawn, City CBD and Approved draft guidance Unicity. Green Space generally accepted, but superceded areas (final draft) for future Conservation Movement insufficiently detailed, and by District southward to developme development Public open spaces circumstances have SDP Wetton Road nt across Framework for the and places changed. the district Cape Peninsula Social facilities (as defined National Park Economic infrastructure pre- 2000) (2001) Publicly-assisted housing Centres H TMNP Conservation Entire Framewo 2008 Identificatio Formation of the Remote Wilderness Zone Noted National Department and (Support Development peninsula rk n and TMNP. Remote zone independent of the CoCT retention of Framework (CDF) endorsed Consolidati Quiet zone CDF) 2006-2011 by CoCT on of Low intensity leisure zone amenity use High intensity leisure zone zones. And Management Guidelines for each of these zones H Peninsula Urban Entire Council 2001 To define a Development of the Delineation of an urban Revise Protection of valuable Retain as Edge Policy (2001) Peninsula Policy (preferably MSDF and the urban edge line. edge line in natural assets Policy (with (Draft cadastral) edge as 1 of 4 key Management guidelines for certain new amended 4(6)) urban edge urban structuring adjacent areas on both areas but line). line elements. sides of the line. policy to be Ultimately to retained. be a 4(6) plan

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District Spatial Policy Study Area Status Approval Purpose Changes in Planning Main Proposals Proposed Reason Proposed Date Context Action ito Future Status District of Plan SDP H Simon's Town Glencairn to Approve 1998 Overall Change really only Existing developed areas Include Retain as 4(6) Structure Plan (1996) Murdoch d 4(6) guide of confined to Dido not permitted to expand. Valley / where Valley area. Identified new growth Rocklands developme areas – primarily in Dido and up to Red nt should or Valley, but also certain Hill should not strategic navy sites. go.

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C. Summary of all Local Area Structure Plans

Separate report – accessible from district spatial planner

References

City of Cape Town (2007a): Planning Districts Socio-economic analysis, 2007, Strategic Development Information and GIS department, Strategic Information Branch

City of Cape Town (2007), Planning Districts Socio-Economic Analysis 2007, Strategic Development Information and GIS Department, Emille van Heyningen

City of Cape Town (2008), Peninsula Urban Edge Study: August 2001

City of Cape Town (2002), South Peninsula Spatial Development Framework, Final Draft, August 2001: CMC and South Peninsula Administrations: Spatial Planning, Planning Partners

City of Cape Town (2000), Main Road Growth Management Strategy, 2000 Spatial Planning, MCA

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