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Baardskeerdersbos Precinct Plan

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Baardskeerdersbos Precinct Plan BAARDSKEERDERSBOS PRECINCT PLAN For the Overstrand Municipality & Department of Rural Development & Land Reform By CK Rumboll & Partners, OvP Landscape Architects, Martin Kruger Architects And Sally Titlestad &Bridget O’Donoghue Final | January 2015 BAARDSKEERDERSBOS PRECINCT PLAN CONTENT : 1 Introduction p5 4.2 Built Environment p16 1.1 The Brief p5 4.2.1 Hierarchy and role of settlement p16 1.2 The Study Area p6 4.2.2 Densities & Vacant Land p16 1.3 Precinct Plan Purpose p6 4.2.3 Urban edge p16 1.4 Approach p6 4.2.4 Infrastructure p17 4.2.5 Land use management: Local Planning Level (LPL) p18 2 Sub-Regional Context p7 BAARDSKEERDERSBOS PRECINCT PLAN 4.3 Key demographic & socio-economic trends p21 2.1 Setting p7 4.3.1 Population Growth & Land Use requirements p21 2.2 Role p8 For the Overstrand Municipality 4.3.2 Health & Education p21 & Department of Rural Development & Land Reform 4.3.3 Local Economic Development/ Commercial Structure p21 3 Historical Overview p9 4.3.4 Employment, Unemployment, Income and Expenditure p21 Final I January 2015 4.3.5 Rural Development and Land Reform p21 4 Status Quo p10 4.3.6 Community Facilities p21 Purpose of the precinct plan 4.3.7 Crime p21 4.1 Biophysical Environment p10 4.3.8 Property Market Patterns and Growth pressures p21 4.1.1 Geology & Soils p10 To provide a detailed Development and Design Framework for Baardskeerdersbos with 4.3.9 Municipal Finance p21 4.1.2 Building Materials and Mining p10 4.3.10 Spatial and Social Integration p21 parameters relating to the future built form, subdivision policy and preferred land use. The 4.1.3 Topography and slopes p10 framework is informed by heritage, environmental and infrastructure services indicators, 4.1.4 Climate Change p11 informants and constraints. 4.1.5 Hydrology p12 5 Key Challenges p22 4.1.6 Biodiversity p12 By CK Rumboll & Partners Town Planners, OvP Landscape Architects, 4.1.7 Agriculture p13 6 Spatial Restructuring Directives and Concept p24 Martin Kruger Architects & Urban Designers, & Sally Titlestad & Bridget O’Donoghue Heritage 4.1.8 Cultural Heritage Resources p13 6.1 Spatial Restructuring Directives p24 Practitioners in Association 6.2 Spatial Vision & Strategies p26 6.3 Spatial Concept & Design Framework p26 2 3 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 7 Design Framework and Development Proposals p28 1. Introduction 7.1 Specific Development Guidelines p30 Baardskeerdersbos, located in the Overstrand Municipal Area between Gansbaai, 7.1.1 Appropriate Land Use p30 Stanford and Elim, is contained on the southern slopes of Perdekop, part of the 7.1.2 Development Parameters p30 Kouberge. The eastern foothills of Perdekop are home to the Boskloof River, a 7.1.3 Defined Spaces p30 tributary of the Boesmans River. The Boesmans River forms the southern edge of 7.1.4 Landscaping & the Natural Environment p30 Baardskeerdersbos running in an east-west direction. 7.1.5 Soft Open Space Considerations p30 The character of Baardskeerdersbos is that of a hamlet - a small village or group 7.2 Heritage Guidelines p36 of houses (Collins English Dictionary, 1991). 8 Implementation Plan p40 1.1 The Brief 9 Bibliography p43 CK Rumboll and Partners - Planning (CKR), OvP Landscape Architects, Martin Kruger Architects & Urban Designers and in association with Sally Titlestad & Bridget O’Donoghue Heritage Practitioners have been appointed by the Department of Rural Development and Land Reform (RDLR) to draft a precinct plan for the whole of Baardskeerdersbos rural settlement situated in the Overstrand Municipality. The Baardskeerdersbos precinct plan has to focus on cultural and heritage conservation, landscaping and urban design, balancing future residential and economic development with the preservation of the rural, agricultural and natural landscape and open space systems. The precinct plan directs the conservation of the rural hinterland and agricultural settlement character while addressing the increased pressure to develop that may arise from the Gansbaai/ Elim Road (R317) upgrade by means of proposals and guidelines. 4 5 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 240 1.2 The Study Area 230 210 2 Sub-Regional Context Baardskeerderbos Precinct BAARDSKEERDERSBOS 80 0 0 220 1 17 5 200 0 1 7 160 PRECINCT 1 190 16 0 0 The study area for the Precinct Plan includes the entire area of Baardskeerdersbos. 6 150 2.1 Setting 1 170 14 Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] 0 130 DATE: DEC 2014 SCALE: 1:10,000 0 1.3 Precinct Plan Purpose 3 The Overstrand, part of the larger Overberg region of the Western Cape, is an area 1 110 120 of great landscape significance. Geological formations and topography including O L IE N H O U T R 0 O SOURCE OF INFORMATION: NGI 4 1 2 A The Baardskeerdersbos Precinct Plan enhances sustainable development within 1 0 D landforms are two informants that determine landscape significance. 0 12 0 11 0 0 Baardskeerdersbos balancing the 3 areas of sustainability i.e. 1 Legend 0 9 Roads The geological formations caused by the juxtaposition of rugged sandstone mountain Rivers BAARDSKEERDERSBOSK L • socially advancing the population (social equity), O ranges with coastlines and estuaries, while much of it in a pristine state, constitute O T F TREE Main Contours - 5 meters ERK S R K 0 O ET TRE 8 A K S D R KE 0 • conserving the natural and built environment (environmental integrity) DE TUIN ROAD Dams / Marsh 10 three broad landscape types i.e. coastal, hillside and mountain landscapes. Of D Urban Edge A O R and A G particular importance for Baardskeerdersbos is the Riviersonderend and Palmiet E R T A 0 O N R A 7 P A T 0 R O 2 A 1 • enhancing the economy (economic efficiency) D Mountains and Koueberg cluster landscape features representing the topography, landforms and scenic resources. 60 9 1 Hence the precinct plan aims to align sustainable land use and associated 0 1 0 infrastructure with the needs of the Baardskeerdersbos community. Land use patterns, the third informant of landscape significance, can be classified IER MAN SRIV BOES 50 as rural farm land, protected and natural area and settlements: BOE The precinct plan therefore integrates the social and cultural, natural and economic 50 SM AN SRI environments providing for residential, educational, nature – and heritage VIER Rural farmland reflects the historical evolution of agricultural land use through 70 (aesthetic) conservation business, infrastructure and transport needs. Social, 60 5 0 its recognisable, fine agricultural patterning which contributes to the particular heritage, infrastructure and natural informants of the area are used to guide the character and ambience of the Overstrand hinterland. retention and conservation of necessary elements while encouraging appropriate forms of development. 1.4 Approach Protected areas include Pearly Beach, Soetfontein, Quoin Point nature reserves and Kogelberg Biosphere Reserve which have regional and national The precinct plan provides a detailed Development and Design Framework for The Baardskeerdersbos Precinct Plan has eight phases, as follows: significance. The ecological value of endemic fynbos vegetation types has led Baardskeerdersbos with parameters relating to the future built form, subdivision to the formation of these nature reserves policy and preferred land use. Phase I: Inception Phase II: Data Collection and Analysis The historical settlement pattern of coastal towns, country villages, resorts and Administratively, the precinct plan facilitates the implementation of the IDP and Phase III: Precinct Plan Drafting & Verification small fishing harbours have resulted in attractive living environments, many SDF objectives and the alignment thereof with the objectives of the three spheres Phase IV: First Review of which are being eroded by unsympathetic infrastructure development and of government. Phase V: Incorporation of Amendments/ Requirements suburban sprawl1. Phase VI: Public Notification & Participation Phase VII: Consideration of Submissions This significance of the landscape creates and attracts substantial tourism, and Phase VIII: Final Submission and Approval of Precinct Plan therefore economic value for the region. 1 Overstrand Heritage Survey, 2009 6 7 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 Geological formations, topographical and landforms informants at a local level are as follows: 3. Historical Overview Baardskeerdersbos is located along the slopes of Perdekop which is part of The area has strong historical links to the trans-human movement patterns of Khoi the Kouberge. Two rivers shape the topography and landform i.e. the Boskloof and San across the Western Cape. The abundance of water and good grazing in River, a tributary of the Boesmans River on the eastern foothills of Perdekop and the valley would have made it a good place for temporary Khoi stock settlements the Boesmans River, forming the southern edge of Baardskeerdersbos running prior to and moving into the period of colonial settlement. in an east-west direction. In the early 18th century a number of loan farms were granted to wealthy and The land use within the hamlet is rural. Hence Baardskeerdersbos maintains influential Cape families, who extended their farmlands, linking properties 3 visual and environmental harmony with the surrounding farming and cultural together . ‘Baardskeerdersbos was originally granted as a loan farm to Jan landscape. Cloete, a heemraad of Drakenstein, between 1725 and 1730 but was not linked to other farms, changed hands several times and was probably first permanently 4 Baardskeerdersbos has high landscape significance as it relates strongly to its occupied by Philip Fourie and his descendants from 1778’ . A High Court order local neighbouring settlements and its regional surroundings. in 1965 vested ownership after numerous undivided shares were granted in Farm Baardscheerders Bosch No 107.
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