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
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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
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• 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. This action initiated the current form of 2.2 Role Baardskeerdersbos.
The character of Baardskeerdersbos is that of a hamlet - a small village or group 3/214 The natural resources available in the area would have informed the location of the 205/213 BAARDSKEERDERSBOS dwellings marked on an 1831 quitrent survey. These are no longer extant but would of houses whilst for those passing by on the R317, it may be considered as a 198/213 BUILDING FOOTPRINTS
197/213
199/213 have informed the location of the current settlement, populated by the descendants gateway to the coast or to the countryside. 196/213
195/213 190/213 Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] 179/213 of Fourie’ sons and sons-in-law in the nineteenth century. Unlike many drosdty
180/213 The Baardskeerdersbos and Elim area has a strong historical relationship to the 178/213
181/213 DATE: DEC 2014 SCALE: 1:8,500 177/213
183/213 176/213 182/213 towns, the layout of Baardskeerdersbos demonstrates the organic nature of its
movement of Khoi and San from inland grazing sites to coastal fishing, pigment, 191/213 208/213 175/213 209/213 210/213 81/213 211/213 330 174/213 6/2000001 212/213 RE/184/213
200/213 100/213 185/213 development as a series of family smallholdings during the 19th century and into
cobble and shellfish collection activities, and later activities such as the retrieval 101/213 189/213 30/213 102/213 186/213 SOURCE OF INFORMATION: RUMBOLL 103/213
104/213 of shipwrecked goods in the colonial period, shellfish gathering, fishing, guano 187/213 the 20th century. The urban form of the village is characterised by cottages lost 188/213
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213/213 2 86/213 32/213 85/213 in the middle of large erven, relative absence of hard boundary treatments such
collection and recreational activities . 6/213 106/213 2/213
35/213 54/213
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110/213 RE/33 /213 34/21336/213 47/213 as high walls, variable plot sizes and orientations, and stands of poplar and gum 207/213 46/213 44/213 111/213
37/213 115/213 36/213 5 43/213 42/213 112/213 39/213 trees . 41/2 BAARDSKEERDERSBOS13 152/213 40/2 53/213 194/ 13 Baardskeerdersbos is the result of the expansion of a modest family settlement 213 113/213 118/213 48/213 119/213 121/213 155/213 120/213 114/213 49/213 125/213 154/213 124/213 50/213 123/213122/213 78/213 156/213 117/213 153/2 52/213 13 158/213 65/213 116/213 61/21 14/213 on a VOC loan farm that depended on subsistence farming and the exploitation of 60/213 3 77/213
63/213 19/213 76/213 202/213 27/213 13/21 73/213 3 64/213 20/213
75/213 160/213 25/213 72/213 21/213 There is a furrow ‘leiwater’ system, probably dating back to the 19th century, using 15/213 67/213 157/213
coastal resources to a hamlet. 22/213 193/213 126/213 99/213 RE/213 127/213 203/213
133/213 28/213 58/213 132/213 128/213 56/213 59/213 159/213 57/213 172/213 131/21 151/213 3 16/213 69/213 68/213 water that comes from the spring in the kloof above Baardskeerdersbos, and which It not only has historical significance but has also architectural significance as a late 162/213 130/213 161/213 163/213 129/213 70/213 164/213 171/213 6 71/213 167/213
95/213 19th and early 20th century farming settlement, with much of its modest vernacular 168/213 201/213 remains in use today . These water resources are now under pressure from the 96/213
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architecture intact. Also intact is the organic layout of the original farm settlement. 1 170/213 9 9
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It is a rare example of a hamlet that has undergone relatively little development 1 99002 5036/19 during the mid to late 20th century. 3Walton, in Overstrand Heritage Landscape Group, 2009:93 I 4Overstrand Heritage Survey, 2009:93 I 5Overstrand Heritage Survey 2009:93 I 6Benade 2006: 289, in Overstrand Heritage Survey, 2009. I 2 Overstrand Heritage Survey, 2009:94 7Overstrand Heritage Survey, 2009:94 8 9 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015
Legend Symbol Era Group Formation Geology Legend: Quatemary Alluvium BAARDSKEERDERSBOS 4 Status Quo Dc- Devonian Ceres Bokkeveld Undifferentiated Ceres Subgroup GEOLOGY Geology Dr - Devonian Rietvlei Table Mountain Light-grey well bedded quartzitic / feldspathic sandstone; subordinate siltstone & shale 4.1.4 Climate & Climate Change Nt - Namibian Brandwacht Malmesbury Quartz-chlorite-sericite phyllite; minor fine grained greywacke; hornfels Alluvium Ope- Ordovicia Peninsula Table Mountain Light grey quartzitic sandstone, minor siltstone and shale 4.1 Biophysical Environment Qg - Quarternary Bredasdorp Strandveld Reddish thin-bedded sandstone, siltstone and mudstone Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] The region experiences rainfall through the year, with the majority of rainfall Dc Ss - Silurian Skurweberg Bokkeveld Light-grey, thick bedded, coarser grained quartzitic sandstone, cross-bedded with grit& pebble Ts-Tf - Tertiary Bredasdorp Silcrete (Ts) and ferricrete (Tf) Qg DATE: DEC 2014 SCALE: 1:30,000 4.1.1 Geology and Soils concentrated in the winter months (May- August). The average long-term annual Dr rainfall varies between 384 mm in the lower areas to 534 mm in the steeper slopes. Nt Medium potential agricultural soil consisting of Cape granite, Malmesbury Ope Ope Nt SOURCE OF INFORMATION: GEOSCIENCE Group rocks (fractured quartzites of the Peninsula Formation and basement meta- The average temperature is 18°C, while the highest temperatures of 35°C+ are Qg sediments of the Malmesbury Group) and Bokkeveld shales (Undifferentiated experienced in January and February. The coldest temperatures averaging 5.5°C Alluvium Ss shales and siltstones of the Ceres Subgroup (Bokkeveld Group)) on Sandstone - 5.9°C are experienced in July to August. are the main geological materials in the Baardskeerdersbos surrounding8. Alluvium TsTf soils are found along streams and rivers. (See Geology Map on overleaf) The average wind speed is 12km/h.
4.1.2 Building Materials and Mining Climate change will cause the temperature to rise and the rainfall to decrease. Less variation in temperature will be experienced. Stream flows will reduce by There isno building materials or mining within Baardskeerdersbos. Sand mining nearly half and the area will become more arid (SARVA Altas, 2011). 10 takes place in the vicinity between Baardskeerdersbos and Pearly Beach and BAARDSKEERDERSBOS TsTf Baardskeerdersbos and Uilenkraalsmond11.
Dr Qg 4.1.3 Topography and slopes Dc Graphite
As the hamlet lies on the lower slopes of the Kouberge, the topography is Alluvium characterised by mostly rolling hills formed by granite slopes, incised by small rivers and tributaries.
The weathered granites and shales resulted in good soils where farming has historically occurred11. Dc
TsTf Dr Qg Qg Ss Dr Qg 8Reconciliation Strategy for Baardskeerdersbos, Umvoto Africa (Pty) Ltd, 2010 I 9GPS waypoint 233 (S 34 ̊ 38’ 41.7” and E 19 ̊ 34’ 02.6”) I 10GPS reading S 34 ̊ 34’ 33.7” and E 19 ̊ 26’ 42.6” I 11Overstrand Heritage Survey, 2009 I 12Overstrand Heritage Survey, 2009:93 10 11 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015
BiodiversityBiodiversity & Hydrology& Hydrology of Baardskeerdersbos of Baardskeerdersbos & Surroundings & Surroundings
205/213 BAARDSKEERDERSBOS AGRICULTURAL LANDUSE 198/213
197/213
199/213 4.1.5 Hydrology (Water System) 196/213
Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] 195/213
190/213 179/213
180/213 DATE: DEC 2014 SCALE: 1:8,500 178/213
181/213 177/213
183/213 176/213 Two tributaries dissect and border the hamlet: One is the Boskloof River with 4.1.7 Agriculture 182/213
191/213 208/213 175/213 209/213 210/213 81/213 211/213 330 174/213 6/2000001 212/213
RE/184/213
runoff water from Perdekop as part of the Kouberge that feeds the “leivoor” whilst 200/213 100/213 185/213 SOURCE OF INFORMATION: RUMBOLL
101/213 189/213 30/213 12 102/213 186/213 the second is the Boesmansriver that runs in an east-west direction. The village is located on medium potential agricultural land as is the surrounding 103/213 104/213 187/213 Legend
188/213 agricultural land. The cultivated area immediately around Baardskeerdersbos, 105/213 Urban Edge
213/213 86/213 32/213 85/213 AGRICULTURAL USE 6/213 106/213 There are floodplain, valley bottom wetlands and seeps particularly along the ranged between less than 10 ha and more than 100 ha. Fairly large areas cannot 2/213
35 54/213 Annual planted pastures /213
45/213
110/213 RE/33 /213 34/21336/213 47/213 207/213 46/213 44/213 Dam Boesmansriver that forms part of the landscape. To the north east, yet slightly be cultivated due to the mountainous nature of the area covered by natural 111/213
37/213 115/213 36/213 Old Fields 43/213 42/213 112/213 BAARDSKEERDERSBOS 39/213
41/2 removed, are the wetlands of the Koude River. fynbos vegetation. Most of the arable land is ustilised for the cultivation of fynbos 13 152/213 40/213 53/213 ShadeNet 194/ 213 113/213 118/213 48/213 119/213 121/213 155/213 120/213 114/213 49/213 154/213 Veld 125/213 124/213 50/213 123/213122/213 78/213 156/213 and pastures but various types of vegetables, fruit, wine grapes and wheat are 117/213 153/2 52/213 13 158/213 65/213 116/213 61/21 14/213 60/213 3 77/213 Wine grapes/Table grapes
63/213 19/213 76/213 202/213 27/213 13/21 73/213 3 64/213 20/213
The Breede Overberg Catchment Management Agency (BOCMA) is responsible also produced. The edible crops are mainly produced by farmers for their own 75/213 160/213 72/213 21/213 25/213 15/213 67/213 157/213
22/213 193/213 126/213 99/213 RE/213 127/213 203/213
133/213 28/213 for managing the Water Management Areas under delegated powers of the consumption or to sell at market. 58/213 132/21 128/213 3 56/213 59/213 159/213 57/213 172/213 131/21 151/213 3 16/213 69/213 68/213
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161/213 163/213 129/213 70/213 164/213 Minister for the Department of Water Affairs. 171/213 71/213 167/213
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1 99002 Given the altitude and climate, Kogelberg Sandstone Fynbos and Overberg 5036/19 VegetationVegetation: of Baardskeerdersbos Baardskeerdersbos & &Surroundings Surroundings Sandstone Fynbos are the two vegetation types present in and around Baardskeerdersbos. Areas covered with shrub land and fynbos as well as patches of thickets, bush land and bush clumps are included within the urban edge. FFs 12 Overberg Sandstone Fynbos The Kogelberg Sandstone is found closest to the mountain whilst the Overberg Sandstones covers the foothills.
The northern section of Baarskeersderbos (above the cemetery, old school and nursery) is located within a critical biodiversity area (CBA). The stream feeding the “leivoor ” originates from the gorge above this section.
Some of the erven and particularly some of the bigger erven on the most eastern and southern part of Baardskeerdersbos are located within the Overberg wetlands area. FFf1 Bokkeveld Sandstone Fynbos
Hence it would be key to maintain the connectivity between the sensitive areas (patches of CBA, leivoor and wetlands) and their incorporation into open space FFf1 Bokkeveld Sandstone Fynbos FFs 12 Overberg Sandstone Fynbos areas. Baardskeerdersbos Precinct Plan, Draft 4, December 2013 Page 10 of 31
13Overstrand Heritage Survey, 2009:93 14Overstrand Heritage Survey, 2009:94 12 13 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 4.2 Built Environment 4.2.3 Urban edge
4.2.1 Hierarchy and role of settlement Given the current urban edge, there is a need to contain development within some areas of expansion within the urban edge. There is also a need to include Baardskeerdersbos is ranked as a rural node with the role and function of some outlying erven within the urban edge to ensure consistency of policy a agricultural settlement and conservation centre. implementation. The settlement’s growth is determined by business activities along the main road, scattered community activities (old and new), the historical Transport Network /Hierarchical Road Structure subdivision pattern and the need to access municipal services. The proposed Road 317, currently being upgraded, dissects Baardskeerdersbos from east to urban edge for Baardskeerdersbos is illustrated by the Diagram below. The red west and links Gansbaai and Elim. line indicates the existing edge and the blue line the proposed expansions as Urban Edge supported by the public participation process conducted in July 2014. Residential and Settlement Development Land requirements for residential development in Baardskeerdersbos are limited as keeping the rural character in tact is paramount for the inhabitants.
No subsidized housing required.
Commercial and Business Development Development along the R317 was identified as the central business area of Baardskeerdersbos.
Spatial connectivity should be increased between the central business area (business node) and community facilities.
4.2.2 Densities and Vacant Land
Baardskeerdersbos has a gross density of ± 2.5 du/ha and an unofficial minimum erf size of ± 4000m² in extent.
14 15 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 4.2.4 Infrastructure Storm water Disposal Cemetery Summary of Identified Heritage Resources: The table below provides a summary of the status quo of the service infrastructure and Status Quo: No storm water management Status Quo: Need an extension or new cemetery Future: Future: reflects future infrastructure needs: Forty-three conservation worthy heritage resources were identified within the • Prepare a storm water drainage master plan for Baardskeerdersbos. • Formalize and maintain upkeep settlement and sixteen in the surrounding area, by the 2009 Heritage Survey. The • Link to open space corridors connecting community facilities throughout the Survey has been endorsed by Heritage Western Cape in terms of the National Sewerage Electricity Supply village. Status Quo: on-site septic tank and soak ways systems. • Status Quo: Eskom Heritage Resources Act (Act 25/1999) and therefore provides a competent Future: on-site treatment facilities i.e. conservancy tanks • Future: Status quo remains, encourage the use of green energey. baseline for the delineation of resources and planning for their future conservation. 4.2.5 Cultural Heritage Resources A detailed copy of the identified resources is appended as Addendum A Solid Waste Removal Road Network Built environment resources of the original late 19th and early 20th century Status Quo: Upgrading of DR 1206/ MR 262 by surfacing of the gravel road currently The settlement has heritage significance at the local level, and recommendations Status Quo: Solid waste is currently collected weekly and transported to the Gansbaai settlement and identified as conservation worthy are located in two areas of the landfill site. underway, that will improve the accessibility of the village. for the maintenance and conservation of the identified resources are addressed at settlement: the bo-dorp (above the church) and the onder-dorp (along the road Future: Future: Status quo remains. settlement and building level later in this report. between Gansbaai and Elim). These are framed by remaining stands of poplars • Investigate the development of a local waste recovery and transfer station where and gum trees dating to that period. waste is kept before being transported to Gansbaai.Together with Gansbaai a Public Transport Area Type of Resource Description and Grading/s where available regional structure plan for the collection and disposal of solid waste needs to be • No public transport facilities are required. developed. Most of these historical dwellings are white-plastered, mud-brick rectangular Stands of poplars were specifically identified; • Develop a system of waste recovery and recycling where the two are separated at buildings of modest dimensions, with poplar beams, pitched roofs (originally The lei-water furrow; BAARDSKEERDERSBOS Within the Landscape their sources together with a concerted public awareness campaign. INFRASTRUCTURE thatch, now iron or asbestos), usually a single window on each side of the front settlement The Baardskeerdersbos Burial Ground (on one erf) • Municipality and Home Owners Association, to institute jointly strict management of door, loft doors, an external stone chimney stack, and sometimes a simple stoep. Rounded end gables were common but are no longer characteristic of and access to transfer site. Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] Within the Built 33 residential units (all of local significance, Grade DATE: DEC 2014 SCALE: 1:10,000 Baardskeerdersbos once iron roofs were used with square end gables (interview settlement 3), in addition to which some community facilities and Water Supply Barney Otto 07.07.2008)14. environment resources were identified for conservation: O L IE N H O U T R Status Quo: Two boreholes will provide sufficient water until 2030. Water is stored in O SOURCE OF INFORMATION: NGI & ESCOM The Church (erf 213/48) A
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the reservoir and will be treated by an ultra filter plant currently under construction. Legend The gable styles of the houses seem consistent with the examples from other The Pub (Old School building) and school masters house Borehole Overstrand Local Municipality is a Water Services Authority (WSA), which is responsible loan farm settlements in the Bredasdorp vicinity (Walton 1989:144-145). Walton The Old Clinic for providing water services to those living within its jurisdiction. Electrical Overhead Cables
BAARDSKEERDERSBOSK notes that most of the Overberg stock farmers especially in the Strandveld L Roads O Manie se winkel (en huis) O
F TREET ERK S
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O T REE A K ST Other D KER OAD used ferricrete (koffieklip) and sandstone that were roughly squared and laid in DE TUIN R Minor (Other) Marietjies restaurant, and
Household access to water is summarized below: D A O Main road courses (Walton 1989:141). However, although they often have a stone base, the R A G E R T A O N R A Pub and Disco P A T R O A National freeway Piped water inside dwelling : 52.8% | Yard tap : 37.4% | Standpipe ; 9.5% D Baardskeerdersbos houses tend to be built from mud bricks above the plastered Secondary road 14 Surrounding Landscape, The Moeraskloof ruins, farm housing and buildings on Urban Edge koffieklip foundation layer.” Future: area archaeological Nuwedam I & II, Assegaaibosch I, Kraaibos II, Klein • Introduce Water Demand Management systems to make effective use of the A conservation area and a special area were delineated and recommended by the and built Tierfontein, Diepkloof, Moeraskloof I and II, Cypress environment Cottage, Kouderivier Thatch Cottage, Nuwepos and available resources (use 0.08 Million m³/annum in 2008 to increase to 0.011 Million 2009 Heritage Survey. m³/ annum in 2035) Sandberg and cemeteries and associated buildings on • Increase community awareness of water resource scarcity and value. Assegaaibosch I, Concordia, and Kouderivier. A single In the heritage area proposed demolitions should be forbidden, houses without buiding on Doringbosch was identified as being non • Verify the extent and capacity of ground water and other sources and recharge rates roofs should be immediately covered, and a set of regulations for maintenance and conservation worthy. to inform long term planning and development of the water supply system. renovations of older dwellings should be drawn up. 16 17 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 214/0 214/0 BAARDSKEERDERSBOS 4.2.6 Land use management: Local Planning Level (LPL) 213/205 LANDUSE 214/3 213/198
Land uses 213/197
The majority of land uses are residential. This includes erven with formal housing 213/196 213/0 or less formal housing (tents, caravans or wooden houses or vacant temporary 214/2 Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] 213/195 213/190 79 13/1 housing). There are an equal number of vacant erven as there are erven used for 2 DATE: DEC 2014 SCALE: 1:8,500 178 213/ residential purposes exclusively. There are also a few plots used for residential /181 213 177 213/
213/183 6 purposes where horses and other domestic livestock are simultaneously kept. 2 3/17 13/ 21 182 175 Some of the bigger erven are used solely for agricultural purposes including 213/191 213/ 213/184 213/81 grazing. 213/174 213/200 13/100 213/185 2 SOURCE OF INFORMATION: RUMBOLL
1 13/10 213/189 213/30 213/102 2 213/186 There are two sites used for community amenities which include a church (privately 213/103 Legend 2 13 /1 213/187 04 LANDUSE owned) and community centre (owned by municipality). UNKNOWN
213/188 5 0 AGRICULTURE 1 /
3 1 AGRICULTURE213/1 - GRAZING 2 213/0 There is an erf hosting the pump station. 213/85 AGRICULTURE AND RESIDENTIAL 213/6 213/32 2 13/10 BUSINESS (PUB & GRILL) 213/2 6 There is an erf from which a nursery is operated. BUSINESS (SHOP; LIQUOR STORE; FILLING STATION) 213/35 213/45 213/54
BAARDSKEERDERSBOS2 BUSINESS (STRANDVELD PUB & GRILL & ART GALLERY)
1
213 213/33 3 /110 7 /
3 213/36 6 4 / 4 4 CHURCH / 3 213/44 3 1 2 1 2 13 2 There are a few sites along the main road and one in the core of the village that /1 213/207 COMMUNITY CENTRE 11 7 3 / 213/38 3 3 213/115 1 DILAPIDATED BUILDING 2 4 2 / 1 3 2 are used for business purposes including pubs, a shop, a liquor store, restaurants 3 2 1 4 / 1 / 1 3 2 3 NURSERY 1 / 1 2 39 2
2 1 PUMP STATION and an art gallery. 21 3 213/152 3 / 213/41 213/53 213/194 /1 213/121 4 13 0 RESIDENTIAL 213/118 2 213/119 213/120 1 3 / 2 213/155 /49 4 213 1 RESIDENTIAL (TENT) 2 8 13 3 /11 213/123 / 4 213/122 1 213/50 5 213/125 213/124 213/78 213/51 4 RESIDENTIAL (WOODEN HOUSE) 213/117 213/158 213/156 Zoning 2 213/153 1 213/1 4 RESIDENTIAL AND KEEPING OF HORSES 3 1 7 213/65 16 213/ 3/7 213/52 213/60 / 1 2 6 2 1 1 73 3 / 213/19 / VACANT 213/63 3 2 7 213/76 1 1 0 3 2 2 /2 / 3 4 3 1 1 VACANT WOODEN HOUSE 6 / 2 2 0 5 7 2 3 2 1 2 2 0 1 6 3 6 1 / 7 / / / /1 / 5 3 2 7 2 3 3 1 / 3 5 2 Urban Edge Most of the land is zone Agriculture Zone I with a few exceptions. These are single 3 1 1 1 3 1 / 1 2 2 1 2 3 6 2 13/22 3 157 2 1 2 13/ 2 9 2 1 2 1 / /
3 3 1 3 7 213/99 2 0 1 2
2 2 1
erven hosting: / / 213/0 3
3 3
3 1 1 1 2 2 2 / 2 213/28 213/58 3 3 1 213/29 1 1 3 213/59 / 1 / 2 1 213/57 3 3 2 213/159 1 1 8 213/56 / 213/172 2 3 213/16 2 1 2 213/68 6 2 13 213/69 1 3 /1 2 / 30 1 6 3 3 1 4 /1 - the community hall, zoned Authority Zone, 213/161 1 / 2 213/70 6 9 2 3 1 1 1 / 7 2 3 1 7 1 / 6 2 3 1 213/71 1 / - the church, zoned institutional zone, 2 3 1 2 2 2 1 1 3 3 213/95 /1 /2 6 0 - the graveyard, zoned open space and 8 1 213/79 213/96
- some houses, zoned Residential Zone I. 213/62 213/97
213/98 213/165 213/83 0 213/144 213/83 7 213/91 1 213/82 / 3 2 1 1 2 3 / 1 4 6 213/169
213/143
213/74 213/142 213/150 213/94
18 19 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 214/0 214/0
BAARDSKEERDERSBOS 213/205 Suitable areas with high agricultural production potential for land reform purposes ZONINGS 4.3 Key demographic & socio-economic trends 214/3 213/198 are not identified. 213/197 4.3.1 Population Growth & Land Use requirements 213/199 213/196 4.3.6 Community Facilities
214/2 Tel: 022 482 1845 - Faks: 022 487 1661 - E-pos: [email protected] 213/195 There are approximately 103 (Statistics SA, 2011) to 120 (Baardkskeersbos 213/190 213/179 Limited but sufficient community facilities exist within Baardskeerdersbos i.e. 213/180 Home Owners Association) people settled in Baardskeersersbos. The population 213/180 213/178 DATE: DEC 2014 SCALE: 1:8,500 /181 cemetery, church and community hall and former school. There is no designated 213 213/177 growth rate of the Overstrand farming area is used for Baardskeerdersbos
213/183 2 13/ 213/176 public open space. The area designated as public open space is, in fact, the 182 which is 0.03% per annum (Overstrand WSDP, 2009). 213/191 213/175 cemetery. There is a need for a public open space. 213/184 213/81 213/174
213/200213/100 Should all vacant erven be developed the population could increase to 168 213/185 SOURCE OF INFORMATION: RUMBOLL 4.3.7 Crime 213/189 213/30 213/102 213/101 inhabitants or 56 erven. 213/186 2 213/103 13 /1 213/187 04 Legend A small portion of land is required for public open spaces or recreational areas, There is no police station in Baardskeerdersbos. There is a need for a satellite 213/188 5 0 1 213/1 / police station. 3 ZONING baring in mind that all vacant land is privately owned. This need was also expressed 1 2 213/86 213/85 213/6 by the community of Baardskeerdersbos. 213/32 2 AGRICULTURAL ZONE I 13/10 213/2 6 4.3.8 Property Market Patterns and Growth pressures 213/35 213/45 213/54 BAARDSKEERDERSBOS 2 AUTHORITY ZONE 3 1
21 3 3/11 3 7 0 / / 6 4.3.2 Health & Education 4 3 213/36 3 4 / 1 4 / 3 3 2 1 2 213/44 1 13 2 /1 2 INSTITUTIONAL ZONE I Several plots are for sale. Sales are slow but developments outside 1 213/31 7 1 3 / 213/36 3 3 213/115 1 4 21 2 3 2 3/ 2 Baardskeerdersbos, i.e.the proposed Eskom nuclear reactor at Bantamsklip near /1 13 /4 OPEN SPACE ZONE IV Health services are offered once a month in Baardskeerdersbos. 1 /3 21 3 2 9 1 2 /152 213/53 213 Pearly Beach could put sudden development pressure on Baardskeerdersbos and 213/194 213/113 213/40213/41 213/118 2 RESIDENTIAL ZONE I 213/119213/121 1 213/155 3 2 / 4 1 2 213/120 2 213/49 may cause pressure for the market to speed up and improve. 1 3 3 1 8 4.3.3 Local Economic Development /11 / 4 213/122 3 1 / 5 213/125213/124 213/78 5 4 0 213/156 Urban Edge 2 213/117 53 1 213/123 213/1 213/158 3 213/116 3/14 213/52 213/65 21 2 213/60 / 213/77 6 3 1 1 /7 3 213/63 2 7 213/19 213/76 / 3 0 1 4.3.9 Municipal Finance 1 2 / 3 Local Economic development in Baardskeerdersbos is primarily driven by agriculture 2 /2 4 3 3 6 1 1 / 0 5 7 2 2 2 2 2 1 3 2 1 / 6 3 / 7 / / 5 1 / 2 213/160 3 7 3 / 3 5 1 2 3 / 1 and tourism and related development, supported by sufficient infrastructure. 1 3 2 6 1 3 3 7 3/22 2 2 15 1 2 21 1 9 13/ 2 1 2 2 1 1 2 /
/ 3 3 3 1 0 213/99 1 2 2 Municipal funds are limited to infrastructure and developing a detailed structure / 3 2 213/127
3 3 2 2 213/58 1 1 / 3 1
213/56 2 213/28 3 1 1 3 213/59 1 / 3 /1 3 2 213/159 plan. 213/57 2 1 8 Bulk infrastructure services should be upgraded to support all future development 213/172 1 / 2 2 3 2 213/16 213/68 6 1 13 3 2 / 2 213/69 1 13 1 / 6 0 3 3 1 4 /1 213/161 / 6 213/70 1 2 and growth. 3 1 9 2 1 / 1 7 3 7 2 1 213/0 / 1 6 2 3 1 / 213/71 1 4.3.10 Spatial and Social Integration 3 2 2 2 1 1 1 2 3 3 213/95 /1 /2 6 0 8 1 4.3.4 Employment, Unemployment, Income and Expenditure 213/79 213/96 213/62 213/97 • The town is characterized by limited developable land given its current 213/98 213/165 urban edge and rural character. 213/83 Most of the population is self employed. 0 213/144 213/83 7 1 213/91 213/82 / 2 3 1 • No link exists between community facilities (former school building, 1 3 2 / 1 4 213/169 6 4.3.5 Rural Development and Land Reform church, community hall and graveyard) and business node. 213/143 • Various open spaces of poor quality are privately owned, resulting in There are no Comprehensive Rural Development Programme initiatives within these spaces being inaccessible 213/74 213/142 213/150 Baardskeerdersbos. 213/94
20 21 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 5 Key Challenges • Managing alien infestation along the road from Baardskeerdersbos to Pearly Beach and Uilenskraalmond to Baardskeerdersbos. • There are sub-divisions that have not been developed yet. Should The key challenges for Baardskeerdersbos are as follows: • Monitoring the impact of sand mining in the vicinity these erven develop, the character may well change in the next few 15 Strengths between Baardskeerdersbos and Pearly Beach and years and the hamlet of Baardskeerdersbos will merely develop Weaknesses Socio-economic Baardskeerdersbos and Uilenkraalsmond16. into suburbia, with houses scattered over the countryside in ad- hoc Rural Character (conservation priority) fashion. Lack of design guidelines (utilization of • A variety of income levels are represented within the village. The Conservation of Heritage Assets • Preserving its “stood still in time” sense of place as Baardskeerdersbos Spaciousness (utilization of space and land) space) challenge lies in strengthening and stabilizing income for those experienced little development during the middle to late Leivoor (conservation priority) living permanently in the village without negatively impacting on The village should be designated within the municipal heritage overlay 20th century. Significant settlement pattern (Conservation Water pollution (environmental hazards/ rural character. zone as recommended in the Overstrand Heritage Survey of • Providing a public open space. priority) risks) • The lack of connectivity between the central business area, community 2009, endorsed by Heritage Western Cape, • The Agricultural zoning could be a challenge and a benefit. facilities, open spaces such as the cemetery and the “leivoor”. • The absence of implementation guidelines for appropriate • Formalizing the urban edge. Numerous significant heritage resources • The keeping of animals. conservation at settlement and individual site levels, (Conservation priority) • The lack of economic development and the low key role of agriculture • The municipality should undertake a full heritage inventory and The challenges inform the Strengths, Weaknesses, Opportunities & Threats. The and tourism. implement guidelines for conservation of properties identified in analysis thereof is illustrated opposite: the Overtstrand survey and inventory, Infrastructure Constraints • Guidelines for sympathetic new development (recommended in 2009 These challenges result in two no- negotiable guidelines i.e.: Heritage Survey) to be implemented • The existing system of Sewerage Disposal (septic tanks and • Evidence of temporary Khoi kraals and in particular on and in the vicinity • Retain the qualities of place that makes Baardskeerdersbos unique soak aways) may impact on water quality. of erven 73 and 24, or 111-114, where the original settlement evident in • Give sensitive and appropriate guidance to future growth • Improving the local waste transfer station. the 1831 quitrent plan was located to be verified, • Dealing with climate change and the area becoming more arid. • Conservation of some outlying houses, on neighbouring smallholdings Opportunities Threats • Wide corridors of power lines coming from the proposed Eskom nuclear that are conservation-worthy17, Rural Hinterland (conservation priority) Urbanization (Conservation priority) reactor at Bantamsklip near Pearly Beach will affect views from the • Preservation of the unique form of the village: cottages losts in the village and surrounding areas. midst of large erven, the absence of boundary treatment Viewscapes (conservation priority) Densification destroying the rural and walls, variable plot sizes and stands of poplar trees. agricultural Conservation (Natural) Green Corridors (conservation priority) sense of place (utilization of space and Growth Management land) • Strengthening mountain corridors: Agricultural zoning (utilization of space and land) o Riviersonderend and Palmiet Mountains and Koudeberg cluster • Development pressure exists in Baardskeerdersbos given the beautiful Agricultural zoning (utilization of space) o Bredasdorp Mountains – Stanford/ Gansbaai corridor (linking rural setting, proximity to the coast and the perception of a safe Babilonstoring, Maanskynkop, Fernkloof, Walker Bay rural settlement with little or no crime. These positive aspects and & Salmonsdam Nature reserves including the Sonderend River). assets are attractive for city dwellers and others who want to relocate to o Agulhas- Bredasdorp Mountains linking Heuningnes live in the countryside. and De Mond Nature Reserves (between Struisbaai & Arniston). • The proposed Eskom nuclear reactor at Bantamsklip near Pearly Beach • The furrow “leiwater” needs preservation. could put sudden development pressure on Baardskeerdersbos as • The protection of the Boskloof and Boesmans Rivers. accommodation for workers will be required.
22 23 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 6 Spatial Restructuring Directives and Concept Maintain / Protect
6.1 Spatial Restructuring Directives • The unique village / rural character of Baardskeerdersbos • The special character of the area and quality of tourist experience The spatial restructuring directives from the Western Cape Spatial Development Framework (2009) and the 2030 Green Light Vision are as follows: Contain
Western Cape Spatial Development Framework • Development footprint mostly to within the defined urban edge of the town. (a) Socio-Economic Development – alleviate poverty • Open spaces within the defined urban edge and in close proximity of its (b) Settlement Restructuring – promote spatial and social integration potential users. (c) Environmental Sustainability – promote environmental protection The 2030 Green Light Vision Principles to implement Spatial Concept The vision for Baardskeerdersbos as identified in the 2030 Green Light Vision Urban Edge The principles below guide the Spatial Concept document within the context of five strategic thrusts are tabulated in the table on the below. Encourage and Promote Strategic Thrust Vision Spatial Implications • Role of area as agricultural zone of special significance • Appropriately scaled tourism development based on regional agricultural Role of A desirable place to live: Limited densification and & heritage value Baardskeerdersbos consolidated development • Rural cottage industries Alternative lifestyle living on • Appropriate residential development on a scale and in a form that smallholdings. retains the unique hamlet character of Baardskeerdersbos Visitor Destination To stage events unique Rejuvenation of existing Development guidelines sensitive to Baardskeerdersbos’ unique form to the rural character of social amenities and heritage assets Baardskeerdersbos Restrict Centre of Learning To become a model for creative Encourage economic partnerships in agriculture, agri- development along , but • Undirected subdivision and built development changing the rural processing and tourism. not limited to Granaat & character or heritage significance of the village. Protea Street and R317. • The development footprint of large outlying erven within the urban Stable Economy/ Centre To become a rural centre of craft Promoate agricultural and edge of town. of Craft and tourism. tourism related cottage The impacts of infrastructure and economic development. industries in Granaat and Protea Street and along R317 respectively. 24 25 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 Retain the sense of place 6.2 Spatial Vision and Strategies The third option is to balance conservation of heritage resources, social equity, SDS 8 •The hamlet will be transformed into a village. The general policy guideline would be to retain the rural character of environmental integrity and economic efficiency. The following spatial vision for Baardskeerdersbos, and direct growth to strategic sites as indicated on the Preliminary Design Framework and Precinct Plan, in order to create a Cape Village. Baardskeerdersbos crystallizes: The future development options for Baardskeerdersbos are follows: •Large scaled developments should be prevented at all costs. 1. Prevent any further development at Baardskeerdersbos. 2. Allow uncontrolled sub-divisions and growth to continue (Status Quo). Baardskeerdersbos is a node of cultural, rural and conservation significance. 3. Allow controlled development and define Baardskeerdersbos as a Cape Enhance conservation of the natural and built environment village. (Preferred Option). Therefore the following spatial development strategies (SDS) are proposed: SDS 9 • The natural environment of trees, shrubs and orchards should be preserved at all costs. • Inappropriate buildings that do not reflect the “Cape Village Vernacular” of the region will not be allowed. Equity of Land Use Distribution • The public spaces, historical landmarks inherent in the structure of Baardskeerdersbos should be conserved for future generations. SDS 1 Promote multi-purpose community precinct • The historical cemetery must be given dignity and an edge, a boundary. • Given the population size of Baardskeerdersbos, community facilities are currently adequately provided for including the municipal owned community centre that can • It is proposed that the cemetery be defined with a row of densely planted Cypress trees and a low stone wall or picket fence. serve as multi-purpose community facility. However, the links between and definition of existing facilities can be improved. • Formalize a Heritage Overlay Zone with appropriate development parameters for Baardskeerdersbos. • The public facilities, cultural landmarks and commercial nodes will be improved within the limits of a defined village Encouragement/ Restriction of Land Use Development SDS 2 Improve development control Restrict erf sizes to a minim or 4000m² or more. Subdivision can only be allowed if erf sizes are adhere to and if remainders of erven are of the same or larger extent. SDS 3 Encourage appropriate development • Encourage cottage industries along Protea and Granaat Streets • Encourage the location of appropriate tourist-related business uses along the R317, which is being upgraded. SDS 4 Integrated long term planning for services • Ensure comprehensive planning for the provision of services integrated with the local growth management strategies for the town. Spatial Integration SDS 5 Improve accessibility to community facilities and the CBD, by means of spatial integration of: • Activity (cottage industries) streets (Protea &Granaat); • Water courses and accompanied walkways (along Kloof and Protea street) • Linking CBD (along R317), community facilities (church, former school & community hall), and graveyard with open space corridors & walkways. Densification SDS 6 Support non-residential land uses along R317, Protea and Granaat streets. New Growth Areas SDS 7 • Limited extension of urban edge • Gentrification
26 27 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 6.3 Spatial Concept, Design Framework & Development Proposals Conservation Zones
The following Assets inform the spatial concept plan: - Forty-three conservation worthy heritage resources were identified within the settlement. The buildings marked red on the Heritage & Village Form Landscape Indicators Map form part of this resource and define - Various size and shape plots connected with gravel roads the hamlet. - Several large plots - Critical biodiversity and natural areas within and immediately outside - Community facilities i.e. church. former school and graveyard in close Baardskeerdersbos. proximity whilst community hall is removed - R317 as activity axis (shops and former service station) Land Use - Farm yards at entrance (gateways) from Gransbaai (west) and Elim (east) - Agricultural Zoning yet rural use. Gateways Movement and Activity Routes - R317 providing main access to and through town - Protea, Granaat & Kerk streets Urban Edge Connectivity - Link various precincts to one another with walkways - Link critical biodiversity areas above former school and graveyard with hiking route to village. Extend Hiking paths along leivoor ((from west to east through town) - Link and provide open spaces
Edges - Agricultural (west, south and east) and conservation buffer (north)
Precincts - Commercial –tourism orientated (along R317) - Cottage Industries along Protea & Granaat streets - Community amenities (church, former school and art studio and graveyard)
28 29 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 7.1 Specific Development Guidelines: activities may be allowed by obtaining local authority permission. These 7.1.3 Defined Spaces: consent uses should be granted on condition that at least half of The following Development Guidelines will apply for the hamlet of the property is also used for residential purposes. 1. Buildings must define public space. The setbacks, orientation and height Baardskeerdersbos in its future transformation into a village: of buildings facing the village street are delimited. The streetscape is 4. Arts and crafts and pottery is encouraged. important as a collective vision. 7.1.1 Appropriate Land Use: 5. Cultural activities and festivals related to food, art, performance (e.g. 2. Buildings should be single storey or one and a half storeys (with a loft 1. Commercial use should be encouraged along the R317 Road. Business bands- such as the BaarskeerdersbosBoere-orkes) is encouraged. in the roof), and the roof pitches should be 30-40 degrees. All Zone III is required to operate a business. roofs should be constructed of corrugated sheet metal and be 6. Small-scale animal husbandry to be encouraged on larger plots. of dark colours: in black, green, or dark red. 2. Restaurants and Guest Houses are allowed adjacent to the R317 Adhere to health and safety regulations. Thatch roofs will also be accepted. No tiled roofs are accepted. Roadside of the village. Conset use permission is required to operate a guest house or touris accommodation. The Overstrand Zoning Scheme 7. A wide variety of crop production encouraged including orchards and 3. New buildings should be contemporary statements of the Cape Regulations permits the use of 2 rooms for temporary horticulture. vernacular, and the plan layouts can follow any of the Cape Vernacular accommodation to paying guests (2rooms, maxiumum examples as illustrated to form courtyards, and enclosed exterior spaces. 5 persons) as a right, whilst a guest house or 7.1.2 Development parameters: tourist accommodation is a consent use. 4. Verandas or “Stoeps” should be simple with a mono-pitched roof (in the 1. Erven in the Hamlet portion should be a minimum of 4000m2. same colour as the main roof) and facing the street. 3. Cottage industry and light industrial uses of a non pollutant nature (noise and air pollution prohibited) and home occupation could be 2. The architecture should conform to the Cape vernacular and in 5. Low territory defining werf walls are allowed, on the erf perimeter. The allowed. Small scaled joinery works, welding works, and similar particular with regards to mass, form and height. buildings should be placed facing the street in its horizontal plan form, and should be placed no further than two meters from the 8. StreetBaardskeerdersbos fronts Precinctof newly Plan, Draft created 4, December erven 2013 should be a minimum of 20 meters. Page 24 of 31 3. The landscaping on large erven should be more intense, and agriculture erf boundary. is encouraged. 6. Carports, garages and parking areas for cars should be to the back of 4. Permission to be sought from local authority to build an additional the buildings, hidden from the street. dwelling. The footprint of the additional dwelling should be smaller than the footprint of the main dwelling. 7. Trees should be planted one and a half meters outside the erf boundaries. All the village trees should align with the trees of their neighbours.
30 31 Baardskeerdersbos BaardskeerdersbosPrecinct PrecinctPlan Plan, I DraftFinal 4, December I January 2013 2015 Page 23 of 31 Baardskeerdersbos Precinct Plan I Final I January 2015
5. 7.1.4 Landscaping & the Natural Environment: 7.1.5 Soft Open Space Considerations: 1. The trees on public roads and the landscape should be limited to suitable indigenous species (Harpephyllum caffrum, Location Sideroxylon inerme, Kiggelaria Africana, ect.) or non- invasive species like Oak, Poplar and Pine trees that • To create contrasting spaces of relief within predominantly residential have historically and culturally played a role in the settlements areas of the area. • Encourage surveillance of child-play spaces • Within social amenity cluster, creating safe, shared playtime spaces 2. The agricultural compliment of trees such as olive tree, citrus tree, • Competitive sports fields should be easily accessible pear trees and grapevines will also be acceptable. • Can be located on low-lying land adjacent to water courses (act as storm water management system) 3. Urban agriculture will be allowed in the hamlet and on the edge of the • Incorporate with other public spaces (multi- functional) village. • Away from busy roads and transversing pathways, to ensure that greatest public surveillance and safety. 4. Orchards, vineyards, olive groves are encouraged. Access 5. Walking, cycling and horse riding trials should be encouraged. • Sports fields: Within easy walking distance (i.e. 300m – 500m which 6. Fynbos corridors should be linked along water courses. equals 10 minutes walk) • Play spaces: within 300m of primary schools and crèches or within 500 • 7. Treed avenues planted as visual corridors down the slopes to frame 1500m of other users (preferred 500m = 10 minutes walk). views onto the surrounding landscape should be encouraged. Size & Dimensions 8. Water furrows (“leivore”) and springs should be expanded, and should follow the example of the Stellenbosch or Genadendal water-furrows. • Smaller parks/ play spaces: between 450m2 – 1000m2 with widths of between 15m and 25m and lengths between 30m and 40m. 9. Development should take cognisiance of the contours on slopes. • Larger parks: 0.68m2 - 1ha or more Building forms should follow the contours to reduce cut-and fill and not stand out in landscape. Use capacities & thresholds
• Consider who the user group is • Consider surface capacity (i.e. grass playing fields can accommodate limited number of matches) Baardskeerdersbos Precinct Plan, Draft 4, December 2013 Page 24 of 31 • Thresholds depend on demographic character and if space is used for formal sport 32 33 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 Edges B: At the Municipal Community Centre C: Along the leivoor There are four soft open space proposals that could be considered. A brief • Lines of trees evaluation of each follow: The Municipal Community Hall adjacent to the R317 is a small hall that fulfils a A large open area exists as indicated alongside the leivoor. This is private land, • Row of houses or building with fronts looking onto open space for public function. It is well situated on the main road and thus easily accessible. The and it may have to be purchased develop as public open space. surveillance and safety. possibility of creating a picnic-area, and planting trees in the future would enhance • Some sides could be fenced. A: At the former and old schools this as public space. The site area is small but the Municipality could consider buying adjacent land for this purpose. Surface The main focus of the village is the site of the former and old schools. The former Considerations Assessment school is now home to a resaurant and the Strandveld Farmers Association whilst Location • Erf sizes and boundaries (±35m) on southern and • Left natural the old school is used as an art gallery. This site is best suited to be a public open western boundaries create surveillance • Landscaping should avoid the creation of hidden places of refuge to space as it is central and clearly defined. It also has historical significance as Considerations Assessment reduce opportunities for crime. the building was public and is used by a community association the Strandveld Location • Property used as public amenity. • Away from busy roads and transversing pathways • Surfaces should demarcate play spaces. Farmers Association. It is therefore the first choice as public open space. • No or limited surveillance • Northern edge located within reach of natural Public furniture Considerations Assessment vegetation corridor and stream. • Next to major through road Location • Property used as public amenity. Access • Within walking distance of properties above R317. • Could include children’s play equipment • Removed from social amenity cluster Size & Dimensions • 17919m2 (1.8ha) • Benches • No or little surveillance Access • Within walking distance of properties along R317. Use capacities & • Sufficient capacity for play, recreation & sport spaces thresholds • Within social amenity cluster Size & Dimensions • 2912m2 • • Edges Northern edge – natural veld • Linked with other public spaces Use capacities & Sufficient capacity for play and recreation spaces thresholds • Western and southern boundaries are fenced and tree • Away from busy roads and transversing pathways Edges • Line of trees and fence on eastern boundary lines can be established Access • Within walking distance of properties above R317. Surface • Mainly lawn Surface • Natural Size & Dimensions • 8569m2 Use capacities & • Sufficient capacity for play and recreation spaces thresholds Edges • Line of trees and fence on eastern boundary Surface • Mainly lawn
34 35 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 D: Below the cemetery 7.2 Heritage Guidelines Thereafter, and within six months of this gazetting, the local authority must provide • Gated villages should not be allowed for the protection and regulation of the listed buildings and sites through provisions The land between the cemetery and Church was considered for public open space, Heritage Indicators in the zoning scheme18. but is outside the urban edge and is privately owned. This proposed space will link • Inauthentic replication of the vernacular style should be prevented the cemetery and church and therefore create a contiguous public space. Implementation of the recommendations made by the 2009 Heritage Survey In the heritage area demolition should be proscribed, houses without roofs should (endorsed by Heritage Western Cape) should occur at three scales – the settlement • Ensure positive house-street relationships as embedded in the historical be immediately covered, and a set of regulations for maintenance and renovations Considerations Assessment level, the level of individual resources where appropriate, and at the landscape pattern of older dwellings should be drawn up. level. The guidelines follow below: Location • Surveillance can be created • Ensure that new buildings and additions to buildings respect the Ensure that the authenticity of the original building/s are retained. At settlement level traditional siting, form and massing patterns evident in • Within social amenity cluster the settlement General recommendations for grade 111A and 111B sites are as follows (Overtsrand • Linked with other public spaces The expansive and contained settlement pattern and landscape character of Heritage Survey, 2009): Baardskeerdersbos should be retained and protected. The recommended • New buildings should reflect the scale and proportion of existing • Away from busy roads and transversing pathways conservation and special areas should be implemented. buildings in the conservation area Grade IIIA Proposed Clause in Local Zoning Scheme No Grade IIIA building or structure and/or listed on the Provincial Heritage Register Access • Within walking distance of properties above R317. • Any new development must be informed by an understanding of and • New buildings should be orthogonal in form: shall be demolished, altered or extended nor shall any new building or structure Size & Dimensions • ±2ha including area around church response to the heritage values of the existing settlement be erected on the property occupied by such building or structure without the Use capacities & • Sufficient capacity for play, recreation and sports a) New buildings must be made up of narrow rectangles with Municipality’s special consent; thresholds spaces • New development must be sympathetic to the historically significant cross-sections not in excess of six metres. If a larger house is planned it Edges • Line of trees to be planted on northern boundary patterning and should not extend up the mountain slopes should be made up of several smaller elements linked together. The Municipality shall be cognisant of the provincial heritage resources authority/s requirements, and the Municipality shall not grant its special consent if such • Streets on western and southern boundary • Demolition of heritage resources should be proscribed b) Lean-to additions should be used as scaling elements and should not proposed demolition, alteration, extension or new building or structure will be exceed the width of the main dwelling. detrimental to the character and /or significance of the building or structure. Surface • Natural • Encroachment of residential development into farmland should be minimised, and the urban edge respected • Landscape patterning should be sympathetic to the existing poplar Grade IIIB Proposed Clause in Local Zoning Scheme avenues and the use of indigenous vegetation already evident No Grade IIIB building or structure and/or listed on the Provincial Heritage • The leiwater system significant to the historical settlement should be in the settlement Register, other than an internal wall, surface or component, shall be demolished, retained altered or extended nor shall any new building or structure be erected on the At buildings level property occupied by such building or structure without the Municipality’s special • New architectural languages should be different from but sympathetic to An inventory of Heritage Resources should be drawn up by the local authority, consent, the Municipality shall take account of the provincial heritage resources the modest vernacular language already in use in the settlement based on the buildings detail in Appendix A. Once an inventory has been compiled authority/s requirements, and the Municipality shall not grant its special consent if and submitted and approved by the provincial heritage authority (HWC), that such proposed demolition, alteration, extension or new building or structure will be • Subdivision of agricultural land should be avoided, and the protection of authority must consult the owners of the properties proposed to be listed on detrimental to the character and /or significance of the building or structure. productive agriculture should be encouraged the provincial heritage register and gazette the listing (NHRA Section 30(7), (9).
18Overstrand Heritage Survey, 2009:261 36 37 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015
Conservation Area Proposed Clause in Local Zoning Scheme (These should be incorporated into planning, and are taken directly from the Overstrand Heritage Survey)
(1) The following provisions shall apply within an area depicted on the Zoning Map as being a Conservation Area:
(i) no building or structure other than an internal wall or partition therein shall be demolished or erected unless written application has been made to the Municipality and the Municipality has granted its special consent thereto;
(ii) no mature trees or hedgerows or boundary wall treatments affected by Sec. 34 of the NHRA shall be removed or altered unless written application has been made to the Municipality and the Municipality has granted its special consent thereto;
(iii) the Municipality shall not give its special consent if such demolition, removal, alteration, extension or erection, as the case may be, will be detrimental to the protection and/or maintenance and/or enhancement of the architectural, aesthetic and/or historical character and/or significance, as the case may be, of the area in which such demolition, alteration, extension or erection is proposed.
Renovations of older buildings at Baardskeerdersbos have been undertaken with variable sensitivity. New buildings, especially those made of wood, do not always fit in with the visual character of the town. Where roofs are not left on, houses made of mud brick deteriorate rapidly. Of particular concern during 2009 was the house on erf 43.
Baardskeerdersbos Precinct Plan, Draft 5, January 2014 Page 31 of 31
Overstrand Heritage Survey, 2009:261 38 39 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 8. Implementation Plan 3. Enhance tourism R115 000 The following spatial proposals/projects are considered to have budgetary 3.1 Encourage buildings to be built up to the street building line implications for the municipality and should be included in the Municipal Integrated in order to create a positive street scene. Development Plan (IDP) to establish Baardskeerdersbos as significant rural node 3.2 Upgrade the business area. See 2.2 in the Overberg district area and Overstrand Municipality. 3.3 Promote business uses, mixed with residential uses along Precinct Plan, implemented by R317 and monitor implementation as per guideline for such Town Planning development. 3.4 Promote tourism activities that range from functions, R 40 000 Strategy & Activities Budget Year 1 Year 2 Year 3 Year 4 Year 5 entertainment and markets (Compile an annual calendar). 1. Enhance natural and green corridors R145 000 3.5 Draft a tourism strategy R75 000 1.1 Provision of walkways and paths along the leivoor. R60 000 4 Conserve Settlement Character and Heritage Place Value R175 000 1.2 Upgrade of leivoor. R60 000 4.1 • Regulate the local protection and management of the heritage R145 000 assets by means of two zoning scheme regulations mechanisms: 1.3 Sensitive areas should be protected from urban development. R25 000 Adjust urban edge (limited expansion) • Designate the village as a heritage overlay zone 2. Formalize and upgrade open spaces and community facilities R195 000 4.2 Protect and rejuvenate heritage buildings (demolition should See 4.1 2.1 Acquire land in order to provide public open space. R75 000 be proscribed, houses without roofs should be immediately 2.2 Formalize and link existing open spaces and community R120 000 covered, and a set of regulations for maintenance and facilities renovations of older dwellings should be drawn up). 4.2 Designation of the R317 as a Scenic Drive R30 000 a) i.e. cemetery, community hall and church. • Address signage along the N2. b) Large tree reinstated as gathering place 4.3 Formalize gateways: Gansbaai and Elim entrances on R317 In process in Baardskeerdersbos to create a sense of arrival c) and business area 4.4 Maintain spaciousness and rural atmosphere. Precinct Plan Strategy & Activities Budget Year 1 Year 2 Year 3 Year 4 Year 5 4.5 Manage guidelines for agricultural activities and cottage Include in responsibilities of a industries post Strategy & Activities Budget Y1 Y2 Y3 Y4 Y5
40 41 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 9. Bibliography 5 Infrastructure R3 000 000 5.1 Roads In process http://www.windfinder.com/windstats/windstatistic_arniston_overberg 5.2 Water Sufficient capacity, keep status Overstrand Municipality, 2000. Baardscheerdersbosch Ontwikkelingsraamwerk. quo Plan Consult. 5.3 Sewerage New developments obligated to install conservancy tanks. Overstrand Municipality, 2009. Overstrand Heritage Survey Draft Report. N. Investigate alternatives. Baumann and the Overstrand Heritage Landscape Group 5.4 Solid Waste Keep status quo 5.5 Electricity Keep status quo Overstrand Municipality, 2006. Overstrand Municipal Wide Spatial Development 5.6 Storm water Municipal Master Plan being Framework, Volume II: Development Strategy, Final Draft 2006 drafted Overstrand Municipality Water Services Authority. 2010. Reconciliation Strategy for Baarskeerdersbos, Umvoto, Muizenberg
Statistics South Africa, 2001 and 2011
42 43 Baardskeerdersbos Precinct Plan I Final I January 2015 Baardskeerdersbos Precinct Plan I Final I January 2015 BAARDSKEERDERSBOS PRECINCT PLAN Final I January 2015