Proposed Low-intensity Ecotourism Development ‘Whale Rock’ Remainder of Rocklands Farm No. 1020 Rocklands, South Peninsula, City of Cape Town
Visual Impact Assessment
Draft Report ver. 1.4
June 2017
Prepared for:
KHULA Environmental Consultants PO Box 22761, Scarborough, 7975 Cell: 082 322 4074 Email: [email protected]
Prepared by: Megan Anderson Landscape Architect PO Box 517, Bredasdorp, 7280 Tel: 028 425 1350 Cell: 083 651 6419
TABLE OF CONTENTS
DECLARATION OF INDEPENDENCE 5
EXECUTIVE SUMMARY 6
1 INTRODUCTION 9
1.1 BACKGROUND TO THE REPORT 9
1.2 TERMS OF REFERENCE, POLICIES AND GUIDELINES 9
1.2.1 GUIDELINES FOR INVOLVING VISUAL AND AESTHETIC SPECIALISTS IN EIA PROCESSES: EDITION 1
(OBERHOLZER, 2005) 9
1.2.2 THE WESTERN CAPE PROVINCIAL SPATIAL DEVELOPMENT FRAMEWORK (PSDF, 2013) 11
1.2.3 HERITAGE AND SCENIC RESOURCES: INVENTORY AND POLICY FRAMEWORK FOR THE WESTERN CAPE
(OBERHOLZER AND WINTER, 2013) 11
1.2.4 CAPE TOWN SPATIAL DEVELOPMENT FRAMEWORK (CTMSDF, 2012 ) 11
1.2.5 SCENIC DRIVE NETWORK MANAGEMENT PLAN, VOL 3 (CITY OF CAPE TOWN, 2003) 12
1.2.6 TMNP: CONSERVATION DEVELOPMENT FRAMEWORK 2006-2001 (SOUTH AFRICAN NATIONAL PARKS, 2008) 13
1.2.7 DEA&DP GUIDELINE FOR MANAGEMENT OF DEVELOPMENT ON MOUNTAINS, HILLS & RIDGELINES 13
1.3 METHODOLOGY 14
1.4 ASSUMPTIONS AND LIMITATIONS 14
2 THE PROPOSED DEVELOPMENT 15
2.1 SITE LOCATION 15
2.2 DEVELOPMENT DESCRIPTION 15
2.2.1 LAYOUT 1 (SEE FIGURES 3 AND 4) 17
2.2.2 LAYOUT 2 (SEE FIGURES 5 AND 6) 17
2.2.3 NO-GO ALTERNATIVE (SEE FIGURE 7) 17
3 VISUAL ASSESSMENT OF THE SITE AND PROPOSED DEVELOPMENT 18
3.1 VISUAL CHARACTERISTICS OF THE SITE, ITS ENVIRONS AND SCENIC RESOURCES (SEE PHOTO PLATES 1-10) 18
3.1.1 THE VISUAL CHARACTERISTICS OF THE ENVIRONS (SEE PHOTO PLATES 1-10) 18
3.1.2 THE VISUAL CHARACTERISTICS OF THE SITE (SEE PHOTO PLATES 1-10) 19
3.1.3 THE VISUAL RESOURCES (SEE PHOTO PLATES 1-10) 20
3.2 VISIBILITY OF THE PROPOSED DEVELOPMENT 21
3.2.1 VIEW CATCHMENT (SEE FIGURE 8) 21
3.2.2 ZONE OF VISUAL INFLUENCE 21
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3.3 RECEPTORS (SEE PHOTO PLATES 15-19) 23
3.3.1 HIGHLY SENSITIVE RECEPTORS 23
3.3.2 MODERATELY SENSITIVE RECEPTORS 23
3.4 VISUAL SENSITIVITY 24
3.4.1 TOPOGRAPHY (SEE FIGURE 10) 24
3.4.2 LANDFORM (SEE FIGURE 11) 25
3.4.3 VEGETATION COVER 25
3.4.4 LANDUSE 26
3.4.5 SPECIAL FEATURES 26
3.4.6 OVERALL VISUAL SENSITIVITY (SEE FIGURE 12) 27
3.5 VISUAL ABSORPTION CAPACITY 27
3.6 VISUAL INTRUSION 28
4 POTENTIAL VISUAL IMPACTS OF THE PROPOSED DEVELOPMENT 29
4.1 CONSTRUCTION PHASE 30
4.1.1 VISUAL SCARRING ON MOUNTAIN SLOPES (RESULTING FOR THE SITE CAMP AND CUT AND FILL SLOPES FOR
THE ACCESS ROAD AND BUILDINGS PLATFORMS) 30
4.2 OPERATION PHASE 31
4.2.1 CHANGE IN VISUAL CHARACTER OF THE SITE (FROM AN UNDEVELOPED TO A DEVELOPED SITE) 31
4.2.2 POTENTIAL VISUAL INTRUSION OF LOWER AREA (RESTAURANT, PARKING AREA, REFUSE ROOM AND ACCESS
ROAD) ON THE M4 SCENIC TOURIST ROUTE 32
4.2.3 VISIBILITY FROM SENSITIVE RECEPTORS 33
VISIBILITY FROM SENSITIVE RECEPTORS –ROCKLANDS CAMP 33
4.2.4 VISUAL INTRUSION OF LIGHTING AT NIGHT 34
4.3 CUMULATIVE IMPACT 35
5 MITIGATION MEASURES 36
5.1 DURING CONSTRUCTION: 36
5.2 DURING OPERATION 36
6 CONCLUSION 38
7 REFERENCES 39
APPENDIX 1 CURRICULUM VITAE OF VISUAL SPECIALIST 40
APPENDIX 2 FIGURES 1 - 9 45
APPENDIX 3: Visual Resources PHOTO PLATES 1 – 10 52 MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 3
APPENDIX 4: Views from site PHOTO PLATES 11 – 14 56
APPENDIX 5: Viewpoints FIGURE 10 AND PHOTO PLATES 15 – 19 58
APPENDIX 6: Montages PHOTO PLATES 20-24 60
APPENDIX 7: Visual Sensitivity Mapping FIGURES 11 - 13 69
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DECLARATION OF INDEPENDENCE
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EXECUTIVE SUMMARY
A Low-intensity Ecotourism Development, ‘Whale Rock’, is proposed on the remainder of Rocklands Farm No. 1020 Rocklands, South Peninsula, City of Cape Town.
Khula Environmental Consultants are undertaking the Environmental Application for the proposed development in terms of NEMA. Megan Anderson Landscape Architects has prepared this Visual Impact Assessment (VIA).
The proposed development comprises a low-intensity ecotourism accommodation facility comprising 6 accommodation units supported by a Spa, manager’s office and restaurant for the exclusive use by the guests. Located lower down the slope a restaurant, open to the public, and a cookery school are proposed. An access road off the M4 Main Road will meander up the slope past the “public” restaurant to the accommodation units higher up the slope. The proposed development will be serviced by connecting to the available municipal service infrastructure.
The scenic resources of the site can be described as naturally vegetated mountain slopes and are rated as HIGH.
The Zone of Visual Influence varies between 500m in the west to 8kms to the east and can be described as LOCAL.
The Receptors within the ZVI are inclusive of those rated as HIGHLY and MODERATELY sensitive.
The inherent Visual Sensitivity of the site ranges from LOW to HIGH. Most of the site has a moderate visual sensitivity with smaller areas of low and high visual sensitivity.
The VAC of the site ranges from LOW to MODERATE i.e. little to partial screening.
The Visual Intrusion of the proposed development is MODERATE i.e. partially fits into the surroundings but would be clearly noticeable.
The potential Visual Impacts are tabled below:
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Layout 1 Layout 2 No-Go Option Significance Significance Significance Significance Significance Significance before after mitigation before after mitigation before after mitigation mitigation mitigation mitigation a. Visual scarring on mountain slopes during construction Moderate to Moderate Moderate to Moderate NA NA High High b. Change of Visual character from undeveloped to partly developed Moderate to Low to Moderate to Low to NA NA High Moderate High Moderate c. Visual intrusion of lower area (restaurant, parking area, refuse room and access road) on the M4 scenic tourist route Moderate to Low to Moderate Low to NA NA High Moderate Moderate d. Visibility from sensitive receptors Moderate to Low to Moderate to Low to NA NA High Moderate High Moderate e. Visual intrusion of lighting at night Moderate to Low to Moderate to Low to NA NA High Moderate High Moderate
Mitigation measures that will assist in minimising visual impacts are: Retain existing naturally occurring fynbos vegetation; Minimise disturbance through fencing off construction areas; Design access road so that fill slopes are created in favour of large cut slopes; Site the construction camps in less visually obtrusive areas; Appoint a professionally registered Landscape Architect to prepare a Landscape Plan that will enhance the proposed development plan and further mitigate visual impacts; Landscape measures to include planting of indigenous trees and shrubs to screen buildings from the north (Rocklands), south (Miller’s Point) and between the lower area restaurant and M4 roadway but not such that views of the sea from the restaurant would be intercepted; Final road surface on visually exposed slopes (e.g. steep sections of the road such as those between the lower and upper development) must be visually recessive i.e. a dark, muted colour. A lighter, natural stone-coloured finish such as exposed aggregate pavers may be used on flatter, more visually enclosed areas (e.g. parking area and on roads in the top area of development). The appointed Landscape Architect is to advise in this regard. Boundary treatments (fencing/walls) must be visually permeable; Omit street lighting External lighting should be bollard lighting; and
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The luminaires must be top covered, low spill type lights to minimize light spill and pollution. The potential cumulative visual impact will be minimal if the proposed mitigation measures are implemented. While the site of the proposed Whale Rock Ecotourism development is visually sensitive, the siting and scale of the proposed components is sensitively placed and resulting visual impacts can be sufficiently mitigated. Layout 2 is marginally preferred to Layout 1 from a visual perspective as the restaurant, despite being closer to the M4 road, is situated at a lower elevation. In our opinion, the proposed development, if mitigated as suggested, is acceptable from a visual perspective.
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1 INTRODUCTION
1.1 Background to the Report
The applicant, Kieron Taylor, proposes a Low-intensity Ecotourism Development ‘Whale Rock’ on the remainder of Rocklands Farm No. 1020 Rocklands, South Peninsula, City of Cape Town. Khula Environmental Consultants are undertaking the Environmental Application for the proposed development in terms of NEMA.
Megan Anderson Landscape Architects has been appointed to undertake a Visual Impact Assessment (VIA) for the proposed development.
1.2 Terms of Reference, Policies and guidelines
1.2.1 Guidelines for involving visual and aesthetic specialists in EIA processes: Edition 1 (Oberholzer, 2005)
In terms of the Western Cape Department of Environmental Affairs and Development Planning’s guidelines for involving visual and aesthetic specialists in EIA processes, a level 3 to 4 VIA is required for this proposed development.
This requirement is based on: o The nature of the receiving environment: Areas with protection status, such as national parks or nature reserves; Areas with proclaimed heritage sites or scenic routes; Areas with intact wilderness qualities, or pristine ecosystems; Areas with a recognized special character or sense of place; Areas lying outside a defined urban edge line; Areas of important tourism or recreation value; Areas with important vistas or scenic corridors. o The nature of the project: A change in land use from the prevailing use;
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A use that is in conflict with an adopted plan or vision for the area; A significant change to the fabric and character of the area; Possible visual intrusion in the landscape.
o The type and scale of the development is as follows: Category 2 development e.g. low-key recreation / resort / residential type development, narrow roads and small-scale infrastructure (where low-key development is ‘generally small-scale, single-storey domestic structures, usually with more than 75% of the area retained as natural (undisturbed) open space. o The type of environment can be described as combination of the following: Protected/wild areas of international, national, or regional significance and Areas or routes of high scenic, cultural, historical significance
The correlation of development type with environment type leads to an expected Moderate to High Visual Impact as follows:
High impact expected:
Potential intrusion on protected landscapes or scenic resources; Noticeable change in visual character of the area; Establishes a new precedent for development in the area.
And Moderate impact expected:
Potentially some affect on protected landscapes or scenic resources; Some change in the visual character of the area; Introduces new development or adds to existing development in the area.
The recommended Level of input required for an expected Moderate Visual Impact is a Level 3 to 4 VIA, namely:
Description of receiving environment and the proposed project; Establishment of view catchment area, view corridors, viewpoints and receptors; Indication of potential visual impacts using established criteria; Inclusion of potential lighting impacts at night; Description of alternatives, mitigation measures and monitoring programmes; and 3D modeling and simulations, with and without mitigation.
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1.2.2 The Western Cape Provincial Spatial Development Framework (PSDF, 2013)
The PSDF (2013) makes provision for: the protection and sustainable use of Landscape and Scenic Resources, the protection, management and enhancement of the provinces Sense of Place, Heritage and Cultural Landscape Categorisation of scenic routes.
The PSDF (2013) identifies the M4 as a ‘primary scenic route’
1.2.3 Heritage and Scenic Resources: Inventory and Policy Framework for the Western Cape (Oberholzer and Winter, 2013)
For relevant information, refer section 3.1.1 for a discussion of ‘The Visual Characteristics of the Environs’
1.2.4 Cape Town Spatial Development Framework (CTMSDF, 2012 )
The CTMSDF recognizes: The proposed site of development as being outside of the Urban Edge1. The proposed site of development is a Critical Biodiversity area and Core 12 site. The Cape Peninsula as a Priority Conservation Area. The M4 as a S1 Scenic Route3 and a Connector Route4 (with the portion of M4 passing through Simonstown as an Activity Route5). Simonstown as a coastal-based and heritage/built-based destination place. Cape Point as a nature-based destination place.
1 The Urban Edge is a medium to long-term edge line, demarcated in such a position as to phase urban growth appropriately, or to protect natural resources. 2 Statutory conservation areas (biodiversity areas that are formally protected and managed); critical biodiversity areas; conservation priority zones; critical, irreplaceable and restorable biodiversity sites; public conservation areas and private conservation areas. 3 SR1 routes: Are limited-access routes that traverse areas of high scenic quality. 4 Connector routes: Routes connect different areas of the city, and are typically characterised by high volumes of fast-moving traffic. In some instances, direct access to abutting land uses and residential properties is provided along connector routes. 5 Activity routes: Routes characterised by strip and/or nodal urban development along sections of the route. Activity routes are generally supported by a mix of land uses and higher-density urban development. They are characterised by direct access and interrupted movement flows, especially at bus and taxi stops and traffic lights. MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 11
TMNP as a Natural Asset and World Heritage Site. The False Bay coastline as a Coastal Edge6.
1.2.5 Scenic Drive Network Management Plan, Vol 3 (City of Cape Town, 2003)
The M4 between Smitswinkelbay and Muizenberg is identified as a S1 route, and is high priority. Some development guidelines include:
6 Coastal Edge: Demarcated area around the coast in such a position as to limit urban development, primarily to protect coastal resources, and avoid hazards and financial risks pertaining to areas at risk of flooding. MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 12
1.2.6 TMNP: Conservation Development Framework 2006-2001 (South African National Parks, 2008)
Miller’s Point is identified as a ‘Low’ to ‘High Intensity Leisure’ Use Zone, ‘Mixed Leisure’ and ‘High Volume’ zone. Portions of TMNP upslope of the M4 scenic route are classified as a ‘Remote’ Park Visitor Use Zone. Description of Desired State, Conservation Objectives and User Experiential Qualities as follows:
1.2.7 DEA&DP Guideline For Management of Development on Mountains, Hills & Ridgelines
Key decision making criteria regarding development on mountains, hills and ridges, relevant to this VIA, are: to avoid inappropriate development (i.e. intrusive and consumptive development) on mountains, hills and ridges taking into account the character of the existing environment; to ensure that where development does take place, that its layout and design takes account of sensitive features and environmental constraints, thereby promoting environmentally sensitive development of projects on mountains, hills and ridges where development is authorized; to preserve landform features through ensuring that the siting of facilities is related to environmental resilience and visual screening capabilities of the landscape; to ensure that the scale, density and nature of the developments are harmonious and in keeping with the sense of place and character of the area.
Criteria to be evaluated in this VIA include: Density of development; Aesthetics (design, scale, layout); Location; Value in terms of ‘sense of place’; Character and nature of adjacent land use; MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 13
Character of the general area; and Cumulative environmental impacts.
Environmental characteristics such as steep slopes (steeper than 1:5) and development on the crest of a mountain, hill or ridge will serve as key indicators of environmental sensitivity.
The development pattern/s and the character of the area within which the proposed development will be situated must be described.
1.3 Methodology
A site visit and a photographic survey of the site and surrounds were undertaken. The relevant policies, guidelines etc were reviewed. A desktop mapping study was undertaken to map the visual resources of the site and environs, the viewshed and zone of visual influence and the visual sensitivity of the site. The Notice of Intent Form was reviewed for information regarding visual and scenic resource aspects for inclusion in the visual report. Photomontages were generated from 3D SketchUp and Google SketchUp models of the site and built structures and placement into photographs taken from identified viewpoints using Adobe Photoshop.
1.4 Assumptions and Limitations
The visual impact report is based on the assumption that the information provided by the Proponent, Project Team and Environmental Consultants is a fair representation of the proposed development and that all relevant information has been disclosed.
The 3D models were provided by the client and are believed to be faithful representations of the proposed built structures.
The desktop component of the visual study relies on a combination of 1:250 000 and 1:50 000 Topo-cadastral and Geological maps.
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2 THE PROPOSED DEVELOPMENT
2.1 Site Location
The proposed site of development for ‘Whale Rock’ is located in Rocklands, 4 km south of Simonstown, on the False Bay coast of South Peninsula, City of Cape Town municipality (see Figures 1 and 2, Appendix 2). The site is bordered by a Marine Protected Environment (MPA) which extends just over 8 km into False Bay to the east, naturally vegetated privately owned land to the south, conservation land to the west (Table Mountain National Park, TMNP) and privately owned agricultural land to the north. The scenic route, M4 Main Road, passes north- south through the lower portion of the site.
2.2 Development Description
The proposed development comprises a low-intensity ecotourism accommodation facility comprising 6 accommodation units supported by a Spa, manager’s office and restaurant for the exclusive use by the guests. Located lower down the slope a restaurant, open to the public, and a cookery school are proposed. A new access road taking access off the M4 Main Road and meandering up the slope past the “public” restaurant will give access to the accommodation units higher up the slope.
The proposed development will be serviced by connecting to the available municipal service infrastructure.
A detailed description of the proposed buildings and infrastructure is as follows: Top Area: Three slightly larger two-bed accommodation units each of footprint of ±118.60m²; Three slightly smaller two-bed accommodation units each of footprint of ±112.78m²; A Spa of footprint of ±72m²; A Manager’s office of footprint of ±72m²; A staff office of footprint of ±72m²; MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 15
A barn of footprint of ±72m²; A “private” 30 seat restaurant (including lounge, wine bar, patio and decks and pool) of footprint of ±654.50m²; A parking area comprising 16 parking bays with a footprint of ±485m² Lower Area: A “public”60 seater restaurant of footprint of ±162m²; A cookery school with a footprint of ±72m²; A parking area comprising 14 parking bays with a footprint of ±400m²
The current zoning of the property permits the erection of buildings with a total coverage of 1 500m². The total coverage of all proposed buildings is 1 500m² and as such the construction of the buildings and structures is permitted in terms of the zoning. However certain proposed uses require a Consent Use in terms of the Municipal Planning By-law.
An access road (surfaced with either brick or concrete block paving as the road is too steep to utilise asphalt or chip seals) will provide access from the M4 Main Road via the lower “public” restaurant and cookery school to the upper tourist accommodation facility. The lower 58.2m section of the road will be 5.5m wide and the upper 609.1m section to the tourist accommodation facilities will be 3.0m wide. There will also be a short stub of 22.7m in length and 5m which will give access to the barn.
Potable water and sewerage handling and treatment will be provided via connections to the existing municipal services which run along the M4 Main Road. Given that the nearest connection point for the sewerage system is some 0,8km north of the farm in the Murdock Valley area, it is proposed that a new approximately 800m long, 110mm diameter HDPE rising pipe main will be laid along the Main Road and a new sewerage pump station will be installed in order to pump effluent to the connection point. A solid waste handling area will be constructed near the entrance to the site and will be designed in accordance with the municipal requirements.
The services (water, electricity, sewers) to the upper development are proposed to run along the northern boundary of the site and will be buried. The services to the restaurant will be along the access road.
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2.2.1 Layout 1 (see Figures 3 and 4)
All buildings, structures and services are the same for Layout 1 as they are for Layout 2, with the exception of the lower-area restaurant which for Layout 1 is situated above the access road (the lower-area restaurant for Layout 2 is situated below the access road).
2.2.2 Layout 2 (see Figures 5 and 6)
For layout 2, the lower-area restaurant is situated below the access road. All other buildings, structures and services are as per Layout 1.
2.2.3 No-go alternative (see figure 7)
The No-go alternative would entail no development on the site.
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3 VISUAL ASSESSMENT OF THE SITE AND PROPOSED DEVELOPMENT
3.1 Visual Characteristics of the Site, its Environs and scenic resources (See photo plates 1-10)
3.1.1 The Visual Characteristics of the Environs (See photo plates 1-10)
The proposed site of development occurs within the Cape Metro, described by Oberholzer and Winter (2013) as follows:
(Oberholzer and Winter, 2013)
The site is situated on the eastern slopes of the southern Cape Peninsula Mountain. The site is between Rocklands (southern Simonstown), which is immediately to the north thereof, and Cape Point, which is approximately 6 km to the south thereof.
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When driving on the M4 which meanders along this section of coastline between Simonstown and Cape Point, one experiences expansive sea views of False Bay extending as far as the Hottentots-Holland and Kogelberg Mountains 30+ km to the east.
East of the M4 road, the terrain slopes down (slopes varying from gradual to steep) a short distance to the coastline. With the exception of small developments such as Miller’s Point (resort, caravan park, slipway and tidal pool) and Smitswinkel Bay, the coastline along this portion of coastline from south of Rocklands to Cape Point is pristine and undeveloped.
Up slope of the M4 road, the mountain slopes on the site rise steadily up to sheer sandstone cliffs and mountain ridgelines and peaks.
Due to these mountain and sea views, the M4 is declared a scenic tourist route that carries many visitors to and from Cape Point, an important tourist destination.
The mountain slopes of TMNP to the west and the Marine Protected Area (MPA) to the east are formally protected areas and are scenic resources.
Bordering the site to the north is an historic farmstead situated near to a watercourse/drainage line with large exotic trees and grassy fields and beyond that is Rocklands Centre which is a resort. On the coastline to the south of the site is Miller’s Point including a resort, caravan park, tidal pool and public slipway.
3.1.2 The Visual Characteristics of the Site (See photo plates 1-10)
The site shares all of the characteristics and visual features of the environs described above:
Sea views: Sea views are experienced from most of the site.
M4 scenic route: The M4 scenic tourist route passes through the lower portion of the site in a north-south direction and roadusers experience some views of the site, particularly the lower portion. Areas immediately adjacent to the road are most visible but the steep slope/embankment immediately upslope of the road partially screens views of the higher slopes.
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Coastline: The portion of the site below of the M4 road is narrow (approximately 10 - 20 m wide) and stretches approximately 330 m along the shoreline.
Mountain slopes and cliffs: Above the M4 road, the slopes of the site rise steadily (1:5) to steep sandstone cliffs. Above these cliffs to the west, and beyond the site boundary, a mountain ridgeline is oriented more or less in a north-south direction and is highest at approximately 600 m amsl.
Minor ridgelines and valleys: The site has several ridgelines and convex, neutral and concave slopes (see 3.4.2 Landforms).
The site is currently undeveloped and has recently been cleared of invasive alien Gum trees. The indigenous fynbos is currently in recovery but there are some areas that are still in good condition and characterized by large Proteas. Granite outcrops occur on the lower and mid slopes with sandstone boulders on the upper slopes. A powerline passes through the lower portion of the site (above the M4 road) more or less parallel to the coast.
3.1.3 The Visual Resources (See photo plates 1-10)
The visual resources of the site include the following: • Expansive sea views of the coastline and False Bay; • Views of mountain slopes, cliffs, ridgelines and peaks; • Recovering fynbos vegetation on most of the site with some areas of fynbos still in good condition and characterised by large Proteas; • Geological features including granite outcrops (low-mid slopes), sandstone boulders and sandstone cliffs (upper slopes); • M4 scenic tourist route.
The scenic resources of the site can be described as naturally vegetated mountain slopes and are rated as HIGH.
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3.2 Visibility of the proposed development
3.2.1 View Catchment (See figure 8)
The geographical area from which the project will theoretically be visible, known as the view catchment area, is dictated primarily by topography.
The site is on the east facing lower and mid scree slopes of the mountains so the View Catchment is predominantly to the east.
The Swartkopberge to the west form the visual boundary within 500 m to 1km of the site. To the north west and north, the ridgeline of the southern Cape Peninsula Mountains, including the Kalk Bay Mountain forms the visual boundary. To the north and east, the low lying Cape Flats provide little visual boundaries with the view catchment extending to the Tygerberg Hills and Hottentot Holland Mountains respectively.
3.2.2 Zone of Visual Influence
(See figure 9 for ZVI map)
Distance, vegetation, landforms and buildings will reduce the area that the site will be seen from.
Figure 9 indicates the overall ZVI of the site. To the north, west and south the extent of the ZVI is generally equal to or less than 500 m. To the east the ZVI extends to 8kms.
There are landforms on the site which further provide screening from certain viewpoints as follows:
Top area: (refer 2.2 Development description for detailed description of the ‘Top area’) • The slope / cutting above the M4 roadway screens much of upper portion of the site including most of the top area of proposed development. • The top area of proposed development is almost entirely screened when viewed from lower elevations to the north east, east and south east, due to the subtle ridgeline, in
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front of the concave slope where the top area of the proposed development would be situated. However, when viewed from further east than the M4 road, i.e. from the sea, one would be able to see over the ridgeline to the top area of proposed development, although the development would be less visible due to distance. • From Rocklands Centre the top area of development would be visible. Trees and vegetation around Rocklands Centre would partially screen the top area of proposed development. Some of the fynbos vegetation on site that would be retained would further partially screen development. • From Miller’s Point, the southern ridgeline on the site screens most of the site, including the top area of development. Lower area: (refer 2.2 Development description for detailed description of the ‘Lower area’) • When viewed from the M4 just north of the site (i.e. travelling in a southerly direction), both locations for the restaurant (above the parking area for layout 1 and below the parking area for layout 2) would be visible. The associated parking area and refuse room would also be visible from here. Layout 2 (below the parking area) would be marginally more visible as it would be in the line of sight of the driver and passengers whilst the restaurant building location for layout 1 would be marginally to the right and upslope of the line of sight. • When travelling north, looking from the M4 within the site but slightly south of the restaurant buildings, both locations would be visible. Layout 2 would be slightly more visible due to proximity. The associated parking area and refuse room would similarly be seen from here. • When viewed from Miller’s Point public slipway, both restaurant locations and the associated parking area and refuse room would be visible. • From Rocklands Centre, none of the lower area structures (restaurants layouts 1 and 2, parking area, refuse room) would be visible due to a subtle ridgeline to the north of the site.
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3.3 Receptors (See photo plates 15-19)
The level of visual impact considered acceptable is dependent on the type of receptors.
• High sensitivity – e.g. residential areas, nature reserves and scenic routes or trails; • Moderate sensitivity – e.g. sporting or recreational areas, or places of work; • Low sensitivity – e.g. industrial or degraded areas.
3.3.1 Highly sensitive receptors
Highly sensitive receptors would include: • The M4 scenic tourist route; • TMNP and the MPA (False Bay); • Residential areas to the north of the site, including the historic farmstead and Rocklands Centre.
3.3.2 Moderately sensitive receptors
Moderately sensitive receptors would include: • Recreational areas including Miller’s Point and False Bay.
The receptors within the ZVI are inclusive of those rated as HIGHLY and MODERATELY sensitive.
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3.4 Visual Sensitivity
The inherent visibility of the sites’ landscape is usually determined by a combination of topography, landform, vegetation cover, settlement pattern and special features. This translates into visual sensitivity.
• High visual sensitivity – highly visible and potentially sensitive areas in the landscape,
• Moderate visual sensitivity – moderately visible areas in the landscape,
• Low visual sensitivity – minimally visible areas in the landscape
The location of the site on the Cape Peninsula mountains and coastline renders the visual environment sensitive to development where development is eroding the scenic qualities that make this area so sought after by tourists, residents and developers.
The inherent visual sensitivity of the site itself is determined by a combination of topography, landform, vegetation cover and settlement pattern.
3.4.1 Topography (see Figure 10)
Elevation: The site extends from sea level at the False Bay coastline up the mountain slope to above 400 m amsl although most of the development occurs below the 125 m contour. The highest point of the site is approximately 447 m amsl but the site stops short to the ridgeline which is beyond the site to the west, the highest point of which is approximately 600 m amsl.
The top area of the proposed development is situated in an elevated position on the mountain slope (approximately 114 m to 135 m amsl).
The lower area restaurant (layout 1) occurs at approximately 49 m to 56 m amsl whilst the restaurant for layout 2 occurs at 29 m to 34 m amsl.
Slope: The slope gradients are generally steep, i.e. steeper than 1:5 rendering the site highly sensitive. There are some pockets, including the site of the top development, where the slopes are flatter than 1:5. These pockets are moderately to minimally visually sensitive. MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 24
The site is minimally to highly visible in the area as a result of slope gradient i.e. low-high visual sensitivity.
3.4.2 Landform (see Figure 11)
In broad terms, the site can be described as a mountain slope that descends from sandstone cliffs in the west to the coastline in the east. Within the site, there are minor landform features including ridgelines, convex, neutral and concave slopes.
The cliffs, ridgeline and convex slopes are highly visible landforms and therefore highly visually sensitive. The concave slopes are less visible and therefore have a low visual sensitivity and the neutral slopes are moderately visually sensitive.
All structures of the proposed development have been placed on concave slopes which are visually enclosed areas, with the exception of a very short portion of the access road which passes over the ridge near the top area of development. The top area of the proposed development occurs on a concave slope and behind a subtle ridgeline which runs more or less parallel to the coastline. Both lower area restaurants (layout 1 and 2) similarly occur on a concave slope. Subtle ridgelines (roughly perpendicular to the coastline) to the north and south of the proposed restaurant locations, screen the buildings to some extent.
Although the whole site has low – highly sensitive areas as a result of topography, the proposed development would be situated in low to moderately visible areas as a result of landforms i.e. low -moderate visual sensitivity.
3.4.3 Vegetation Cover
For the purpose of this section, vegetation is evaluated for its ability to screen development and not on its ecological attributes.
With the recent removal of the alien invasive vegetation, mainly exotic Gums, the site is now covered with remaining and recovering fynbos which on average grows up to approximately 2 m tall. This relatively low growing vegetation results in the site being highly visually sensitive as there will be little screening for development.
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The site is highly visible as a result of vegetation cover i.e. high visual sensitivity.
3.4.4 Landuse
The site is currently zoned agricultural but is currently undeveloped. There are no buildings or other structures on the site and no infrastructure other than a powerline which traverses the lower portion of the site from north to south. Currently an intensive alien clearing operation is underway with vast tracks of alien invasive vegetation, mostly Gums, having being removed.
The site is bordered by False Bay to the east, naturally vegetated privately owned land to the south, conservation land to the west (Table Mountain National Park) and privately owned agricultural land to the north. As such the surrounding land use is a mix of disused land, conservation use and agricultural use. Further to the north lies the residential suburb of Rocklands (the southern-most extreme of Simonstown) and the Simonstown CBD, naval base and harbour is located approximately 4 km to the north of the site.
The site is highly visible as a result of laduse i.e. high visual sensitivity.
3.4.5 Special Features
There are a number of visual sensitivity indicators to development on this site namely: • M4 scenic tourist road, which traverses the lower portion of the site in a north-south orientation, renders the lower portion of the site more visually sensitive. The M4 is one of two roads to Cape Point, a significant tourist destination. Some areas in the more elevated western portion of the site are screened from the M4 and are less visually sensitive. • Formally protected areas, TMNP to the west and Marine Protected Area (MPA) to the east, are scenic resources and development adjacent to these must be sensitively undertaken. • On the site, fynbos vegetation and rocky outcrops, mainly granite boulders on the mid- lower slopes with sheer sandstone cliffs on the more elevated slopes, are important features with ecological, aesthetic and emotional interest and as such are visual sensitivity indicators/areas which need to be considered and incorporated in future development.
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The site is highly visible as a result of special features i.e. high visual sensitivity.
3.4.6 Overall Visual Sensitivity (see Figure 12)
As a result of topography, landforms, vegetation, landuse and special features, the overall visual sensitivity of the site ranges from low to high. Most of the site is moderate visual sensitivity with smaller areas of low and high visual sensitivity.
3.5 Visual Absorption Capacity
Visual Absorption Capacity is the potential of the landscape to conceal the proposed project
• High VAC – e.g. effective screening by topography and vegetation;
• Moderate VAC - e.g. partial screening by topography and vegetation;
• Low VAC - e.g. little screening by topography or vegetation.
The localized ridgelines on the site provide some screening to adjacent areas. The ridgeline that runs across the site below the top development will screen this development from Miller’s Point and from most of the M4 roadway but not from existing developments to the north. The lower area is not screened from Miller’s Point. The west-east ridgeline in the north of the site would provide VAC for the lower area from Rocklands Centre to the north. Little VAC is provided to False Bay which has full sight of the site. Little to no screening is provided by vegetation on site, although some vegetation in the top area will be retained.
The VAC of the site ranges from low to moderate i.e. little to partial screening.
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3.6 Visual Intrusion
Visual Intrusion is defined as the level of compatibility or congruence of the project with the particular qualities of the area, or its 'sense of place'. This is related to the idea of context and maintaining the integrity of the landscape or townscape.
• High visual intrusion – results in a noticeable change or is discordant with the surroundings; • Moderate visual intrusion – partially fits into the surroundings, but clearly noticeable; • Low visual intrusion – minimal change or blends in well with the surroundings.
The proposed development, in the context of an undeveloped site bounded by protected areas, would be clearly noticeable. However, the proposed development is low-intensity, single storey, and buildings have been sensitively sited on less visually sensitive or enclosed areas.
The visual intrusion of the proposed development is moderate i.e. partially fits into the surroundings but would be clearly noticeable.
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4 POTENTIAL VISUAL IMPACTS OF THE PROPOSED DEVELOPMENT
The potential visual impacts would occur during the construction and operation phase of the development. The nature of the visual impacts will be the visual effect the activity would have on the receiving environment (See photo plates 20 – 24 for montages). These visual impacts would be:
Construction phase: Visual scarring on mountain slopes (resulting for the site camp and cut and fill slopes for the access road and buildings platforms). Operation Phase: Change in visual character of the site (from an undeveloped to a developed site). Potential visual intrusion of lower area (restaurant, parking area, refuse room and access road) on the M4 scenic tourist route. Visibility from sensitive receptors. Visual intrusion of lighting at night.
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4.1 Construction Phase
4.1.1 Visual scarring on mountain slopes (resulting for the site camp and cut and fill slopes for the access road and buildings platforms)
During construction the vegetative covering on the slopes will be removed and earthworks such as cut and fill operations will occur to create level platforms for buildings and roads. Sub- surface soils will be exposed and will be highly visible as they will be of lighter colour than the vegetated, weathered surface soils. This will result in ‘visual scars’ on the slopes visible from the Zone of Visual Influence.
Layout 1 Layout 2 No-Go Option
Nature of impact: Visible ‘scarring’ on mountain slopes Local – 2km from site Local – 2km from site Not applicable (N/A) Extent: of Impact except across False Bay except across False Bay where it will be >2kms where it will be >2kms Duration of impact Short term – 1 – 6 years Short term – 1 – 6 years N/A Intensity: Medium to High Medium to High N/A Probability of occurrence: Highly Probable Highly Probable N/A Degree to which the impact Moderate to Low Moderate to Low N/A can be reversed: Degree to which the impact Moderate to Low Moderate to Low N/A may cause irreplaceable loss of resources: Cumulative impact prior to Moderate Moderate N/A mitigation: Significance rating of Moderate to High Moderate to High N/A impact prior to mitigation: Degree to which the impact Moderate Moderate N/A can be mitigated: Minimise disturbance NA Proposed mitigation: More fill, less cut Revegetation Cumulative impact post Low Low NA mitigation: Significance rating of Moderate Moderate NA impact after mitigation:
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4.2 Operation Phase
4.2.1 Change in visual character of the site (from an undeveloped to a developed site)
The site is currently a vegetated mountain slope with no buildings on it. The proposed development involves the construction of buildings and roads on certain areas. This constitutes a change in the visual character of the site and hence the visual impact.
Layout 1 Layout 2 No-Go Option
Nature of impact: Change in visual character of the site (from an undeveloped to a developed site) Local – 2km from site Local – 2km from site NA Extent of impact: except across False Bay except across False Bay where it will be >2kms where it will be >2kms Duration of impact: Long-term Long-term NA Intensity: Medium to High Medium to High NA Probability of occurrence: Highly Probable Highly Probable NA Degree to which the impact Moderate Moderate NA can be reversed: Degree to which the impact Moderate to Low Moderate to Low NA may cause irreplaceable loss of resources: Cumulative impact prior to Moderate Moderate NA mitigation: Significance rating of impact Moderate to High Moderate to High NA prior to mitigation: Degree to which the impact Moderate Moderate NA can be mitigated: Architectural Form and Style - recessive NA Use of Materials types - recessive Vegetation screening Proposed mitigation: Final road surface on visually exposed slopes must be visually recessive i.e. a dark, muted colour. A lighter, natural stone-coloured finish such as exposed aggregate pavers may be used on flatter, more visually enclosed areas. Cumulative impact post Moderate Moderate NA mitigation: Significance rating of impact Low to Moderate Low to Moderate NA after mitigation:
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4.2.2 Potential visual intrusion of lower area (Restaurant, parking area, refuse room and access road) on the M4 scenic tourist route
As one drives south along the M4 scenic route past the site, one’s visual experience is of a naturally vegetated mountain slope. The proposed new restaurant, parking area entrance road and refuse room will intrude on the current visual experience of a natural landscape. (refer to Photo Plates 15, 17, 20 and 22)
Layout 1 Layout 2 No-Go Option
Potential visual intrusion of lower area (restaurant, parking area, refuse room and Nature of impact: access road) on the M4 scenic tourist route Local – 2km from site Local – 2km from site NA Duration of impact: except across False Bay except across False Bay where it will be >2kms where it will be >2kms
Extent of impact: Long-term Long-term NA Intensity: Medium Medium - Low NA Probability of occurrence: Highly Probable Highly Probable NA Degree to which the impact Moderate Moderate to High NA can be reversed: Degree to which the impact Moderate to Low Low NA may cause irreplaceable loss of resources: Cumulative impact prior to Moderate Moderate NA mitigation: Significance rating of impact Moderate to High Moderate NA prior to mitigation: Degree to which the impact Moderate Moderate to High NA can be mitigated: Architectural Form and Style - recessive NA Use of Materials types - recessive Vegetation screening Proposed mitigation: Final road surface on visually exposed slopes must be visually recessive i.e. a dark, muted colour. A lighter, natural stone-coloured finish such as exposed aggregate pavers may be used on flatter, more visually enclosed areas. Cumulative impact post Moderate Low NA mitigation: Significance rating of impact Low to Moderate Low to Moderate NA after mitigation:
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4.2.3 Visibility from sensitive receptors
The proposed upper development will be visible from parts of the Rocklands Camp to the north of the site. Where currently the views from Rocklands are of natural mountainside only, the proposed development will result in man made structures now also being visible.
Layout 1 Layout 2 No-Go Option
Nature of impact: Visibility from sensitive receptors –Rocklands Camp
Local – 2km from site Local – 2km from site NA Extent of impact: except across False Bay except across False Bay where it will be >2kms where it will be >2kms
Duration of impact: Long-term Long-term NA Intensity: Medium Medium NA Probability of occurrence: Highly Probable Highly Probable NA Degree to which the impact Moderate Moderate NA can be reversed: Degree to which the impact Moderate Moderate NA may cause irreplaceable loss of resources: Cumulative impact prior to Moderate Moderate NA mitigation: Significance rating of impact Moderate to High Moderate to High NA prior to mitigation: Degree to which the impact Moderate Moderate - High NA can be mitigated: Architectural Form and Style - recessive NA Proposed mitigation: Use of Materials types - recessive Vegetation screening Cumulative impact post Moderate Moderate NA mitigation: Significance rating of impact Low to Moderate Low to Moderate NA after mitigation:
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4.2.4 Visual intrusion of lighting at night
The night scene on the site’s mountain slopes is devoid of any lights. The proposed development will need lighting, internally and externally, and this will result in lights being visible on the site and mountain slope and will result in the visual impact.
Layout 1 Layout 2 No-Go Option
Nature of impact: Visual Intrusion of lighting at night Extent of impact: Local – from ZVI Local – from ZVI NA
Duration of impact: Long-term Long-term NA Intensity: Medium Medium NA Probability of occurrence: Highly Probable Highly Probable NA Degree to which the impact Moderate Moderate NA can be reversed: Degree to which the impact Moderate Moderate NA may cause irreplaceable loss of resources: Cumulative impact prior to Moderate Moderate NA mitigation: Significance rating of impact Moderate to High Moderate to High NA prior to mitigation: Degree to which the impact Moderate Moderate to High NA can be mitigated: Ensure low spill lighting. NA Minimise exterior lighting Proposed mitigation: Use low bollard lights externally Use motion triggered security lighting if required – no spotlights
Cumulative impact post Moderate Moderate NA mitigation: Significance rating of impact Low to Moderate Low to Moderate NA after mitigation:
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4.3 Cumulative Impact
The potential cumulative visual impacts will be of an Additive nature – i.e. the restaurant and resort development will result in additional buildings along the M4 Scenic Route and on the mountain slopes in the relatively undeveloped natural Southern Peninsula area. The overall development is within the zoning and development rights, namely Agricultural Zoning with buildings up to 1500m2. While additional buildings change the visual character of the site from natural to built, the scale and extent thereof and the proposed mitigation measures should sufficiently ensure that the direct impacts are minimized and that the overall natural character is mainly retained. The proposed development of this site should not lead to cumulative visual impacts that exceed a qualitative threshold that characterizes the visual character of the site and area.
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5 MITIGATION MEASURES
The visibility and visual impact of the development may be reduced through the implementation of mitigation measures which would reduce negative visual impacts and enhance positive visual impacts.
Mitigation measures that will assist in minimising visual impacts are:
5.1 During Construction:
Retain existing naturally occurring fynbos vegetation; Minimise disturbance through fencing off construction areas, thereby protecting and retaining vegetation in the areas that will not be built on; Design access road so that fill slopes are created in favour of large cut slopes as fill slopes are more effectively mitigated from a visibility perspective (e.g. through rock gabion, stonework, planting); Site the construction camps in less visually obtrusive areas.
5.2 During Operation
Retain naturally occurring fynbos vegetation; Appoint a professionally registered Landscape Architect, with experience in developments on the Peninsula, to prepare a Landscape Plan that will enhance the proposed development plan and further mitigate visual impacts. The appointment must be carried through until completion of establishment and maintenance and for the first 5 years of the operation phase; Landscape measures to mitigate the visual impact will include planting of trees and shrubs to screen buildings from the north (Rocklands), south (Miller’s Point) and between the lower area restaurant and M4 roadway but not such that views of the sea from the restaurant would be intercepted. Final road surface on visually exposed slopes (e.g. steep sections of the road such as those between the lower and upper development) must be visually recessive i.e. a dark, muted colour. A lighter, natural stone-coloured finish such as exposed aggregate pavers may be used on flatter, more visually enclosed areas (e.g. parking area and on
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roads in the top area of development). The appointed Landscape Architect is to advise in this regard. Tree, shrub and all plant species should, be naturally occurring to the area; Boundary treatments (fencing/walls) must be visually permeable. This should be achieved by a combined fence and hedge as opposed to a solid wall; Omit street lighting and where possible the lighting should be bollard lighting, which will indicate the access road, paths and parking areas sufficiently but will not be visible from other areas beyond the site. The luminaires must be top covered, low spill type lights to minimize light spill and pollution.
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6 CONCLUSION
The proposed Whale Rock Ecotourism development is situated on the eastern slopes of the southern Cape Peninsula Mountains where the natural scenery is highly rated, receptors are highly sensitive and the inherent visual sensitivity of the site is moderate.
While the potential Visual Impacts could be significantly high, the scale and siting of the proposed components have been appropriately done, in areas where the site is less sensitive and/or visual impact can be mitigated.
The significance ratings of the potential visual impacts before mitigation are generally Moderate to High and after mitigation are generally Low to Moderate.
The access road to the upper development is probably likely to cause the most challenge to minimize visual scarring but mitigation measures will be successful in reducing the significance thereof.
Three development options, namely Layout 1, Layout 2 and the No-Go Option, have been assessed. The visual impacts of Layout 1 and Layout 2 are the same with the significance thereof after mitigation both being Low to Moderate. While there is little visual difference between the two layouts, the restaurant position in Layout 2, although closer to the M4 Scenic Route, is situated at a lower elevation so might be preferable to Layout 1 from a visual point of view.
The cumulative impact is of an Additive nature as buildings are added to the natural environment. However the scale and extent of the proposed development, and the proposed mitigation measures, are such that the proposed development will have a negligible cumulative impact.
It is our opinion that the proposed development is acceptable from a visual impact perspective if the proposed mitigation measures are implemented.
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7 REFERENCES
City of Cape Town Municipality, 2012. Spatial Development Framework (CTMSDF). Statutory report.
City of Cape Town, 2003. Scenic Drive Network Management Plan, volume 3, Final Report.
Oberholzer, B., 2005. Guidelines for involving visual and aesthetic specialists in EIA processes: Edition 1. CSIR Report No ENV-S-C 2005 053 F. Republic of South Africa, Provincial Department of the Western Cape, Department of Environmental Affairs and Development Planning, Cape Town.
Oberholzer, B. and Winter, S. 2013 (ver 5). Heritage and Scenic Resources, Inventory and Policy Framework for the Western Cape.
South African National Parks, 2008. TMNP: Conservation Development Framework 2006-2011. Volume 1 and 2.
Western Cape Department of Environment and Cultural Affairs And Sport, 2002. Guideline for The Management Of Development On Mountains, Hills And Ridges Of The Western Cape.
Western Cape Government, 2013. Western Cape Provincial Spatial Development Framework, draft for comment.
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APPENDIX 1 CURRICULUM VITAE OF VISUAL SPECIALIST
Megan Anderson is a self-employed Landscape Architect who has been consulting in the Western Cape since 1991, to clients from the public and private sector.
Projects range from: visual impact assessments (VIAs) of proposed developments for EIA and HIA processes environmental and landscape policy and planning upgrading and rehabilitation of natural systems, planning and implementation in heritage and cultural precincts, planning, design and landscape development in residential and urban areas and community projects.
PRINCIPAL AGENT: Megan Anderson Registered Professional Landscape Architect (PrLArch) BLArch (UP) 1983 MILASA REGISTRATION OF PRINCIPLE AGENT 1994 South African Council for Landscape Architect Professionals (94063) 1992 Institute of Landscape Architects of South Africa (P217)
QUALIFICATIONS 1983 University of Pretoria Bachelor of Landscape Architecture
SELECTED PROJECT LIST SPECIFIC TO VISUAL IMPACT ASSESSMENTS Visual Impact Assessments undertaken include for a variety of developments including industrial, energy (wind and solar farms), residential and mixed use at different scales and predominantly in the Western Cape with some projects in Mozambique and Uganda.
Capetel, Wemmershoek Mast, Level 2 VIA for Municipal authority. La Motte Affordable Housing, Franschhoek, VIA for HIA, 2015 Elandskloof Community Re-settlement VIA for HIA, 2015 La Motte, S24 Visual Statement, 2014 Zanddrift Residential Development, South Paarl, VIA, 2014. Cedar Park Residential Development, Sir Lowry’s Pass, 2014 R44 between Somerset West and Stellenbosch, Upgrade of 3 Intersection, 2014 Philippi Urban Edge Amendment, Visual Statement, 2014 Val De Vie, Paarl, Residential Development, 2014 Preekstoel Residential development, Stilbaai, 2014 Zandrif Residential Development, Paarl, 2014 MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 40
Philippi Urban Edge Amendment, Cape Town, 2014 Louisvale Winery, Stellenbosch, 2014 Elandskloof Historic settlement, Citrusdal, 2014 NBG: Bettys Bay, Worcester, Kirstenbosch and Niewoudtville – New Admin Buildings, 2014 Vredenheim Mixed Use Development, Stellenbosch, 2014 Proposed Boutique Lifestyle Centre, Stellenbosch, 2013 Namaqualand Mall, Springbok, 2013 Stellenbosch Mediclinic Development, Extension to building, 2013 Bosjesmansdam Valley, Worcester, Accommodation, chapel and wine tasting facility, 2013 Natures Path Lifestyle Village, Keurboomstrand, 2013 Brakkekloof and Donkergats Rivier Solar Farms, Atlantis, West Coast (2012) Erf 2003 Melkbosstrand, Cape Town Mixed use development, 2011 Proposed wind energy farm at Clover Valley Farm, Darling on West Coast Plain (2011) Jacobsbaai Tortoise Reserve – residential resort development on the west coast of West Cape (2011) Proposed Development of a Wind Energy Project at Langefontein Farm near Saldanha Bay (2011) Four proposed windfarms in the Garden Route area (2010 – 2011) The Hill, Sedgefield – VIA of proposed housing development on dunes north of N2, Sedgefield (2009) Leukenberg, Gordons Bay - VIA of proposed mixed use development on urban edge (2009) Seawinds, Saldanha Bay – VIS of proposed new industrial Area at Blouwaterbaai, Saldanha (2008) Skoongesig, St Helena Bay – VIA of proposed new electricity line and sub-station (2008) Tullow Oil, Uganda, 2007 The Point, Kalk Bay – Visual sensitivity assessment to inform development (2001) Erf 24, St Helena Bay – VIA of proposed housing development on hillside above west coast town (2005)
2012 VIAs Paarl Boys High School, Paarl – sport fields development Plattebosch, Stilbaai – residential development – VIA review Rheeboksklof Farm, Paarl – proposed residential development Groot Parys, Paarl - Residential development
2011 VIAs Proposed Overberg Windfarm (2010 – 2011) County fair chicken farm, Fisherhaven – (2011) Visual statement for Kalbaskraal Solar Project Somerset College, Somerset West – new sports facilities
2010 VIAs
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Ascot Residential Development, Port Elizabeth Caledon Residential Development Constantia Nek Residential Development Erf 29 + 30, Clifton, apartments development 3 Vodacom masts – Hermanus, Villiersdorp and Klipdale De Hoek, power transmission lines
2009 VIAs Klipland, Paarl – VIA of proposed housing development on N1 adjacent to Paarl Salmonsvlei, Paarl – VIA of proposed housing development on N1 adjacent to Paarl Swartland Mall – VIA of proposed mixed use development on urban edge of country town of Malmesbury
2008 VIAs Dassenberg, Noordhoek – VIA of proposed housing development on hillside adjacent to Ou Kaapse Weg and TMNP Dewaldorf, Stellenbosch – VIA of proposed mixed use development along R44 and on urban edge Gevonden, Stellenbosch - VIA of proposed mixed use development on urban edge Gordons Bay Mall – VIA of proposed commercial development outside urban edge Klapmuts, Winelands – VIA of proposed mixed use development on urban edge Stellenbosch Wine and Country Estate – VIA of proposed upgrading of an agricultural unit to create a Wine Estate development with residential and tourism opportunities Paarl Waterfront - VIA of proposed mixed use development on Berg River, Paarl The Estates, Stellenbosch – VIA of proposed wine tasting and restaurant facility on the R44 Voelklip, Hermanus – VIA of housing development on Main Road, Hermanus Voortrekker Camp, Wemmershoek – VIA of proposed conference and camp facility development Oudemolen Development – VIA of redevelopment for mixed use purposes, Pinelands McGregor, WC - VIA of proposed housing development
2007 VIAs Glencairn Erf 1 – residential development Glencairn Erf 3410 – residential development Herolds Bay – residential development Rheebokskloof – resort development Hawston – Afdaksrivier – residential development
2006 VIAs Brandwacht farm No. 1049, Stellenbosch – Visual spatial analysis of historic farm ‘werf’ and proposed development
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Proposed Eskom Mast, Perdekop, Farm 215, Baardskeerdersbos – Visual Impact Assessment of proposed Eskom Mast Flaminkberg Vodacom Tower – VIA of proposed tower adjacent to N7 on mountain top in Knersvlakte
2000 – 2005 VIAs Berg River Farm 913 - Visual impact assessment of proposed development of farm on Berg River, (2005) La Cotte – Visual impact assessment of proposed development of historic farm, Franschhoek (2003) Xai Xai Export Facility (harbour) visual Assessment, Mozambique (2003) Linden Farm, Hout Bay – VIA of proposed development on historic farm (2003) Siemens Communication mast – Kirstenbosch (2003) Somerset West Vodacom Tower – Visual assessment of three options (2001) Bloubergstrand East-West Arterial Road – VIA of four alternative proposed routes. (1999) Blaauberg City - roads and housing development, 2000 Sonop Winery, Paardeberg – Visual Review of Development (2000) ‘Die Dam’ Vodacom tower – visual impact assessment (2000) Versfeld Park, Piketberg – visual impact assessment of conference facility and housing development (2000) Worcester Casino – Visual Impact Assessment of Proposed Development (2000) Hout Bay Main Road – Visual Scoping of proposed alternative routes (2000) R300 Ring Road – Visual sensitivity of proposed route (2000) Die Dam - Vodacom mast along Overberg coastline, West Cape (2000) Paapekuilsfontein – Struisbaai, Visual Impact Assessment of Proposed residential and commercial development in this coastal Village in Western Cape (2000), Dido Park, Simonstown, Cape Town - VIAs for further development of this coastal area (2000) Pringle Cove Abalone Farm – Visual Assessment for scoping phase of proposed development (2000)
Pre 2000 VIAs Cape Metropolitan Area - visual sensitivity/significance mapping, 1999 – 2000, 2002 Coega IDZ, Port Elizabeth - supplementary VIA of Coega harbour, 1998 Soetwater and Millers Point – visual resource mapping for development opportunities, 1999 Blaaumountain - tourist development, 1998 – visual sensitivity mapping of the area to inform development Capricorn Landmark - proposed landmark, 1998 Kenilworth Race Course housing developments (1998) Milnerton Golf Hotel - proposed hotel development on Woodbridge Island, 1998 Vredekloof – Vodacom mast VIA of proposed mast (1998)
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Farm 234 – Milnerton, VIA of the proposed housing development on Diep River (1997) Fish Hoek By-Pass – Visual Assessment of proposed road (1990) Outeniqua Pass Road – visual assessment of proposed upgrade (1990) Du Toit’s Kloof – Visual Assessment of Proposed upgrade (1989)
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APPENDIX 2 FIGURES 1 - 9
Figure 1: Site location of Whale Rock Ecotourism Development on 1:50 000 topocadastral map.
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Figure 2: Site location Plan – Whale Rock Ecotourism Development, as seen on Google Earth imagery.
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Figure 3: Layout 1, where the lower area restaurant (refer arrow) is situated above the parking area (Source: Michael Dall Architects).
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Figure 4: Layout 1 as seen on Google Earth imagery (Source: KML files by Duncan Bates Professional Land Surveyors).
Figure 5: Layout 2, where the lower area restaurant (refer arrow) is situated below the parking area (Source: Michael Dall Architects).
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Figure 6: Layout 2 as seen on Google Earth imagery (Source: KML files by Duncan Bates Professional Land Surveyors).
To Rocklands and Simonstown
Marine Protected Area (False Bay) Site
Table Mountain M4 National Park
To Miller’s Point and Cape Point
Figure 7: The No-go alternative (Source: KML files by Duncan Bates Professional Land Surveyors).
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Figure 8: View catchment
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Figure 9: Zone of Visual Influence
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APPENDIX 3: Visual Resources PHOTO PLATES 1 – 10
Photo plate 1: The site (situated predominantly above the slope above the road and out of sight from this viewpoint) south of Rocklands (south Simonstown). The existing development of Rocklands Centre, situated to the north of the site, is visible near and on the skyline.
Photo plate 2: Looking south east from the site over False Bay towards the Hottentots and Kogelberg mountains visible in the distance. The coastline between Simonstown and Cape Point is largely undeveloped save for small nodes such as Millers Point (arrow).
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Photo plate 3: Looking west towards the portion of the site occurring above the M4 road, up the mountain slopes and towards the cliffs and beyond the site the upper mountain ridgelines and peaks of TMNP.
Photo plate 4: The historic homestead is situated to the north of the site. The development with red rooves (extreme right, arrow) is the start of the Rocklands Centre.
Photo plate 5: Rocklands Centre is situated to the north of the site (red rooves) with False Bay and the Muizenberg and Silvermine mountains beyond. Note: the white farm buildings (mid left) are associated with the historic homestead.
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Photo plate 6: Looking north from Miller’s Point slipway (foreground) and resort (mid, left) with the site beyond (see grey area where Gum trees have been felled, arrow)
Photo plate 7: Looking south west from the M4 road. The site (grey area due to clearing of Gums, arrow) is a mountain slope with minor ridgelines, convex and concave slopes.
Photo plate 8a and 8b: Relatively intact fynbos grows in some areas on site. Elsewhere, Gums have been cleared and fynbos is recovering (see piles of felled trees).
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Photo plate 9a, 9b and 9c: Granite outcrops occur on the lower slopes of the site. Sandstone boulders are scattered on the mid and upper slopes with the sandstone cliffs above.
Photo plate 10: Looking north west from the section of the M4 roadway that passes through the site. Powerlines traverse the lower portion of the site, more or less parallel to and above the M4 road.
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APPENDIX 4: Views from site PHOTO PLATES 11 – 14
Photo plate 11a and 11b: Typical views from the line of houses of the top area of proposed development.
Photo plate 12a and 12b: Views (looking north east and south east respectively) from just behind the front edge of the ridgeline that runs in front of the concave slope where the top area of proposed development would be situated.
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Photo plate 13: View from the lower area (Layout 1) with the restaurant above the access road.
Photo plate 14: View from the lower area (Layout 2) with the restaurant below the access road.
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APPENDIX 5: Viewpoints FIGURE 10 AND PHOTO PLATES 15 – 19
Figure 10: Viewpoint locations (VP 1 – 5)
VP 1
Photo plate 15: Viewpoint 1- from the M4 running through the site.
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VP 2
Photo plate 16: Viewpoint 2 - View from Miller’s Point looking north towards the site.
VP 3
Photo plate 17: Viewpoint 3- View from the M4 north of the site, looking south towards the site.
VP 4
Photo plate 18: Viewpoint 4 - View from Rocklands Centre, looking south over the site.
VP 5
Photo plate 19: Viewpoint 5 - Looking west towards the site from False Bay.
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APPENDIX 6: Montages PHOTO PLATES 20-24
Layout 1
Restaurant above parking area Refuse room
Parking area
Approximate position of access road
Layout 2
Refuse room Restaurant below parking Parking area area Approximate position of access road
Viewpoint 1: From the M4 when adjacent to the site - BEFORE MITIGATION Photo Plates 20a & 20b Layout 1
Restaurant above parking area Refuse room
Parking area Approximate position of access road
Layout 2
Refuse room Restaurant below parking Parking area area Approximate position of access road
Mitigation includes: Screen planting around refuse room, parking area, and restaurant platform Dark muted finish to access roadway
Viewpoint 1: From the M4 when adjacent to the site - AFTER MITIGATION Photo Plates 20c & 20d
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Layout 1
Parking area Restaurant above Refuse room parking area
Approximate position of access road
Layout 2
Parking area Refuse room Restaurant below parking area
Approximate position of access road
Viewpoint 2: From Millers Point, looking north towards the site - BEFORE MITIGATION Photo Plates 21a & 21b MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 62
Layout 1
Parking area Restaurant above Refuse room parking area
Approximate position of access road
Layout 2
Parking area Refuse room Restaurant below parking area
Approximate position of access road
Photo Plates 21c & 21d
Viewpoint 2: From Millers Point, looking north towards the site - AFTER MITIGATION (Note: mitigation includes screen planting around refuse room, parking area, and restaurant platform; and, dark muted finish to access roadway). MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 63
Layout 1
Unit 7: Restaurant
Front unit 2c
Parking area Restaurant above parking area
Refuse room
Approximate position of access road
Layout 2
Unit 7: Restaurant Front unit 2c
Parking area
Restaurant below parking area
Refuse room
Approximate position of access road
Viewpoint 3: From the M4, looking south towards the site - BEFORE MITIGATION Photo Plates 22a & 22b MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 64
Layout 1
Unit 7: Restaurant
Front unit 2c
Parking area Restaurant above parking area
Refuse room
Approximate position of access road
Layout 2
Unit 7: Restaurant
Front unit 2c
Parking area
Restaurant below parking area
Refuse room
Approximate position of access road Photo Plates 22c & 22d
Viewpoint 3: From the M4, looking south towards the site - AFTER MITIGATION (Note: mitigation includes screen planting around refuse room, parking area, and restaurant platform; and, dark muted finish to access roadway). MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 65
Layout 1 & 2- BEFORE MITIGATION
Unit 3: Spa Unit 7: Restaurant Unit 4: Manager Unit 5: Staff (with unit 6: barn behind)
Layout 1 & 2 - AFTER MITIGATION
Unit 3: Spa Unit 7: Restaurant Unit 4: Manager Unit 5: Staff (with unit 6: barn behind)
Mitigation includes: Screen planting around units 3-6 (spa, manager, staff and barn respectively) and some small-tree planting either side of unit 7 and rear and front units)) Dark muted finish to access road (although not visible from this this viewpoint)
Viewpoint 4: From Rocklands Resort, looking south towards the site Photo Plates 23a & 23b
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Layout 1
Spa Units 4 (Manager) and 5 (Staff) Unit 7: Restaurant (with unit 6, Barn, behind) Restaurant above parking area
Refuse room
Approximate position of access road Parking area
Layout 2
Spa Units 4 (Manager) and 5 (Staff) Unit 7: Restaurant (with unit 6, Barn, behind)
Restaurant above parking area Refuse room
Approximate position of access road Parking area
Photo Plates 24a & 24b Viewpoint 5: From False Bay, looking west towards the site - BEFORE MITIGATION MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 67
Layout 1
Spa Units 4 (Manager) and 5 (Staff) Unit 7: Restaurant (with unit 6, Barn, behind) Restaurant above parking area
Refuse room
Approximate position of access road Parking area
Layout 2
Spa Units 4 (Manager) and 5 (Staff) Unit 7: Restaurant (with unit 6, Barn, behind)
Restaurant below parking area Refuse room
Approximate position of access road Parking area Photo Plates 24c & 24d
Viewpoint 5: From False Bay, looking west towards the site - AFTER MITIGATION (Note: mitigation to lower area includes screen planting around refuse room, parking area, and restaurant platform. Mitigation to top area includes screen planting around units 3-6 (spa, manager, staff and barn respectively. Dark muted finish to access roadway). MALA VIA: Low-intensity Ecotourism Development ‘Whale Rock’ ver 1.4 68
APPENDIX 7: Visual Sensitivity Mapping FIGURES 11 - 13
Figure 11: Topography (slope)
Figure 12: Landforms
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Figure 13: Overall Visual Sensitivity
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