HAZYVIEW PRECINCT PLAN 2015/16
June 2016 (Final Draft)
HAZYVIEW PRECINCT PLAN
Report Developed For:
Mbombela Local Municipality
Report Developed By:
Khanyisa Joint Venture
Hazyview Precinct Plan Page 1 TABLE OF CONTENTS 2.7.1 Geotechnical Conditions...... 28 2.7.2 Topography ...... 28 1 INTRODUCTION ...... 3 2.7.3 Environmentally Sensitive Areas ...... 31 1.1 Background ...... 3 2.8 Urban Management Issues...... 36 1.2 Study Area ...... 3 3 Interpretation / Synthesis ...... 37 1.3 Methodology ...... 3 3.1 Spatial Synthesis ...... 37 2 STATUS QUO ASSESSMENT ...... 5 4 DEVELOPMENT PROPOSALS ...... 39 2.1 Planning and Regulatory Environment...... 5 4.1 Development Principles ...... 39 2.1.1 Spatial Development Framework ...... 5 4.2 Development Concept ...... 39 2.1.2 Land Ownership ...... 7 4.3 Development Conditions ...... 41 2.2 Land Use Patterns ...... 7 4.4 Development Approach ...... 41 2.2.1 Current Land Use ...... 7 4.5 Movement Framework ...... 42 2.2.2 Development Trends / Initiatives ...... 10 4.6 Land Use Framework ...... 45 2.3 Access and Transport ...... 12 4.6.1 Land Use Framework ...... 45 2.3.1 Roads ...... 12 4.6.2 Proposed Zoning ...... 47 2.3.2 Public Transport ...... 12 4.6.3 Land Use Parameters ...... 47 2.4 Social Context ...... 14 4.6.4 Land Use Budget...... 48 2.4.1 Population Profile ...... 14 4.7 Social Services ...... 48 2.4.2 Social Facilities...... 17 4.8 Urban Management Guidelines ...... 49 2.5 Economic Context ...... 17 4.9 Urban Design Guidelines ...... 50 2.5.1 Spatial Distribution of Economic Activity ...... 17 5 IMPLEMENTATION PRIORITIES ...... 52 2.5.2 Economic Trends ...... 18 5.1 Service Upgrades ...... 52 2.6 Infrastructure ...... 19 5.2 Roads and Transport ...... 52 2.6.1 Water ...... 19 5.3 Social Services ...... 52 2.6.2 Sanitation ...... 23 5.4 Urban Management ...... 52 2.6.3 Electricity ...... 26 6 CONCLUSION ...... 53 2.6.4 Solid Waste Disposal...... 26 2.7 Natural Environment ...... 28
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LIST OF FIGURES
Figure 1: Golden Triangle ...... 5 Figure 2: Re-Alignment Options R40 ...... 12 Figure 3: Population Distribution ...... 14 Figure 4: Urban Management Areas ...... 49 Figure 5: Design Interventions ...... 51
LIST OF TABLES
Table 1: Precinct Planning Methodology ...... 3 Table 2: Population ...... 14 Table 3: GDP ...... 18 Table 4: Employment ...... 18 Table 5: Current Water Demand ...... 22 Table 6: Potential Future Demand ...... 22 Table 7: Future Water Demand...... 22 Table 8: Future Demand: Sewer ...... 23 Table 9: Electricity: Households ...... 26 Table 10: Waste Disposal ...... 26 Table 11: Biodiversity Areas ...... 32 Table 12: Proposed Zoning ...... 47 Table 13: Development Controls ...... 47 Table 14: Land Use Budget ...... 48 Table 15: Population Estimate ...... 48 Table 16: Social Facilities...... 48 Table 17: Urban Management Guidelines ...... 50 Table 18: Implementation: Social Facilities ...... 52
Hazyview Precinct Plan Page 2 1 INTRODUCTION
1.1 Background Task Steps Deliverable Analyse Key Identify main opportunities Status Quo Report Following the approval of the Mbombela Spatial Development Framework in Informants and constraints 2012, a need has been identified to do more detailed precinct planning for Identify local environmental, certain key nodes and growth areas. This is necessary to put in place social and economic needs guidance for land use management, and also set development parameters Identify land use planning, to guide services and roads planning. policy and ownership limitations Hazyview has been identified as such a growth area. Identify Structuring Identify main public Movement Framework Elements transport interventions
Identify interchange zones
Clarify movement routes Confirm pedestrian 1.2 Study Area connections Identify transport The study area consists of Hazyview town and surrounding expansion areas infrastructure and leisure developments, covering the bulk of the area within the urban Identify and Local Identify conceptual land use Land Use Framework edge as identified in the SDF. Land Use zones Components Consider housing typologies The study area is shown on the map overleaf. and densities Identify / local land uses Develop Design Develop design guidelines Design Guidelines Guidelines and specifications
Urban Management Identify key urban Urban Management 1.3 Methodology management areas and Guidelines issues The overall methodology followed in the preparation of the precinct plan is Support & Approval Stakeholder comments Approved Precinct set out in the table to the right. Municipal approval Plan processes Table 1: Precinct Planning Methodology
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Hazyview Precinct Plan Page 4 2 STATUS QUO ASSESSMENT
2.1 Planning and Regulatory Environment
2.1.1 Spatial Development Framework
Hazyview is identified as a first order activity node in the SDF, and forms part of Nzkazi Activity Corridor. The main town and surrounding areas also form part of the urban development area, and are within urban edge.
Hazyview is located in an area designated for agricultural development (also featuring current agricultural development).
In terms of land reform, the focus is on housing and agri-processing. It is stated in the SDF: “This strategy aims to identify land reform focus areas in the municipality in order to achieve the government objectives of providing tenure security that creates socio-economic opportunities of people living and working on farms and in communal areas, providing land for sustainable human settlements, industrial and economic development, providing efficient land use and land administration services and providing skills development framework for agrarian land reform to all relevant stakeholders.”
In addition, Hazyview forms an anchor point in the “Golder Triangle” of
Mbombela. As noted in the IDP (2015): “The yellow notation symbolize the Figure 1: Golden Triangle ‘yellow belt’ along the N4, starting from Machadodorp / ZASM tunnel towards
Matsulu / Maputo; green notation symbolize the ‘green belt’ for tourism that starts from Machadodorp / ZASM tunnel to Hazyview. The green notation The provisions of the current SDF (2012) is shown on the map overleaf. also covers the R40 road to Hazyview. The blue notation symbolize the ‘blue belt’ from Hazyview, Nsikazi and towards Matsulu, where infrastructure, particularly water need to be provided.”
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Hazyview Precinct Plan Page 6 2.1.2 Land Ownership 2.2 Land Use Patterns
The majority of land in Hazyview is in private ownership. 2.2.1 Current Land Use A few municipal owned erven are located in the CBD area, mostly where government / municipal services are provided. The greater Hazyview area has a very disjointed spatial pattern. The main retail / commercial area is located along the R40. There are however no Public land ownership (municipal and government / government agencies) residential uses that form part of, or are located directly next to the town is reflected on the first map overleaf. centre area. A new shopping centre has recently been developed at the intersection of the R40 and R536 towards Holiday Town. The main tourism centre is situation further to the north at the intersection of the R40 and the R536 towards Sabie.
Residential development consist of: Hazyview Holiday Town located to the north east of the CBD area Further to the east is the rural residential area Shabalala located to the east of the Sandrivier. Access to Hazyview is via the R536. Leisure development located some distance to the north west of the main town (Sabie River Sun) Rural residential development to the south west and south east, including Nkambeni.
The current land use pattern is indicated on the second map overleaf.
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Hazyview Precinct Plan Page 9 2.2.2 Development Trends / Initiatives
Development pressure is being experienced in the Hazyview area. This includes SDF proposals and various new township proposals including:1
Residential development to the east of the CBD up to the Sandrivier,including various phases of the proposed Hazyview x42. Retail / commercial, mixed use and industrial development along the R40, Including proposed Hazyview x45 The SDF provides for additional residential development to the south of the CBD Low density rural residential and tourism centred development are foreseen to the north of the CBD.
In response to these development pressures, various major service and roads upgrade projects have been included in the Mbombela IDP (2015): Nsikazi North water reticulation scheme Upgrade of Hazyview Water Treatment Works Upgrade of Hazyview Water Purification Plant Procurement of various water pumps Construction of Hazyview Vakansiedorp Sewer Main Outfall Sand Ford access road R40 reconstruction Public transport facility Construction of waste transfer stations and waste separation at source projects
Pressure also exists for the development of subsidised housing. The official housig waiting list for Ward 1 (the study area) amounts to 550 (IDP 2015).
Development pressures / trends are shown on the map overleaf.
1 As compiled for Hazyview: Computer Analysis and Master Planning of Water Distribution Network, 2013; checked against subsequent township applications.
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Hazyview Precinct Plan Page 11 2.3 Access and Transport
2.3.1 Roads
The R40 is the main route leading through Hazyview. It fulfills dual functions, being a major regional mobility route, but also functioning as the main street The other routes giving access to Hazyview CBD are also regional mobility in town, giving direct access to land uses. Due to congestion leading from routes and include the R536 and the R538. this dual function, alternative alignments of the route is currently being investigated. At the time of writing no final decision has been reached Current and proposed roads are shown on the map overleaf. regarding the three options depicted on the figure below.2 Roads and storm water also feature among the key issues raised by community members during the IDP process and include the following needs: Public transport (bus and taxi): Shabalala to Sand River Bus shelters Traffic lights and speed humps Storm water drainage Street maintenance / paving Bridges (pedestrian and vehicular)
2.3.2 Public Transport
Public transport consists of busses and taxis. The R40 / R538 / R536 are the main bus routes.
The main taxi rank in Hazy View is located behind the shopping mall in the extension of Hobby Ave. This location may be affected by one of the proposed re-alignment routes of the R40, which passes directly to the east of the taxi rank (access arrangement will have to be clarified but this Figure 2: Re-Alignment Options R40 alignment will make the taxi rank high accessible at a regional scale). Taxis also stop at points along the R40.
2 Draft / Preliminary Mbombela Roads Masterplan Report, 2015
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Hazyview Precinct Plan Page 13 2.4 Social Context
2.4.1 Population Profile
According to the StatsSA Census 2011, the following population and household figures apply to the study area:
Total Total Sub-Place Households Population Sanbonani 39 219 Hazyview-Vakansiedorp 777 2843 Hazyview SP 63 173 De Rust 168 452 Numbipark 144 548 TOTAL HAZYVIEW 1191 4235 Tshabalala SP1 3510 13059 Tshabalala SP2 798 1963 TOTAL TSHABALALA 4308 15022 Table 2: Population
Even if Tshabalala / Shabalala is included, the area has a very small residential population.
The physical distribution of population and households is shown on the maps Figure 3: Population Distribution overleaf.
The spatial disparity in the settlement pattern of Hazyview and its larger surrounding area means that the residential population does not have good access to the CBD area. It also has implications for the provision of social services, as the smaller settlements do not have high enough population numbers to form thresholds for services like schools and clinics.
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Hazyview Precinct Plan Page 16 2.4.2 Social Facilities 2.5 Economic Context
There are limited social facilities available in the study area, partially due to the small resident population. 2.5.1 Spatial Distribution of Economic Activity
Existing social services include: Limited economic activity occur in the study area. Main retail and other non- Hazyview Primary Care Clinic (R40) residential uses concentrate along a small section of the R40. Informal trade SAPS (R40) occur in the vicinity of the taxi rank. Small spaza shops are distributed Primary School (Holiday Town) throughout the rural residential areas. Primary School (Shabalala) Hazyview Post Office (R40) Although mining occurs in the wider region, no major mines exist in the direct Department of Home Affairs (R40) vicinity of Hazyview. Tourism and agriculture are prominent activities in the Department of Labour (R40) area.
These social services typically serve not only Hazyview town, but also the Hazyview is one of the town in which Kruger Lowveld Tourism promotes surrounding area. tourism. It is located en route to two Kruger Park gates, i.e. Phabeni Gate and Numbi Gate. Traffic to especially the latter passes through Hazy View, Need was also expressed for the following social services in and around creating economic opportunity. Hazyview (IDP, 2015): Refurbishment of swimming pool Perry’s Bridge Centre at the corner of Sabie Road and the R40 is a well- known attraction, offering shops, restaurants, adventure tours, Sport field 3 Multi-purpose centre accommodation, etc.
Library (Shabalala)
Community Hall
Secondary School (Shabalala and Hazyview)
Provision of dust bins and cleaning of parks have been requested. In terms of safety and security, there is a concern regarding the cleaning of vacant stands and a request for boom gates at main entrances.
3 http://www.perrysbridge.co.za/
Hazyview Precinct Plan Page 17 2.5.2 Economic Trends
The greater Mbombela region is dominate by economic activity in the Employment is mainly provided by the trade and accommodation sector, as secondary and tertiary sectors. Manufacturing and trade are important well as manufacturing, government services and financial and business sectors in terms of contribution to GDP as shown in the table below services. Employment in the agricultural and manufacturing sectors showed (source: SDF 2012). a big decline since 1995, while there was an increase in finance and business services (source SDF 2012).
Table 4: Employment Table 3: GDP
Hazyview Precinct Plan Page 18 2.6 Infrastructure portion of the line upstream of the Eskom in-line booster PS. The Umbhaba reservoir supplies the distribution system of the Hazyview CBD. Hippo Hollows and the Eskom sub-station receive water via connections to the 2.6.1 Water CBD distribution system.
Most households in the study area have access to piped water. According From Umbhaba reservoir, water is pumped to the Umbhaba steel water to StatsSA 2011 figures, 80% or more households in the majority of areas in tower, which on-supplies under gravity to the Numbi Lower reservoir. The and around Hazyview have access to water. Some issues regarding the water tower does not (currently) have a distribution zone. The Numbi Lower reliability of water supply have however been raised in the IDP process, e.g. reservoir serves the Numbi Lower zone. From Numbi Lower reservoir, water water pipes are installed “but do not yield water”. Household access to water is pumped to the Numbi Higher reservoir, which serves the Numbi Higher is shown on the first map overleaf. zone. Available information shows four boreholes pumping directly into the Numbi networks. According to MLM officials these boreholes are no longer Recent water master planning highlighted the following:4 in use.”
The main water source for Hazyview is the Sabie River, with two allocations: The elements of the water system are indicated on the second map overleaf.5 1,188 Mm3/a - 3 255 kl/d: Sabie River Irrigation Board canal
0,946 Mm3/a - 2 590 kl/d: Sabie River Pump Station (PS)
In terms of treatment of water, raw water is supplied from the Sabie River and -canal and purified at the old Hazyview Water Treatment Plant (WTP) with a capacity of 2 900 kl/d. The nearby Hazyview New WTP with 6 000 kl/d capacity is under construction, and will replace the existing WTP (after a period of parallel operation).
In terms of the water distribution system, the following summary is provided in the mentioned water master plan:
“Water is pumped from the Hazyview WTP to the Holiday Township reservoirs which serve the northern area of Hazyview Holiday Township. From these reservoirs water is pumped into the Holiday Township tower. The Holiday Township tower supplies the high lying area of the Hazyview Holiday Township zone. From Hazyview Holiday Township reservoirs a pipeline with the in-line “Eskom” booster pump station (PS) delivers water to the Umbhaba reservoir. The Kruger Park Lodge has a draw-off on the gravity
4 Hazyview: Computer Analysis and Master Planning of Water Distribution 5 Information obtained from Hazyview: Computer Analysis and Master Planning of Network, 2013 Water Distribution Network, 2013
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Hazyview Precinct Plan Page 21 Water distribution zones are indicated on the map above. The current Southern area: demand / capacity of the system is as follows:6 Extensive residential development is foreseen in the area to the east of Numbi Park, and along the northern banks of the Noord-Sand River.
Excluded development areas: Township applications for the Sandford development (north of the Sabie river) and the Mvubu development (west of the CBD) have already been approved, but on condition that they must be self-sufficient in terms of water supply and sanitation. Even though these developments fall inside the urban edge, they have therefore not been considered in the master planning.” Table 5: Current Water Demand
The expected impact of future development is summarized as follows (AADD In terms of future demand, the following has been identified in water master Annual Average Daily Demand): planning:
“The major contributions from future land developments are in the following areas:
Existing tourism and eco developments: Table 6: Potential Future Demand Kruger Park Lodge, Sanbonani and Hippo Hollow all have their own water supplies which are augmented by existing links to the Hazyview water In terms of specific water supply zones is translates to the following: distribution system. The total potential water demands of these tourism developments were considered in the master planning.
Sabie River Eco Estates and Sabie River Sun have their own water supplies and are currently not linked to the Hazyview water distribution system. The total potential water demands of these tourism developments were considered in the master planning.
Hazyview CBD: Considerable business, mixed and industrial development is foreseen along the R40 corridor through the Hazyview CBD. This includes the proposed Hazyview X45 developments.
Hazyview X42: Table 7: Future Water Demand This is an extensive, mostly residential, proposed township east of the CBD.
6 Hazyview: Computer Analysis and Master Planning of Water Distribution Network, 2013
Hazyview Precinct Plan Page 22 2.6.2 Sanitation
A large part of the study area does not have access to a water-borne sanitation system. This situation is illustrated on the first map overleaf, The capacity of the current system is as follows (in terms of AADD Annual 8 showing percentage of households with access to sanitation. During the IDP Average Daily Demand and PDDWF Peak Day Dry Weather Flow): process, a need for VIP toilets have been identified in Shabalala.
In terms of the areas that do have access to water borne sewerage, the following is stated in the most recent sewer master plan report:7
There are three main sewer drainage areas in Hazyview. The existing Hazyview sewer system covers a small section of Hazyview Holiday Town (Petra Place), the Hazyview CBD area and the Sabie River Eco Estate.
The Sabie River Eco Estate portion of the sewer network is privately owned, but possibility exists that it might in the longer term become integrated with the Hazyview MLM system.
In terms of waste water treatment, the Hazyview Waste Water Treatment Works (WWTW) has a capacity of 700 kl/d. The Sabie River Eco Estate has its own (privately owned) package WWTW (unknown capacity). The small sewer system of the Holiday Town discharges into a conservancy tank.
Table 8: Future Demand: Sewer It is also stated in the report: “The Hazyview CBD system discharges to the Hazyview WWTW. In the Hazyview CBD drainage area there are three sub- It is further stated in the sewer master plan report: drainage areas with pumping stations. A small part of Hazyview Holiday Town has a sewerage system discharging into a conservancy tank. The “To accommodate future development, the existing WWTW will be Sabie River Eco Estate (private) system consists of 4 sub-drainage areas eliminated due to insufficient capacity and incorrect location in the CBD. All with pumping stations discharging to the Sabie River Eco Estate package sewerage will drain to a new WWTW east of the Holiday Township.” WWTW. Other proposed changes to the Hazyview drainage system are discussed in The elements of this system and drainage areas are shown on the second detail in the report. map overleaf.
7 Hazyview: Computer Analysis and Master Planning of Sewer System, 2013 8 From Hazyview: Computer Analysis and Master Planning of Sewer System, 2013
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Hazyview Precinct Plan Page 25 2.6.3 Electricity 2.6.4 Solid Waste Disposal
According to the StatsSA 2011 figures, the majority of households in An existing waste disposal site is located near Hazy view serving the area. Hazyview has electricity connections. In Shabalala, a large percentage of The following is stated regarding the capacity and expected lifespan of the households are still without connections. site (SDF 2012):
During the IDP process the need for household connections in affected areas has also been raised. There is also a need for high mast lights and maintenance of existing street lights. Illegal connections present a problem.
Households with Households without Sub-Place Name Electricity Electricity Tshabalala SP1 2877 636 Tshabalala SP2 21 777 Sanbonani 39 3 Hazyview-Vakansiedorp 765 12 Hazyview SP 48 12 De Rust 153 15 Table 10: Waste Disposal Numbipark 141 0 Table 9: Electricity: Households
The existing electricity bulk distribution network is shown on the map overleaf. The network is shown to cover the entire study area.
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Hazyview Precinct Plan Page 27 2.7 Natural Environment
2.7.1 Geotechnical Conditions 2.7.2 Topography
Hazyview in general is not adversely affected by geotechnical conditions. Hazyview is located in an area characterised by hills and valleys which There are also no major mineral deposits in its immediate vicinity. contributes to its natural beauty. In most of the lower lying areas the slopes are suitable for development. The first map overleaf giver an overview of geology in Mbombela. More detail is as follows:9 The Sand River forms a strong boundary to the east of the town centre and is a barrier to access between Hazyview and Shabalala.
A large portion of Mbombela is underlain with the Granite Group The topography is shown on the second map overleaf. which covers most of the central, northern and eastern areas.
Highly permeable and erodible, colluvial sands and residual soils
overlay the granitic bedrock (Potassic Gneiss and Migmatite) in the
Kanyamazane area. The western part has a variety of geology groups including Shale, Dolomite, Quartzite, Andesite, Ultramatic rocks and Gneiss. Dolomite rocks give rise to caustic features, the most notable in Mbombela is the 1.8km long Sudwala Caves. Hazyview is underlain by Granodiorite and Matsulu is underlain by Gneiss.
9 Mbombela SDF 2012
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Hazyview Precinct Plan Page 30 2.7.3 Environmentally Sensitive Areas All areas required to meet biodiversity pattern targets and to ensure continued existence and functioning of species and ecosystems, special The Mpumalanga Tourism and Parks Agency has produced the habitats and species of conservation concern; Mpumalanga Biodiversity Sector Plan. According to the MBSP Handbook, Critically Endangered ecosystems; and “The MBSP is an up-to-date, fine-scale plan that identifies a province-wide Critical linkages (corridor ‘pinch-points’) to maintain connectivity. network of Critical Biodiversity Areas (CBAs), and Ecological Support Areas CBAs are areas of high biodiversity value and need to be kept in a natural (ESAs) that: state, with no further loss of habitat or species.
Achieve national and provincial biodiversity targets on the least Ecological Support Areas (ESAs): Areas that are not essential for meeting amount of land possible biodiversity targets, but that play an important role in supporting the Have the least conflict with other forms of land-use functioning of protected areas or CBAs and for delivering ecosystem Favour areas that are important for freshwater ecosystems and water services. In the terrestrial assessment they support landscape connectivity security and strengthen resilience to climate change. ESAs need to be maintained in Promote adaptation to climate change and connectivity across the at least a functional and often natural state, supporting the purpose for which landscape.” they were identified. They include features such as riparian habitat surrounding rivers or wetlands, corridors, over-wintering sites for Blue The MBSP addresses both protected areas and priority areas for the Cranes, and so on. protection of biodiversity. Other Natural Areas (ONAs): Areas that have not been identified as a These areas are shown on the map overleaf. Protected Areas and refer to priority in the current systematic biodiversity plan but retain most of their areas that are formally protected by law and recognised in terms of the natural character and perform a range of biodiversity and ecological Protected Areas Act (this includes contract protected areas declared through infrastructural functions. the biodiversity stewardship programme). Moderately or Heavily Modified Areas (sometimes called ‘transformed’): In terms of strategic spatial planning, it is important to consider the CBAs Areas that have been heavily modified by human activity so that they are by- and ESAs. These areas should be protected from encroachment by and-large no longer natural, and do not contribute to biodiversity targets. development, though mechanisms such as urban edges or the Some of these areas may still provide limited biodiversity and ecological establishment of conservation areas. It is also necessary to identify areas infrastructural functions but, their biodiversity value has been significantly that should be prioritised for measures such Environmental Management and in many cases irreversibly compromised. Frameworks, and indicate areas that may be under threat / stress as a result of development trend and conditions.
The MBSP identifies different categories of priority areas:
Critical Biodiversity Areas (CBAs): Areas that are required to meet biodiversity targets for species, ecosystems or ecological processes. These include:
Hazyview Precinct Plan Page 31 In the MBSP, a distinction has been made between terrestrial and fresh CBA: Wetlands Wetlands that are important for meeting biodiversity targets for water priority areas. freshwater ecosystems; the ecological condition of these wetlands need to be maintained or improved, and their loss or Terrestrial Priority Areas deterioration must be avoided. This category includes FEPA CBA: (1) Areas required to meet targets and with irreplaceability wetlands. Irreplaceable values of more than 80%; CBA: Aquatic Areas considered critical for meeting the habitat requirements (2) Critical linkages or pinch-points in the landscape that must Species for selected aquatic invertebrate species (dragonflies, remain natural. damselflies, crabs). These species are known to occur only at (3) Critically Endangered Ecosystems one or a few localities and are at high risk of extinction if their habitat is lost. Fish species are included under the CBA River CBA: Optimal The CBA Optimal Areas (previously called ‘important and category. necessary’ in the MBCP) are the areas optimally located to meet both the various biodiversity targets and other criteria ESA: Wetlands All non-FEPA wetland. Although not classed as FEPAs, these defined in the analysis. Although these areas are not wetlands support the hydrological functioning of rivers, water ‘irreplaceable’ they are the most efficient land configuration to tables and freshwater biodiversity, as well as providing a host meet all biodiversity targets and design criteria of ecosystem services through the ecological infrastructure that they provide. ESA: The best option to support landscape-scale ecological Landscape processes, especially allowing for adaptation to the impacts of ESA: Wetland Clusters of wetlands embedded within a largely natural Corridor climate change. Clusters landscape to allow for the migration of fauna and flora ESA: Local Finer-scale alternative pathways that build resilience into the between wetlands. Corridor corridor network by ensuring connectivity between climate ESA: Important Sub-catchments that either contain river FEPAs and Fish change focal areas, reducing reliance on single landscape- Sub-catchments Support Areas. scale corridors. ESA: Fish Sub-catchments that harbour fish populations of conservation ESA: Species Areas required for the persistence of particular species. Support Area concern, based on FEPA data augmented with regional data Specific Although these may be production landscapes, a change in sets. land-use may result in loss of this species from the area. (Only ESA: Strategic High rainfall areas that produce 50% of Mpumalanga’s runoff one species-specific ESA was included in the analysis — an Water Source in only 10% of the surface area, thus supporting biodiversity over-wintering site for blue cranes). Areas and underpinning regional water security. ESA: Protected Areas surrounding protected areas that moderate the impacts Table 11: Biodiversity Areas Area of undesirable land-uses that may affect the ecological Buffers functioning or tourism potential of PAs. Buffer distance varies according to reserve status: National Parks — 10 km; Nature There are no protected or irreplaceable areas in Hazyview, with the Reserves — 5 km buffer; Protected Environments — 1 km exception of a small area abutting the urban edge on the north east. Most buffer. areas are classified as heavily or moderately modified. Hazyview is however located within the buffer area of a protected area (i.e. the Kruger Park). Care Fresh Water Priority Areas must as such be exercised in planning and development of land uses. The CBA: Rivers Rivers, with a 100 m buffer, that need to be maintained in a MBSP states: good ecological condition in order to meet biodiversity targets for freshwater ecosystems. This category includes FEPA rivers and all FEPA free-flowing rivers. The FEPA rivers “When assessing the impacts of proposed landuses in protected area include those required to meet biodiversity targets for buffers, consideration needs to be given to both direct (e.g. plantation threatened fish species. forestry blocking view-sheds and reducing water flows into a Protected Area) and indirect impacts (e.g. light and noise pollution).
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Land-use change applications within the buffer zone may be referred to the protected area manager or ecologist for evaluation. A view-shed analysis of the potential visual impact of the proposed land-use on adjacent protected areas should be undertaken where necessary.”
In terms of freshwater ecosystems, substantial areas in and around Hazyview are classified as Ecological Support Areas: Important Sub- Catchments. Guidelines for these areas are:
Manage the cumulative impacts of land-use activities in the sub- catchment (including land-based activities), ensuring no further deterioration of the ecological state of river FEPAs. Maintain flow rates in streams in agricultural catchments in good condition, by managing land-use practices to mitigate the impacts of stream-flow reduction and ensuring that the extent of agriculture in the catchment does not exceed 30-50% of land surface areas. Generic buffers of 100 m should be established around streams and wetlands within these catchments. These buffers can be refined based on a site visit and applying DWAs wetland delineation tool. Land-use practices or activities that are not consistent with keeping natural habitat and biota intact in ESA Important sub- catchments are not acceptable.
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2.8 Urban Management Issues
Urban management issues observed during site visits and obtained from the IDP process include the following:
Need for road maintenance, especially R40 through CBD and side roads in CBD. Need for pavement maintenance. Need for pedestrian amenities and trees. Cleaning / fencing of open stands Need for additional lighting. Cleaning of littering / provision of dust bins / more frequent refuse removal
Hazyview Precinct Plan Page 36 3 Interpretation / Synthesis
3.1 Spatial Synthesis
Hazyview has been identified as a first order node in the region in spatial planning for Mbombela. HIGH LEVELSTRENGTHS / OPPORTUNTIES Currently it is a small town with a disjointed spatial structure, i.e. residential Located on prime tourism route with access to two Kruger Park Gates areas not integrated with town centre / CBD. It is known as a tourism Established tourism facilities destination and located in a prime location for further development in this Range of regional civic services being provided (e.g. clinic, post office, home respect. affairs, etc.) Development interest in area (residential and non-residential) – opportunity for
consolidation of spatial structure For its full potential to be realised, certain interventions will be required. Opportunity to develop tourism accommodated due to proximity to Kruger Park
This includes upgrades to the water and sanitation system (master planning has been completed), upgrades to the road network (R40) and intensified urban management initiatives to ensure a high quality environment. HIGH LEVEL WEAKNESSES / THREATS Need for road upgrades especially R40 (in planning stages) Disjointed spatial structure Weak access between residential areas and CBD Fairly small resident community – does not provide sufficient threshold for higher order civic services and commercial development / reliance on passing traffic and tourism Bulk service upgrades required (water and sanitation) The re-alignment of the R40 poses a risk of Hazyview losing business opportunities if traffic bypasses the CBD area
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Hazyview Precinct Plan Page 38 4 DEVELOPMENT PROPOSALS 4.2 Development Concept
4.1 Development Principles Based on the above principles, and guided by the current Mbombela Spatial Development framework, a spatial development concept has been prepared
for Hazyview containing the following elements: Hazyview is a rural service centre for surrounding villages and farms, as well as a tourism node. Its spatial structure is currently disjointed. The CBD Urban Structure: The main movement routes, the CBD with its central consists of a retail / public services area and a tourism node located some activity spine, tourism nodes and open space network provide the framework distance to the north. Established residential areas, in the form of middle which determines the urban structure income residential, rural villages and tourism facilities are located some distance from the CB. Very limited employment opportunities exist in the Employment Areas: It is proposed that the high intensity core area core secondary sector (manufacturing). Linkages between the town and the rural area be expanded southwards to accommodate light industrial / commercial residential areas are also limited, with limited roads and the river system / type uses in an area accessible to the rural residential communities to the topography forming a divide. The town is located in an area of great natural south east. beauty and within the protected area buffer around the Kruger Park, supporting its role in tourism. The natural environment should as such be Infill Areas: The open land between the CBD and river / rural residential preserved and impact of development should be carefully managed. area should be prioritized for new residential development.
It is therefore proposed that the focus of development in Hazyview be guided Connectivity: It is proposed that additional road link/s be established where by the following principles: feasible between the CBD and rural residential areas.
Consolidate the urban form by supporting infill development between Activity Spine vs Regional Mobility: Long term plans exist for the re- the Hazyview CBD and the rural residential areas to the east. alignment of the R40, with the most like route passing east of the current Consolidate the different components of the CBD to form a unified CBD. The will allow for the opportunity to use (name rd) passing through the high intensity, mixed use centre. CBD as a fully-fledge activity spine with a mix of land uses gaining access Permit the expansion of tourism related facilities off the road. Provide for light industrial / commercial development to broaden the economic and employment base of the area. Growth Management: In order to prevent urban sprawl from having a Locally, establish and protect an integrated open space network negative impact on the surrounding natural area and to ensure high densities Regionally, manage all development to not adversely affect the for more efficient service delivery and public transport, it is proposed that quality of the natural environment with specific reference to the new development be restricted to occur within an urban edge. Kruger National Park and surrounding area. The development concept is indicated on the map overleaf.
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Hazyview Precinct Plan Page 40 4.3 Development Conditions
The spatial development concept is a long term vision for a desired spatial Environmental Considerations: form for Hazyview. There are however certain pre-conditions and requirements that will have to be met before this long term vision can be Most parts of Hazyview within the urban edge (including existing realized. These pertain to: development) as well as surrounding rural residential developments are located in the protected area buffer around the Kruger Park, in terms of the Availability of Bulk Services: Mpumalanga Biodiversity Sector Plan, 2014. This implies that care should be exercised when existing development is managed, and new development Currently, not all areas within the urban edge have access to water and implemented to (a) not have a negative impact on the visual quality of the sanitation. Detailed services planning has been conducted for Hazyview, area and (b) not have a direct or indirect negative impact on ecosystems and making provision for additional bulk capacity. The densities and land use the projected area, e.g. management of effluent and air pollution. types proposed in the land use framework below took into account this Development Condition 3: Land use changes should be subjected to an planning. The implementation of land use changes will however have to be Environmental Impact Assessment that in addition to regular legislative guided by the implementation of the planned bulk improvements and the requirements also specifically take into consideration the conditions set out in the availability of bulk services. Mpumalanga Biodiversity Sector Plan, 2014 pertaining Ecological Support Areas: Protected Area Buffers. Development Condition 1: Land use changes in terms of the land use framework shall only be permitted upon when an agreement is reached between the municipality and developer / land owner regarding the availability of bulk services. 4.4 Development Approach Road Realignment: While the spatial vision for the long term development of Hazyview is The realignment of the R40 is a long term project that will impact on the represented in the land use and movement framework, there are certain urban structure of Hazyview. The land use framework, being the long term development actions that have too be taken over the short term. vision for spatial development in the area, provides for intensification of land uses based on the first priority realignment route. Depending on detailed These are: feasibility studies, the exact alignment may however still change. For this reason, it is proposed that development of certain high intensity business / Urban Management: existing urban areas and facilities have to mixed use areas be phases to coincide with final road alignment decisions. managed and maintained to create a high quality environment for communities. To this effect, priority area requiring operational Development Condition 2: High intensity development based on the realignment interventions have been identified in this plan. of the R40 shall only be permitted upon an agreement between the municipality and developer / land owner at such a time as the alignment of the R40 has been finalised, Urban Design / Place Marketing: due to Hazyview being an important indicated as ‘Phase 2’ of development on the land use framework map. tourism node, it is important to create a distinct visual character and as sense of cohesion and legibility for visitors entering the area. To this effect, a number of urban design principles and priority area are proposed.
Hazyview Precinct Plan Page 41 The relationship between the different long term and short term proposals 4.5 Movement Framework contained in this document is as follows: Hazyview is very much reliant on regional movement. It is located en route to the Kruger National Park, and its proximity to the Park is one of its key attraction factors for tourists, both in terms of passing trade and accommodation in and around the town. Secondly, it provides a service to rural and agricultural communities surrounding it, e.g. retail centres and government services such as the clinic. As such it should accessible to its surrounding communities. Thirdly, a percentage of traffic passes through the town from rural communities to other towns / centres in the area, requiring mobility routes to function well.
At the same time, the local functioning of the CBD and the residential component of the town is reliant on land uses gaining access off a proper local movement network, without hindering the mobility function of regional roads.
To address this dual challenge, the proposed movement framework consists of the following elements:
Regional Movement Network: The regional roads carry high traffic volumes including public transport. The mobility function of these roads Figure 4: Development Approach should be protected, since the movement of people in and out of the area is critical to the functioning of the local and regional economy. The following In the remainder of this document, the different components as contained in routes should be prioritized: the diagram will be described and illustrated. This includes: R40 R536 Movement Framework R538 Land Use Framework R535 Urban Management Interventions Urban Design Guidelines Two important functions of the regional network are: Regional bus routes – the R40, R538 and R536 serve are regional bus routes
Regional tourism routes: The R536 from Sabie and then onwards towards the Phabeni Gate of the Kruger Park is a key regional tourism route. The Kruger Gate and various private game reserves are situated further north also along the R536. Tourists also enter the
Hazyview Precinct Plan Page 42 Hazyview via the R538 from the Mpumalanga Kruger International Airport and the R40 from White River, to travel to destinations in the area and the Kruger Park.
In terms of regional network improvements, the proposed realignment of the R40 as indicated on the map overleaf will serve to alleviate congestion on the section through town. This is however a long term project and the alignment may change if detailed investigations show that the route is not desirable / feasible.
Local Network: The local network in Hazyview need improvement and consolidation. This is especially important for the area to the east of the CBD, which presents an opportunity where additional linkage can be created with the establishment of new residential townships. The map overleaf conceptually shows the principle of creating local east west and north south link roads (the technical detail and alignment will have to be finalized through road master planning and township establishment). The streets in the CBD areas requires maintenance and surface upgrades in places.
Activity Spine: The potential exists to intensify development along the section of the R40 passing through the CBD. The will become even more feasible if a portion of the through traffic is realigned via the proposed bypass route. An effort will have to be made to still draw desirable passing traffic, e.g. tourist buses, into town. IT is proposed that a detailed design be done for this section of the R40 as indicated on the map overleaf, with space for public parking, limited access to land uses off the R40 and/or a designated service road where feasible.
The movement framework is shown on the map overleaf.
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Hazyview Precinct Plan Page 44 4.6 Land Use Framework Industrial / Commercial Development: Hazyview currently has a narrow economic base, consisting primarily of retail and services. In order to expand this base and also provide more employment opportunities in future, it is 4.6.1 Land Use Framework recommended that provision be made for light industrial / commercial development. It is proposed that these uses should be located south of the
CBD. This is for three reasons:
The majority of existing and proposed tourism related activities are As indicated in the Development Concept, the priority for Hazyview is infill development and consolidating the current urban structure. To this effect, located to the north of the CBD, where a high quality, aesthetically the following land uses are proposed: please environment should be retained. Ideally industrial type uses should not be located in close proximity
Mixed Use Core: The current CBD area is small and serves the surrounding The proposed area is accessible from surrounding communities who rural and residential communities in terms of retail, personal services and would be served by the area as an employment area government services. Heavy vehicle transport that may be generated by industrial type uses have to opportunity to access larger nodes such as White River Opportunity exists to expand the CBD, along the current R40 and in the and Mbombela (Nelspruit) as well as the N4 to the south via the R40, longer term also in the infill area between the current road alignment and the without passing through the CBD and tourist area of the town. proposed alignment to the east. The development areas designated as “Phase 2” on the mal overleaf should only develop once the alignment and Tourism Related Development: It is proposed that the area to the west of development time frame of the R40 has been established (refer to the CBD be reserved for tourism and leisure related development, e.g. very development conditions earlier in document). Should the residential area of low density, eco-friendly accommodation / lodges, golf and other leisure Hazyview expand in terms of the proposed infill development, additional facilities, etc. In this area all development should be subject to strict retail and services would be required. environmental controls.
The mixed use core should also include appropriate public transport facilities Open Space Network: The river system and related natural areas are not to ensure accessibility for the surrounding rural residential areas relying on only important from an ecological point of view, but also form and integral public transport. part of the setting of the town that makes it a desirable tourist destination. This system should be protected and managed. Due to its importance in the local tourism sector, the Hazyview CBD should increasingly focus on serving the tourism market. This would require a Urban Edge: To ensure that urban development do not encroach on detailed urban design and marketing plan to ensure that a high quality, important natural and agricultural areas, it is proposed that the urban edge attractive environment is established to serve not only the local and as originally set in the Mbombela SDF of 2012 be retained. In terms of recent surrounding communities, but also the passing tourism trade. development pressure, no need has been identified to expand the urban edge. Ample open land still existing within the edge and options such as Residential Development: It is proposed the new residential development densification should also be considered over the longer term as opposed to be restricted to the area between Hazyview CBD and the rural settlements expanding the urban edge. (Minor adjustments were made to align the edge to the east, as well as between Numbipark to the west and rural residential with cadastral boundaries e.g. farm portions.) settlements to the east and south east. The land use framework is indicated on the map overleaf.
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Hazyview Precinct Plan Page 46 4.6.2 Proposed Zoning 4.6.3 Land Use Parameters
The suggested zoning categories for the proposed land uses are described The suggested land use parameters included in this document are maximum in the table below. This should be regarded as a guideline; zoning should units per hectare and maximum height, as indicated in the table below. be tailored to suit the specific proposed development and manage its impact on the amenity of the area and natural environment. These parameters are proposed to ensure a specific development character. Densities or height can be lower than suggested if local circumstances Category (Map) Description Proposed Zoning demand lower densities (e.g. environmental or service constraints), and are Business / Mixed use including retail, Business 1 or subject to the approval of the municipality. Commercial restaurants, services, offices Special, subject to and and other business uses. conditions to accommodate Category (Map) Maximum Density (units per Maximum Mixed Use Could include a residential specific development hectare) Height component parameters. Industrial Light industries, warehouses, Industrial 1, subject to Business / 40 4 storeys etc. Emphasis should be conditions to control Commercial placed on industries related to environmental and visual and surrounding land uses, e.g. impact of development Mixed Use agri-processing. Green Industrial n/a 2 storeys industries should be prioritized. Education Education facilities, e.g. Education schools, tertiary learning, etc. Tourism Specific tourism centered Special, subject to Education 60, restricted to student 3 storeys developments, e.g. conditions to set detailed housing only accommodation, leisure development controls facilities. Tourism 5 to 10, subject to municipal 2 storeys High Density Cluster / townhouse type Residential 2 / Residential 3 consent; to be increased above Residential developments. Walk-up units 10 subject to municipal consent as a maximum. The rural and special conditions setting and character of the High Density 40 4 storeys town does not lend itself to Residential high-rise flats. Medium Density Smaller single stands or cluster Residential 1 / Residential 2 Medium Density 15 2 storeys Residential type developments Residential Low Density Single residential stands Residential 1 Residential Low Density 5 to 10, subject to municipal 2 storeys Rural Single residential stands in a Residential 1, subject to Residential consent Residential rural setting, permitting certain conditions agriculture related land uses Rural 5, increased with municipal 2 storeys Table 12: Proposed Zoning Residential consent and subject to special conditions Table 13: Development Controls
Hazyview Precinct Plan Page 47 4.6.4 Land Use Budget Additional Social Facilities: Hazyview The implementation of the land use framework will result in the development Estimated Maximum Additional Population: 31 611 of the following new land use areas and residential units: Number Category (Map) Land Area: Developable Maximum of Hectares Land (ha) (75%) Residential Facilities Units Facility Standard Required Business / Commercial 238.1 Education Facilities and Mixed Use Crèche, Nursery- & Pre-primary School 1 per 5,000 population 6 Industrial 120.7 Primary School 1 per 7,000 population 5 Education 9.8 Secondary / High School 1 per 12,500 population 3 Tourism Related 956.1 High Density Residential 79.7 60 2 400 Health Facilities Medium Density Residential 546.1 410 6 150 1 per 24,000 to 70,000 Low Density Residential 55.8 42 210 Primary Health Clinic population 0 Rural Residential 5.6 4.2 21 1 per 300,000 to 900,000 TOTAL 2011.9 8 781 District Hospital population 0 Table 14: Land Use Budget Social / Cultural Facilities
1 per 20,000 to 70,000 Local Library population 0 4.7 Social Services Community Hall 1 per 60,000 population 1
Other
Based on the maximum number of additional dwelling units as indicated 1 per 60,000 to 100,000 above, the maximum additional population in Hazyview will be as follows: Fire Station / Emergency Services population 0 1 per 60,000 to 100,000 Maximum additional Average household size Maximum additional Police Station population 0 households: (StatsSA 2011): population: Post Office / Agency / Post Boxes 1 per 20,000 population 2
8 781 3.6 31 611 1 per 60,000 to 100,000 Table 15: Population Estimate District Park population 0 Linked to schools & sport Sports Fields clubs Based on estimated additional population, the following additional social Standards adopted from the Provision of Social Facilities in South African facilities would be required. These facilities will have to be accommodated Settlements (2012); CSIR Guidelines for the Guidelines for Human Settlement in the detailed township layout and design processes, within the residential Planning and Design (RED BOOK) and "Making Urban Places", 1996, Behrens & areas as indicated on the land use framework. Watson, defined as international standard. Table 16: Social Facilities
Hazyview Precinct Plan Page 48 4.8 Urban Management Guidelines
In addition to the management of new land uses, the quality of the existing UM Element Service Delivery Issues Required Actions Start-up Action urban environment also needs to be upgraded. The three key focus areas Pre-planning Complete a visual survey for urban management initiatives have been identified as follows: Surveys and inspections to identify critical issues The main tourist routes through Hazyview i.e. the R40 from White Once-off by-law River and the R536 from Sabie and towards the Kruger Park. enforcement and cleaning blitz initiatives The taxi rank area The part of the CBD where most of the government services are Compile detailed urban management plans for located. each focus area
The typical elements that need to be addressed through urban management Update community stakeholder data base initiatives are listed in the table below: Compile area-based MOU if relevant (e.g. agreement between shopping centre, taxi associations for cleaning and maintenance of rank)
Waste Litter prevention along 240 litre wheeled bin and Management sidewalks 85 litre bin Regular street cleaning Litter bins along Waste bins need to be sidewalks provided throughout the More regular collection of area waste at taxi rank Transportation Ensure a pedestrian Repair and maintain and mobility friendly environment sidewalks Regular maintenance Repair and maintain and repairs of traffic kerbing signals and signs, as Storm water management well as road markings Repair and maintain road signs, names and markings
Figure 5: Urban Management Areas Repair and maintain shoulders and gutters Replace manhole covers
Hazyview Precinct Plan Page 49 UM Element Service Delivery Issues Required Actions 4.9 Urban Design Guidelines Lighting Lighting to be provided Maintain streetlights on sidewalks and at Maintain additional In order to strengthen Hazyview as a tourism node, it is proposed that urban public transport facilities lighting provided design interventions be taken to enhance the quality of environment and create a recognizable sense of place. Public space Greening of sidewalks Maintain and /or repair: and road reserves in Street furniture In order to achieve this, the following design interventions are proposed: CBD area Flower beds Pruning Promote a unique local character: The landmark / gateway features, Irrigation signage in town, street furniture, landscaping, buildings facades, etc. should Pathways be designed according to a common theme, reflecting the culture and Grassed areas character of the town. Development Ensure a quality built Enforce policies and by- Management and visual environment laws The entrance from the south via the R40 currently passes some light Informal traders Manage the operations of commercial activities (e.g. building supply store, filling station, etc.) and it informal traders also the area of proposed future light industrial use. While these uses form Provide facilities for an important part of the local economy, special care has to be exercised in informal traders terms of boundary treatment, e.g. attractive landscaping, screening Table 17: Urban Management Guidelines measures for industrial uses, etc.
Establish landmarks and gateways: The core are of the town has to be
defined, with tourists being made aware that they have entered a node and
area of interest. To this effect, it is proposed that gateway feature be erected at key entrances. This could consist of sign boards accompanied by a feature such as a statue / landmark, arched gateway, etc.
If the R40 bypass route is built in future, measure should be taken to still direct tourism traffic through the town centre so as to avoid a loss of potential business.
Create a functional tourism precinct: A detailed plan for the area designated for tourism should be prepared in conjunction with local
businesses and tourism organisations. This plan should present an
integrated approach in terms of aspects such as areas for bus and private vehicle parking, pedestrian pathways, linkages via local public transport /
Hazyview Precinct Plan Page 50 transport services to other areas of interest, linkages to accommodation facilities, etc.
Promote use of public transport: in addition to surrounding rural communities using public transport to access the CBD, the use of safe, visible public transport facilities should also be promoted to tourists. This could include local trips and trips to nearby attractions.
Enhance safety and security: design and management measures to enhance public safety include:
Visibility: land uses fronting onto streets and public places, avoidance of high walls and “blind” areas with blank wall / no windows Lighting: adequate lighting of public areas and walkways Signage: clear signage to avoid persons getting lost Cleaning and maintenance: ensuring that aspects such as paving, lighting, etc. are regularly checked are repaired. Figure 6: Design Interventions
Hazyview Precinct Plan Page 51 5 IMPLEMENTATION PRIORITIES
5.1 Service Upgrades Facility Nr
Detailed planning for the provision of water and sanitation services have Crèche, Nursery- & Pre-primary School 8 already been completed for Hazyview. In preparing this precinct plan, the Primary School 6 land use distribution and residential densities that formed the basis of Secondary / High School 3 services planning have been taken into consideration. Primary Health Clinic 1 In order to enable the development of new land uses as described in this Local Library 1 precinct plan, the service upgrades as set out in the detailed water and sanitation planning will have to be implemented. This includes the Community Hall 1 commissioning of new waste water treatment works. Post Office / Agency / Post Boxes 2
Sports Fields Table 18: Implementation: Social Facilities 5.2 Roads and Transport
At the time of writing, Option 1 in terms of constructing the R40 bypass road 5.4 Urban Management was still put forward as the most likely option, although its alignment may change if ecological, geological or similar issues arise at the time of detailed A good range of government services, retail facilities and other business investigation. The time frame for the implementation of the roads plan was uses already exist in Hazyview CBD. It is important the quality of these not finalized at the time of writing. existing development be improved where necessary and maintained, in terms of the urban management guidelines set out in this document. Due to In detailed township layouts it should be ensure that sufficient east-west the relatively large percentage of government facilities present in the CBD, connections are established to link new townships and well as the rural the public sector has a key role to play in the urban management of the town. residential areas east of Hazyview to the CBD area. A two-pronged approach is therefor proposed: Establish formal private sector / public sector stakeholder 5.3 Social Services organization mandated to identify and prioritise urban management interventions. In conjunction with the development of new residential areas, the following Prepare formal urban management plan, taking into account social services should be developed. Provision for these services should be operational requirements from municipal service departments. made in the residential township designs, and phase according to number of residential units added per development:
Hazyview Precinct Plan Page 52 6 CONCLUSION
This precinct plan provides a more detailed, quantified interpretation of the Mbombela Spatial Development Framework of 2012 as it applies to Hazyview.
Its aim is to set the specific parameters within which development should occur in order to achieve the continued development of the area in a sustainable way.
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