Chapter 17 Greyton

THEEWATERSKLOOF SPATIAL DEVELOPMENT FRAMEWORK ––– VOLUME II CHAPTER 17: GREYTON

The revised Greyton Structure Plan (June 2000) has been approved in terms of the Land Use CHAPTER 17 GREYTON Planning Ordinance, 1985 (Ordinance 15 of 1985) as a Section 4(6) structure plan and sets out development guidelines, strategies, policies and proposals for the town.

17.1 BACKGROUND It should be noted that the policies, guidelines and proposals contained in the approved Greyton Structure Plan have been reassessed, substantially changed and / or amended where necessary.. The relevant sections have been incorporated into this revised SDF document.

GREYTON AT A GLANCE Table 17.17.17.2222 lists the updates, amendments and/or replacements that were made in respect of the existing Greyton Structure Plan. Total Population ± 5266 people Role and function Agricultural service centre; “lifestyle”village Rank order of town Rural node; 3rd order town Greyton Structure Greyton Greyton Structure Greyton Structure Replacement SDF Comparative locational advantage Tourism destination Plan (2000) Structure Plan Plan (2000): To Plan ((2000):2000): Section In The TWK paragraph Historic precinct (2000) be substantially Paragraph SDF (2010) reference to Paragraph changedchangedoror references to similar Country town character Reference omitted in TWK sections retained content Natural setting SDF (2010) and / or amended Tourism accommodation. in TWK SDF 2010 Economic base Agriculture, tourism Section C: Policy Framework Growth Potential Ranked 89 for 131 towns in the Western Cape Planning 6 √ T TTTABLE 17.117.1:::: GGG REYTON AT A GLANCE Approach The Vision 6.1 √ 17.5.1 Planning 6.2 √ 17.5.3 Greyton’s function within the municipal context is that of a rural village. Principles Goals 6.3 √ 17.8.1– Greyton has established itself as a popular “lifestyle” village and popular property 17.8.7 investment destination. The unique characteristics of Greyton include: The Structure 6.4 √ 1.1, 1.2, 1.4 Plan: Implications The Product 6.5 √ 1.1, 1.2, 1.4 • Greyton as a tourism destination; PHASE 2: DEVELOPMENT POLICY • The historic precinct and rural character of the village; SECTION D: METHODOLOGY • The pristine natural setting. Spatial Framework 7 √ 17.4 17.5 Design Concept 7.1 √ 17.4 – 17.5 Structuring 7.2 √ 17.4 – 17.5 The protection of Greyton’s country village character was the overriding goal that Elements underpinned all land use and development proposals according to the revised Greyton Design Principles 7.3 √ 17.5.3 Local Structure Plan (Approved 2000). This approach will inform the proposals of the Land Use 7.4 √ Revised Theewaterskloof Spatial Development Framework. The challenge will be to Management Approach 7.4.1 √ √ 17.8 retain the unique rural and historic character of the town while meeting the Policy 8 √ Chapter 11 requirements for densification. Formulation Landscape and 8.1 √ Townscape

Conservation 17.2 THE REVISED GREYTON STRUCTURE PLAN (((2000(20002000)))) AND THE TTTHEEWATERSKLOOFTHEEWATERSKLOOF Policy MUNICIPAL SPATIAL DEVELOPMENT FRAMEWORK Urban Sprawl 8.1.1 √ Developable 8.1.2 √ Areas FEBRUARY 2012 URBAN DYNAMICS WESTERN CAPE 17171717 1 THEEWATERSKLOOF SPATIAL DEVELOPMENT FRAMEWORK ––– VOLUME II CHAPTER 17: GREYTON

Greyton Structure Greyton Greyton Structure Greyton Structure Replacement SDF Greyton Structure Greyton Greyton Structure Greyton Structure Replacement SDF Plan (2000) Structure Plan Plan (2000): To Plan ((2000):2000): Section In The TWK paragraph Plan (2000) Structure Plan Plan (2000): To Plan ((2000):2000): Section In The TWK paragraph (2000) be substantially Paragraph SDF (2010) reference to (2000) be substantially Paragraph SDF (2010) reference to Paragraph changedchangedoror references to similar Paragraph changedchangedoror references to similar Reference omitted in TWK sections retained content Reference omitted in TWK sections retained content SDF (2010) and / or amended SDF (2010) and / or amended in TWK SDF 2010 in TWK SDF 2010

Elements of the 8.1.3 √ Development Natural Policy Landscape Community needs 8.4.1 √ Visual Impact 8.1.4 √ Decent Civic 8.4.2 √ Village Character 8.1.5 √ Environments – Cultural Multipurpose Use 8.4.3 √ Landscape Light Industrial 8.5 √ Old Town Plan 8.1.6 √ Development 1854 Policy Architectural 8.1.7 √ Light Industrial 8.5.1 √ Design Development Views and Focal 8.1.8 √ Land use 8.5.2 √ Points allocation Historic Precincts 8.1.9 √ 17.8.10 and Employment 8.5.3 √ Annexure B Opportunities General 8.1.10 √ Conservation of 8.6 √ Residential 8.2 √ the Natural Development Environment Policy Conservation 8.6.1. √ Housing Needs 8.2.1 √ Education and 8.6.2 √ Land Reservation 8.2.2 √ recreation Residential 8.2.3 √ facilities Design: Historic Greyton Nature 8.6.3 √ Old Town Plan Reserve (1854) Flood line 8.6.4 √ Efficient Urban 8.2.4 √ Management Structure Water Supply and 8.6.5 √ Complimentary 8.2.5 √ Quality Land Uses Open Space Policy 8.7 √ CBD Development 8.3 √ Linked System 8.7.1 √ Policy Range of Open 8.7.2 √ Consolidation 8.3.1 √ Spaces Structuring 8.3.2 √ Trees 8.7.3 √ Elements PHASE 3: PLANNING AND DEVELOPMENT PROPOSALS SECTION E: PROPOSALS Streetscapes 8.3.3 √ Spatial 9 √ √ 17.6 Accessibility 8.3.4 √ Requirements Parking 8.3.5 √ Population 9.1 √ √ 17.6 Window of 8.3.6 √ Growth Greyton Projections Public and 8.4 √ Land Use Needs 9.2 √ √ 17.6 17.6 Community Residential 10 √ √ 17.6/17.9.4 Facility Development

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Residential 10.1 √ √ 17.6/17.9.4 Environmental 12.3.1 √ 17.9 Demand Input assessment Densities 10.2 √ √ 17.6; 17.9.2(ii) Integrated 12.3.2 √ 17.9 Density Structure 10.2.1 √ 17.9.2(ii) Environmental High Density 10.2.2 √ 17.9.2(ii) Management Plan Medium Density 10.2.3 √ 17.9.2(ii) Environmental 12.3.3 √ 17.9 Low Density 10.2.4 √ 17.9.2(ii) management Plan Resubdivision 10.3 √ Conservation 12.3.4 √ 17.8.1 Problems and 10.3.1 √ Enlargement Issues Conservation: 13 √ 17.8.10 and Resubdivision 10.3.2 √ √ 17.9.2(iii) Townscape of Old Annexure B Principles for Town Plan (1854) Implementation Central Business 11 √ √ 17.8.6 Maintaining “Folk” 13.1 17.9.10(iii) and District (CBD) Architecture: Annexure B Background 11.1 √ √ 17.8.6 Guidelines Principles for 11.2 √ √ 17.8.6 Conservation 13.2 √ 17.9(ii) and Creating Overlay Zone Annexure B responsive Positioning of 13.3 √17.9.13 and Environments Buildings Annexure B Structural 11.3 √ √ 17.8.6 Land Use Control: 13.4 √17.9.14 and Elements Guidelines Annexure B The design 11.4 √ √ 17.8.6 Development 13.5 √17.9.15 and Concecpt Control Annexure B The CBD 11.5 √ √ 17.8.6 Guidelines Development Developable 14 Guidelines Areas: Guidelines Conservation: 12 √ √ Planning Area I: 14.1 no proposals for Landscape and Krige Road Area the area Natural Planning Area H: 14.2 √ 17.9.16 (i) Environment Between (Vlei Background 12.1 √ √ Street and Gobos Urban Edge 12.2 √ 17.4, 17.7, River) 17.8.1 Planning Area F 14.3 no proposals for Requirements 12.2.1 √ 17.4, 17.7, the area 17.8.1 Planning Area F 14.4 √ 17.9.16 (ii) Development 12.2.2 √ 17.4, 17.7, Planning Area E 14.5 no proposals for Pressure 17.8.1 the area Guidelines for 12.2.3 √ 17.4, 17.7, Planning Area G 14.6 √ 17.9.16(iii) Implementation 17.8.1 Public and 15 √ 17.9.8 Conservation 12.3 √ 17.4, 17.7, Community Management 17.8.1 facilities Sport and 15.1 √ 17.9.3 FEBRUARY 2012 URBAN DYNAMICS WESTERN CAPE 17171717 3 THEEWATERSKLOOF SPATIAL DEVELOPMENT FRAMEWORK ––– VOLUME II CHAPTER 17: GREYTON

Greyton Structure Greyton Greyton Structure Greyton Structure Replacement SDF • Facilitate a balance between conservation of the natural and manmade Plan (2000) Structure Plan Plan (2000): To Plan ((2000):2000): Section In The TWK paragraph environment, the (historic) sense of place and the need to accommodate (2000) be substantially Paragraph SDF (2010) reference to (2000) be substantially Paragraph SDF (2010) reference to sustainable development and economic growth. Paragraph changedchangedoror references to similar Reference omitted in TWK sections retained content • A growing demand for commercial and tourism development. SDF (2010) and / or amended in TWK SDF 2010 Infrastructure Backlog Recreation Schools 15.2 √ 17.9.4 • Subsidised housing backlog: 160 (Housing database, 2009) Dumping Site 15.3 √ Municpal 15.4 √ Workshop Light Industry 16 √ 17.9.7 Infrastructure 17 √ 17.9.9 Services 17.4 BIOPHYSICIAL INFORMANTS AND CONSTRAINTS Tourism 18 √ 17.9.11/ 4.6 Development There are intact patches of relatively well connected Central Rûens Shale Renosterveld Role of Tourism 18.1 √ 17.9.11/ 4.6 (having a “critically endangered” ecosystem status) within the urban edge – these areas Tourism 18.2 √ 17.9.11/ 4.6 Infrastructure are listed as Critical Biodiversity Areas. TABLE 17.2 THE REVISED GREYTON STRUCTURE PLAN (2000) AND THE THEEWATERSKLTHEEWATERSKLOOFOOF MUNICIPAL SSPATIALPATIAL DEVELOPMENT The Gobos River, which skirts the eastern boundary of Greyton, is an important FRAMEWORK ecological corridor. There are wetlands and/or floodplain areas associated with the Gobos River system that are similarly an important part of this ecological corridor. The Bosjemanskloof River, which flows through Bosjemanskloof, is an important 17.3 KEY SPATIAL CHALLENGES/ISSUES ecological corridor. There are wetlands and/or floodplain areas associated with the Bosjemanskloof River system that are similarly an important part of this ecological Urban efficiency/Spatial separations: corridor. The Gobos River to the east and the Sonderend River to the south of Greyton perform • Protecting the existing village structure, land use patterns and historic character, the function of ecological corridors and are subject to flooding. Wetlands and/or while addressing development needs. floodplain areas associated with the Gobos River system are similarly an important part • Spatial integration between Boschmanskloof and Greyton to limit duplication of of this ecological corridor. public facilities. The Bosjemanskloof River, which flows through Bosjemanskloof, is an important ecological corridor. Wetlands and or floodplain areas associated with the Socioeconomic Bosjemanskloof River system are similarly an important part of this ecological corridor. Steep undevelopable slopes exist to the north, east and northwest of Greyton. • An extremely high historic population growth rate of 16% between 1996 and 2001 The Greyton Nature Park is located on the southern slopes of the Riviersonderend which declined to –8% during 2001 and 2007. It is considered unlikely that Mountains north of Greyton. Greyton will sustain a negative population growth rate, however the significant Nature areas zoned as Conservation Zone III in the area known as Knietjieshoogte, decline in the population growth could be an indication of high land values and Maermanskloof and Loerkop. extremely limited opportunities for urban expansion and densification.

Local Economic Development

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17.5 SPATIAL DEVELOPMENT CONCEPT (iii) Edges

The spatial concept is a schematic representation of the broad based spatial • The Gobos River, development proposals. The spatial concept informs the more detailed proposals. • The Sonderend River; • The Sonderend Mountains. 17.5.1 The Spatial Vision (iv) Districts

Keep a sustainable Greyton, CountryCountry.... • Greyton Nature Park

17.5.2 The Spatial Concept Plan

An overall spatial understanding of the urban growth pressures and sense of qualities of Greyton is required to inform the specific spatial land use management strategies and policies. The spatial concept is informed by the following main structuring elements:

(i) NodesNodes::::

• The CBD node;

(ii) Paths/Activity Streets

• The R406 road • Main Street, • Plantasie Street

FIGURE 17.17.1 1:11::: GGG REYTON SPATIAL DEVELDEVELOPMENTOPMENT CONCEPT PLAN

17.5.3 Principles for implementing the spatial concept 111

1 Western Cape Provincial Spatial Development Framework Areas of Intervention (2009) (a) SocioEconomic Development – alleviate poverty (b) Settlement Restructuring – promote spatial and social integration FEBRUARY 2012 URBAN DYNAMICS WESTERN CAPE 17171717 5 THEEWATERSKLOOF SPATIAL DEVELOPMENT FRAMEWORK ––– VOLUME II CHAPTER 17: GREYTON

(ii) Densification (i) Encourage • Where desirable and with due consideration of the density policy, general • conservation of the historic urban form and development pattern (a). densification principles should be encouraged i.e. infill development, subdivision of erven, second dwellings etc. in accordance with densification guidelines. (ii) Promote (iii) New Growth Areas • low density residential development in order to retain the village character of Greyton (a); • Proposed urban growth in a southern and eastern direction. • Greyton as a retirement, tourism, lifestyle village and a Centre of schools based educational excellence (a);

(iii) Restrict

• industrial development (allow only business service) (a); • subdivisions that are not consistent with the density policy and guidelines (b)

(iv) Maintain / Protect

• the unique village / rural character of Greyton (c); • the historic urban conservation area (c); • the open space corridors created by the Gobos and other drainage cannels (c).

(v) Contain

• Contain development within the urban edge (b) (c).

17.5.4 Spatial Restructuring

(i) Spatial Integration

• As Boschmanskloof and Greyton is spatially isolated, facilitate integration through FFFIGURE 17.2: GGG REYTON SSSPATIAL INTEGRATION CCONCEPTONCEPT PLAN the identification of integration areas and integration spaces and along collector

routes.

17.6 POPULATION GROWTH AND LAND USE REQUIREMENTS:

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Population projections based on historic trends illustrated that Greyton had a population DENSIFICATION: growth rate of 16% p.a. between 1996 and 2001. The extremely high growth rate could be Densification Assumption Units attributed to high levels of inmigration after Greyton became popular as a “lifestyle” and/or Vacant erven 1% vacant erven developed 2 retirement village. The growth rate declined to 8% p.a. between 2001 and 2007. It is unlikely that the town currently experiences a negative population growth rate. For planning purposes, 1% of total single residential erven will be developed (excluding high the assumption is made that the population growth rate is 1% pa. Table 17.17.17.3333 illustrates the 2nd Dwelling Units density areas). 15 projected urban growth/land use requirements up to 2019. 1% of total single single residential erven developed (excluding high Subdivisions density areas). 15

Vacant land 2

Total 7.5du/ha (gross average density) 32 (4ha)

RESIDENTIAL: 2019

Land required Existing including HHHousingHousing Population Land required densification Density CCategoryategory Backlog Increase Units Required (Ha) (Ha)

Low Density Housing 24 8 2 1.1 Medium Density Housing 35 9 1 0.6 High Density Housing 59 12 0.5 0.3 Subsidy Housing 160 160 6 6 Total 111601606060 118 189 9.59.59.5 888 (A)(A)(A)

% of Average Asumptions: population Household Density Low Density 20% 3 5du/ha Medium Density 30% 4 10du/ha High Density 50% 5 25du/ha COMMUNITY FACILITIES 333::: Community Facilities Dwelling Unit per facility Hectare per Genadendal facilifacilitytytyty land requirements (ha) Primary School 1100 2.8 Secondary School 2500 4.8 Clinic 2500 0.2 Community Hospital 18000 0.05 Library 4000 0.35 Community Centre 6000 0.5 Sport Field / Parks (neighbourhood) 1200 1.4

2 Noninfill areas of public, vacant land have not been included in the densification calculations. 3 Behrens & Watson (1996): Making Urban Places: Principles and Guidelines for Layout Planning (UPRU, UCT)

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Fire Station 20000 0.3 17.8.1 Landscape and Townscape Conservation Policy Police Station 12000 0.5

Total (B)(B)(B) Total green field residential land Total A+B 888 HaHaHa GGGOAL 111:1::: TTT HE UNIQUE VILLAGE CHCHARACTERARACTER OF GGGREYTON MUST BE RETAIRETAINEDNED THROUGH CONSERVACONSERVATIONTION OF THE SENSITIVSENSITIVEE TTTABLE 17.17.33:33::: PPP ROJECTED LLLAND RRREQUIREMENTS LANDSCAPE AND TOWNSCTOWNSCAPEAPE ELEMENTS .

17.7 URBAN EDGE Objectives: LandscLandscape ape (natural environment)

In determining the urban edge for Greyton, consideration was given to the following: 1.11.11.1 Contain development on the perimeters of the town ttoo control urban sprawl. 1.21.21.2 Identify suitable areas for future development. The Theewaterskloof Spatial Development Framework (January 2005): An urban edge 1.31.31.3 Retain elements of the rural landscape, where possipossible.ble. was demarcated and approved for Greyton in January 2005. 1.41.41.4 Assess the visual sensitivity of tthehe landscape and demarcate as areas of maximum contcontrolrol for strict enforcement of intrusive land use changes. The existing development pattern: The existing cadastral subdivisions of Greyton provide clear edges that have informed the demarcation of the urban edge. Objectives: Townscape (built environment) The historic growth patterns and development form: The historic character of Greyton 1.51.51.5 Retain the village (“old town”) characteristics of Greyton. is enhanced by the fact that only minor subdivision changes have been approved to the 1.61.61.6 Impose a high standard of design foforr all new developmentdevelopment or redevelopment within the pperimeterserimeters of original old town plan established in 1854; the 1854 town plan and other visual sensitive areas. The intrinsic and systemic value of the natural areas surrounding the Greyton: 1.71.71.7 Protect, conserve and enhance the conservation areaareas,s, historic buildings and other buildings and sitessites.. 1.81.81.8 Protect, conserve and enhanenhancece the unique streetscapesstreetscapes within the perimeters of the 1854 town plan and Protecting the unmodified landscapes abutting the town, including the lower reaches of for all new developments or redevelopments in sensitive areas. the Sonderend Mountains, the Greyton Nature Reserve, the Gobos and Sonderend River, 1.91.91.9 Assess the visual sensitivity of the townscapes in order to demarcate areas of maximum control for etc. strict enforcemenforcementent of intrusive land use changes. Projected future urban growth: According to the population projections for Greyton, approximately 8ha is required to accommodate the projected urban growth for the next ten years. Policies Policies

The following policies are proposed to achieve these objectives: On the basis of the above considerations, the 10year (until 2019) urban edge for Greyton is

proposed and is illustrated on PPPlanPlan 17.3. Landscape Landscape

Urban Sprawl 17.8 LAND USE MANAGEMENT POLICIES

• The urban edge is to be determined, beyond which no urban development Policies provide the principles to guide implementationimplementation. This section provides the should be permitted. policy for the spatial plan. • The urban edge is to roundoff the urban form to encourage infill development

and compact/concentrated urban development form.

Developable Areas

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• All new developments are to be allocated only on land identified for Village Character Cultural Landscape development. • All new developments are to be compatible with the standard of nearby existing • All new developments must be complimentary to the village character. development, complimentary to existing development and to be responsive to the character of the area and its immediate surrounds. Old Town Plan: 1854 • The landscape characteristics of new developments are to be retained and incorporated into the design, where possible. • Subdivisions of the historic town plan are to be permitted only along original lines of the subdivision pattern. Elements of the Natural Landscape • All new developments are to be complimentary to the existing developments and are to reinforce the character of that area. • The following elements are regarded as representative of the natural landscape • Maintain a sense of enclosure and continuity in residential streets created by a and should be retained where possible, to enhance the aesthetic value of the narrow street frontage and edges in contrast to openness and deepness of area: garden areas behind buildings. • Maintain the pattern of narrow shaped rectangular erven. • Maintain the pattern of narrow shaped streets with buildings lining street edges. rivers and streams • Maintain small setbacks. open spaces • Maintain cohesive streetscapes. tree lines

rolling topography

natural environments uninterrupted views of mountains

• Ecological integrity of sensitive natural areas are to be retained.

Visual Impact

• Construction is not to be undertaken in areas with slopes steeper than 1:4. • Visual impact should be controlled through the implementation of the following guidelines:

structures should not be placed on ridge lines of hills trees on ridge lines should not be removed obstructive structures should be placed below the crown line of trees tree lines should be preserved prominent views of the cultural landscape along streets and from historic precinct areas should be retained

Townscape Townscape and streetscape and streetscape

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Architectural Design (i) Leiwater canals

• Strict enforcement of architectural design guidelines are to be ensured. • The original leiwater canal systems are to be maintained and upgraded if • Buildings of vernacular architecture are to be encouraged, particularly with necessary. reference to the typical elements of the doublepitched cottage and the • Channels, as part of the cultural landscape, are to be incorporated in the Victorian/Edwardian house. urban fabric of the town as a streetscape component, as a visual feature • The form, scale and materials used of new or redeveloped structures are to and to define the public domain, street edges and property boundaries. conform to the characteristics of the two main architectural themes (double pitched cottage and Victorian / Edwardian) and within the context of the (ii) Roads immediate surrounds and in response to “infill architecture” of later variations to Victorian style dwellings, namely: Regency, Georgian, Edwardian, Neo • Narrow road reserves of the town are to be maintained to enhance the Classical, Cape Dutch. sense of enclosure. • Gravel roads are to be maintained, if desirable, as part of the cultural Views and Focal Points landscape.

• The gateway character and sense of arrival at the entrance to the town and from Impact Assessment Riviersonderend are to be protected. • Prominent focal points and landmarks (Market and Ds Botha Streets and the focal • All new developments, renovations and additions to structures or the natural areas of the Old Post House, Town square, Moravian Church, Dutch Reformed landscape, should be referred to the Aesthetic Advisory Committee for review and for Church) are to be protected and their visual prominence enhanced through recommendations to the Council when there is incompatibility with bylaws, aesthetic sensitive planning and development of public movement routes, provision of guidelines or structure / SDF’s. parking, pedestrian accessibility and provision of landscape features. (iv) Site Development Plans Historic Precincts • The provision of landscaping, screening of buildings, placement of • The total extent of the historic town plan of 1854 is to be declared a Historic structures, parking, land use restrictions, etc. needs to be reflected on a Preservation Area. Site Development Plan for all land use applications, unless deemed not • Buildings listed as Heritage resources must be preserved according to the necessary by Council or Chief Executive Officer. requirements of the National Heritage Resources Act, 1999. • All new developments of the Historic Conservation area are to be consistent and (v) Height complementary to the historic development pattern and historic character of the town. The height of buildings shall not exceed 6.5m measured from the average slope • Buildings of historic significance are to be carefully maintained and where of the natural ground. Council may with due consideration of advice from the renovation/ adaptation is absolutely necessary, this must be carefully planned aesthetic advisory committee relax the height of buildings up to but not and carried out with due attention to the historical significance and scale of the exceeding 8m. buildings in the area. 17.8.17.8.2222 Residential Development Policy General

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GGGOAL 2:2:2: TTT O ENSURE THAT THE FUFUTURETURE RESIDENTIAL DEVDEVELOPMENTSELOPMENTS MEET THE DDEMANDEMAND AND SIMULTANEOSIMULTANEOUSLYUSLY THE Housing Needs EXPRESSED NEED TO RERETAINTAIN THE QUALITY AND CHARACTER OF GGGREYTON ...

• A range of housing options are to be provided to address the needs of different ObjectiveObjectives:s:s:s: income groups, age groups and personal choice.

• Affordable housing is to be provided for residents that qualify for government 2.12.12.1 To meet the diversified housing needs of the populapopulation.tion. 2.22.22.2 To ensure that future residential development is alallowedlowed within the constraints of the biophysical housing subsidies. environment. 2.32.32.3 To ensure that new developments are responsive to eexistingxisting and surroundsurroundinging developments, the village Land Reservation character of Greyton and that these developments meet minimum standards of design, appearance and effect on neighbouring properties. 2.42.42.4 To ensure an efficient urban structure. • Land should be timeously identified and earmarked for future residential 2.52.52.5 To address the location of nonnonresidentialresidential ususeses in residential areas. development needs.

• Land is to be timeously identified to control urban sprawl, to ensure integrated

planning of services and for municipal budget planning purposes.

Policies Policies Residential Design: Historic Old Town Plan (1854)

The policies to achieve these objectives are as follows: • Housing setbacks are to be proportional to the road width to create an enclosed streetscape atmosphere. • Sidewalks to be provided and landscaped to reinforce the pedestrian character of the village. • Houses to be designed to “connect with” the street (i.e. porches, stoeps, fence, gate, small gardens). • Buildings are to be positioned at the front of the property near the setback line. • Buildings along Main Street should be developed according to building design and other aesthetic guidelines to maintain the unique character of the town.

Efficient Urban Structure

• Residential development is to be consistent with the residential density policy. • As a general principle, the density of residential development is to be lowered from the entrance to the town in a northern direction along Main Road and lower densities in southern direction south of Main Road. • Higher density developments (20 40 units/ha) are to be allowed at developable areas near Heuwelkroon to allow affordable housing developments. • Medium density housing (7.5 15 units/ha) is to be allocated in the south western developable areas (west of Buitekant Street). • Low density housing (<10 units/ha) is to be allowed in other south eastern developable areas.

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• Permit the building of second dwelling units or granny flats of a limited size in selected areas.

Complimentary Land Uses

• Land uses complimentary to residential land uses are to be allowed in residential areas. • Land uses that could result in negative impacts are to be excluded from residential developments. These impacts relate to noise, visual disturbance, architectural inconsistency, pollution of our water, etc. • No blocks of flats are to be built in Greyton. • Small scale homebased businesses which can coexist in residential areas without causing unacceptable disturbance should be allowed. • The following land uses to be considered in certain residential areas:

bed and breakfast establishments nursery stables tourism related uses (arts and crafts, restaurants) home enterprise and professional practise Council to provide special conditions if consent is granted for the above land uses.

17.8.17.8.3333 CBD Development Policy

GGGOAL 3:3:3: AAA CBD DEVELOPMENT STRATEGY MUST ENSURE THAT THE TOWN CENTRE IS THE FFOCALOCAL POINT OF COMMUNCOMMUNITYITY LIFE ,,, BUSINESS ACTIVITY ANANDD CIVIC ACTIVITY ...

Objectives

3.13.13.1 Consolidate complimentary lanlandd use developments in the CBD. 3.23.23.2 The integration of structural elements of the CBD tthroughhrough linkage of nodal areas along the linear development axis and linkage with Heuwelkroon. 3.33.33.3 Provide guidelines to ensure coherent streetscapes responsive to the uniuniqueque character of the town. 3.43.43.4 Facilitate the movement of people and vehicles to eensurensure effective flows and accessibility to public aandnd business activities. 3.53.53.5 Control the intrusive nature of uncomplementary lanlandd uses along Main Street. 3.63.63.6 Retain the visvisualual qualities of the CBD, i.e. the “sense“sense of arrivaarrival”l” and Main Street as the “window of Greyton”.

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Policies Policies ParkinParking ggg The following policies are proposed to achieve the objectives: • Adequate parking is to be provided in satellite parking areas to encourage CCConsolidation Consolidation pedestrians movement and to maximise visual exposure to land uses along Main Street. Satellite parking areas are to be developed behind buildings along Main • Nonresidential land use should be concentrated within the CBD. Street to limit visual intrusion of parking areas. • Mainly general business, office, civic uses, restaurants and residential uses • Satellite parking areas are to be evenly spread to encourage short walking should be allowed in the CBD. distance to destinations within the CBD. • Integration of land uses are to be planned through provision of pedestrian Structuring Elements walkways, registration of servitudes for right of way and pedestrianised sidewalks. • Reinforce the linear development pattern along Main Road as the focus of • A parking development fund is to be used for improvement of parking or business activity. acquisition of land should it be necessary in the future. • Reinforcement of this development pattern to be complimented firstly by land • Parking lots are to be designed and landscaped to function as public places. use intensification of nodes and secondly by the celebration of focal points. • The CBD of Greyton is to be integrated with the commercial node of “Window of Greyton” Heuwelkroon along the linear development pattern. • Main Street and Ds Botha Street are to be planned as the “window of Greyton”. StStStreetscapes St reetscapes • The “gateways” to Greyton are to be retained and enhanced.

• All buildings along Main Street should be developed according to building 17.8.17.8.4444 Public and Community Facility Development Policy design guidelines and other aesthetic guidelines to maintain the unique

character of the town. • Buildings facing streets are to be designed in an attractive way to create an GGGOAL 4:4:4: TTT O PROVIDE COMCOMMUNITYMUNITY FACILITIES THTHATAT WILL CONTRIBUTE TTOO A WORTHY URBANITY ,,, TO GENERATE A SENSE OF interesting and varied street scene. BELONGING AND WELL BEING AND MEET THE PPHYSICALHYSICAL ,,, SOCIAL ,,, ECONOMIC AND SPIRITUSPIRITUALAL NEEDS OF THE COMMUNITY ... • Buildings of architectural quality are to be retained whenever possible,

particularly where existing or original shopfront is part of a historic building. • Narrow setbacks are to be planned with wide shopfronts to encourage Objectives pedestrian movement along sidewalks. 4.14.14.1 To provide the range and number of social servicserviceses and community facilities to meet the needs of ththee Accessibility population. 4.24.24.2 To focus on the needs of the poor through the plannplanninging of an urban environment that has the preconditions and opportunities to upgrade into decent civic environments. • Speed of vehicles are to be reduced in Main Street to encourage pedestrian 4.34.34.3 Encourage multimultipurposepurpose use of facilities. movement. • Pedestrian priority is to be created within the town centre, incorporating tourist destinations, town square / street market area, open air cafes / restaurants, civic Policies: Policies: land uses and parking lots. • Heavy vehicles, delivery vehicles and other vehicles such as taxis and buses, are The policies to achieve these objectives are as follows: to be redirected along Main Road and High Street through the town.

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Community Needs 17.8.17.8.5555 Business SSServicesServices Development Policy

• Locate the social and community services needs, where possible, in close proximity of those in desperate need. GGGOAL 5:5:5: TTT O ALLOCATE AN AREA AANDND MAKE PROVISION FOFORR LIMITED BUSINBUSINESSESS SERVICES DEVELOPMENT ... • Locate facilities as close as possible to major routes, to improve their

accessibility. • Locate facilities in nodes and the major community facilities (library, community Objectives hall, post office, civic building) in the CBD, to strengthen this civic node of the 5.15.15.1 Business services manufacturing and service industryindustry development shoushouldld be limited in Greyton. town. 5.25.25.2 The location of uncomplimentary land uses outside tthehe historic town plan of 1854. 5.35.35.3 Employment creation oppoopportunitiesrtunities for local inhabitantsinhabitants is to be linked to business services Decent Civic EEnvironmentsnvironments development.

• The urban environment should be satisfactorily planned through investments of Policies: Policies: architectural and planning statements of the urban matrix that constitute the Policies:

public domain (namely buildings for health, education, welfare and The policies to achieve the above objective are: administration) to create a sense of belonging.

Light Industrial Development Multipurpose Use

• Small scale locally based business services activities are to be allowed in • Locate civic use close to one another to encourage, where possible, sharing of Greyton. facilities.

Land Use Allocation

• Business services activities are to be located outside the CBD and Historic Preservation Area to ensure minimum impact of the landscape and streetscape character. • New developments are to meet environmental requirements relating to minimisation of pollution, visual or any other form of impact.

Employment Opportunities

• Land use with employment creation potential for local labour should be encouraged.

17.8.17.8.6666 Conservation of the Natural Environment

GGGOAL 6:6:6: SSS ENSITIVENSITIVEE AREAS AND NATURAL FEATURES SUCH AS RIVRIVERSERS ,,, MOUNTAINS ,,, VLEIS ,,, ARE TO BE PRESERVED AND INCORPORATED INTO THTHEE OPEN SPACE SYSTEM ...

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Flood Line Management Objectives • Areas included within the 1:50 and 1:100 year flood line, should be incorporated 6.16.16.1 To conserve the biobiophysicalphysical environment and planning of linkages to mamaintainintain the environmental integrity ooff the ecoecosystemssystems of the area. into the open space system. 6.26.26.2 To provide educational and recreational opportunitiopportunitieses within the natural areas. • No structural development are to be permitted within the 1:50 year flood line, 6.36.36.3 To protect the “Greyton Nature Reserve” as an integintegralral part of the Riviersonderend Conservation area. without the consent of Council and the Department of Water Affairs. 6.46.46.4 To enable integration of conserconservationvation areas into thethe open space system. • The following land uses are to be considered by the Local Authority above the

1:20 year flood line: sports fields, picnic sites, ablution facilities, fencing,

landscaping, outdoor recreation. Policies: Policies: • The water quality as a result of stormwater drainage pollution is to be monitored.

• Exotic species located within the flood zone areas are to be eradicated and The following policies are proposed to achieve these objectives: constantly monitored.

• Existing natural drainage is to be retained. Where stormwater management Conservation facilities are required, they should be constructed with materials which will

minimise the visual impact. • Natural features, ecosystems, fauna and flora are to be protected. • Foundations of new structures should be constructed above the flood line. • Any new development bordering on a natural feature or near a conservation • As far as possible, runoff from properties after development is to be the same as area, is to be assessed by means of a Site Development Plan by Council. before development, using source control techniques. • The EIA provisions of the NEMA must be applied to any activities which could • Further canalisation of stormwater should not be permitted downstream of have a substantial detrimental impact on the environment. Greyton, or between the town and the Gobos River. • Proposed developments which could affect sensitive areas such as floodplains, • Canalisation in undeveloped areas should be designed using ‘soft’ as opposed to wetlands, or protected natural areas, or which may pose a pollution risk (eg. ‘hard’ engineering. industrial development), and / or which do not conform to a land use zoning • As a general guideline, no development should be considered within the riparian plan/ scheme, should be subjected to the procedures for basic assessment and zones. scoping / EIA.

• Invasive exotic plants and trees should be eradicated, and the planting or Water Supply and Quality introduction of such species should be prohibited. The eradication of such plants

would provide employment opportunities for locals. • The quality of water in the Gobos River should be monitored above and below

Greyton (above the sewerage works) in both the dry and wet season, to Education and Recreation facilities determine the significance of pollution from stormwater runoff and septic tank

effluent, and any associated management implications. • The planning of facilities should be coordinated with a Tourism strategy for the • Consideration should be given to constructing a sewerage system to replace the area. existing septic tank system. This proposal is especially important if water quality

monitoring indicates an unacceptable increase in pollutant levels due to “Greyton Nature Reserve” activities in Greyton. In particular, any new developments should be linked into

such a system, to minimise additional pollution load on the river system. • The Greyton Nature Reserve is to be expanded where possible.

• Management functions of the Greyton Nature Reserve are to be integrated and coordinated with Cape Nature Conservation, the Local Authority and the Advisory Board for the “Greyton Nature Reserve”.

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17.8.17.8.7777 Open Space Policy • All developers are to provide Site Development Plans to indicate the location and use of open space.

• As a general guideline, open space should be provided at a standard of GGGOAL 7:7:7: AAA LL OPEN SPACE AREAS (((RESERVES ,,, PARKS ,,, SPORT AREAS ,,, STREETS ,,, SQUARES ,,, PARKING AREAS ))) THAT ARE 2,0ha/1000 persons. REGARDED AS PART OF THE OPEN SPACE SYSTESYSTEMM SHOULD BE PART OF A CONTINUOUS SYSTEM WHICH FORMS A NETWORK ACROSS THE LLANDSCAPEANDSCAPE ... Trees

• Trees form an intrinsic part of the natural and built environment and are to be Objectives conserved and the planting of trees must be encouraged. 7.17.17.1 Create a linked open space system. • Private land owners are to be encouraged to partake in tree planting. 7.7.7.27. 222 Provide a range of open space areas. • All planning applications for development must include a Site Development Plan 7.37.37.3 NonNon invasive,invasive, preferably indigenous trees should be maimaintainedntained and planted. 7.47.47.4 Encourage landscaping. indicating the location, species, size and condition of existing trees on site. • Trees, including all oak trees, on private or public property are not to be cut or felled without prior permission form the Aesthetic Committee. Policies: Policies: • No exotic invasive trees should be planted, and the planting of indigenous trees should be encouraged. The policies to achieve these objectives are as follows:

Linked System 17.9 SECTOR STRATEGIES

• Open space areas are to be planned as part of a continuous system that forms a 17.9.1 Biophysical Environment network across the structure plan area. • The major open space linkages are to be provided along the rivers, floodplains • Sensitive areas of the biophysical environment should be managed with and green belts / corridors, (ie. walkways along river banks). conservation objectives in mind, and there should be limited urban development in • Local open space linkages are to be provided by tree lanes, streets, the canals these area only. In this regard, the following areas are of particular importance: and sidewalks. The patches of Central Rûens Shale Renosterveld within the urban edge. Key • Open space areas should to be accessible to the community. objectives of managing these areas would include the maintenance of the connectivity between the patches and their incorporation into open space areas. Range of Open Spaces Range of Open Spaces The riverine environment of the Gobos River, as well as the wetlands and

floodplain associated with the river, which functions as an ecological corridor • A range of open spaces are to be provided, from parks to local neighborhood and linear open space system. green spaces containing areas for passive and active recreation. The riverine environment of the Bosjemanskloof River, as well as the wetlands • Other areas to be included in the open space system include: and floodplain associated with the river, which functions as an ecological

corridor and linear open space system. wetlands, i.e. marshy areas, vleie, reedbeds, floodplains steep slopes of a 1:4 gradient and steeper (i) Flooding and RiRiverver ManagementManagement:::: areas of natural significance, conservation areas

visual sensitive areas Greyton has experienced major flooding during recent years and consequently the Institute for upper foothills zone Water and Environmental Engineering (IWEE) of the Department of Civil Engineering (University

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of Stellenbosch) was appointed to undertake a study and to propose potential flood mitigation area, the river ecosystems and the Greyton Nature Reserve. It is proposed that these areas measures. be formally incorporated into the Greyton Nature Reserve.

The following recommendations were made: (Greyton River Management Plan, Feb 2009):

Main areas/properties at risk include:

• The right bank of the Plattekloof River • The Gobos River near the southern end of the town with properties on both side of the river • The Scholtz River which is the most critical area

Hydraulic structures at risk include:

• The Gobos Road bridge • The pipe culvert on the Scholtz River

The Gobos River at the southern end of town could migrate further west

The following mitigation measures are proposed (Greyton River Management Plan, Feb 2009):

A flood levee (slope or wall to regulate water levels) on the right floodplain of the Plattekloof River Removal of the pedestrian bridge on the Plattekloof River Removal of the culvert on the Plattekloof River located near the merging point with the FFFIGIGUREURE IG 17.317.3: ::: PPP ORTIONS OF THE COMMOCOMMONAGENAGE PROPOSED FOR ININCLUSIONCLUSION INTO THE GGGREYTON NNNATURE RRRESERVE Gobos River (S(S(SOURCE::: UUU RBAN DDDYNAMICS GGGREYTOREYTONN CCCNOMMONAGE RRREZONING SSSEPT 2000) Provision of spur dykes protected with riprap to streamline the water flow underneath the Gobos River bridge or the road should be protected against erosion A levee protected with riprap should be constructed at the southern end of the Gobos (iii) General River to protect a recently build residential dwelling Consideration should be given to the construction of a flood attenuation dam linking Sensitive areas of the biophysical environment should be managed with conservation with a canal (lined with riprap consisting of river boulders) along the road where the objectives in mind, and there should be limited urban development in these areas only. In river currently flows. this regard, the following areas are of particular importance: Restrict further development within the 1:100 year floodline. The patches of Central Rûens Shale Renosterveld within the urban edge. Key objectives (ii) CCCommonageCommonage Conservation areas: of managing these areas would include the maintenance of the connectivity between the patches and their incorporation into open space areas. During September 2000 portions of the Greyton Commonage were rezoned to Open Space The riverine environment of the Gobos River, as well as the wetlands and floodplain Zone III for conservation purposes (refer FFFigFigigigureure 17.3 17.3 below). The main objective was to associated with the river, which functions as an ecological corridor and linear open protect the ecological role of the Commonage within the context of the mountain catchment space system.

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The riverine environment of the Bosjemanskloof River, as well as the wetlands and The density standard of existing developments informs the density proposals as floodplain associated with the river, which functions as an ecological corridor and linear tabulated in Table 17.417.4.... open space system

Density Category Gross Density Minimum erf size Planning area Density 17.9.2 Densification and Development of Vacant Land Strategy zone

S1S1S17S1 777....2222 Encourage densification in accordance with the village character, existing high higher than 30du/ha 200m² A1 1 dendensitiessities and guidelines listed belowbelow.... ±25 du/ha 350m² A1; E1 2

mediumhigh ±15du/ha 500m² E1, B1,F1 3 (i) Spatial Context medium ±12du/ha 700m² B1,C1, F1 4

Greyton is characterised by a low density residential pattern; ±60% of all residential erven are larger than 1000m². The low density level contributes towards the unique low ±7,5du/ha 1 000m² C1, B1, D1 5 quality of the streetscapes and historic village character. Densification should ±5du/ha 2 000m² C1,D1 6 therefore only be encouraged with due regard to the potential impact on the cultural

and heritage resources of the town. Densification could include: TTTABLE 17.417.4:::: PPP ROPOSED DENSITY STRUSTRUCTURECTURE

• second dwellings units; It is proposed that the overall densities of future development should be increased. The • subdivisions; reasons therefore include the following:

(ii) Proposed density structure • The policy to restrict any resubdivisions of the existing historic town plan; • The limited number of vacant properties; Plan 17.2 indicates how areas are to be developed according to density controls. • Affordability of vacant properties in the low density categories; • To achieve a sufficient urban structure (see paraparagraphgraph 17.8.2); The proposed density structure is informed by the following guidelines: • To retain the qualities of the natural environment; • To contain urban development within the proposed management areas. • density of existing development • closeness to the CBD and civic facilities (iii) ResubdivisionResubdivision:: Principles for implementation • environmental quality of the landscape • proximity to access routes The existing subdivision pattern should be preserved (in planning areas B1, C1 and D1) • visual impact: visual exposure and absorptive qualities of the landscape and future resubdivisions should be assessed in terms of the following guiding • quality of existing developments principles: • future residential needs • Maintain the subdivision standard (urban fabric) and density of development consistent to surrounding development. • Maintain a layout pattern similar to the grid pattern and block width of the town plan established in 1854. • The ratio of the street frontage to the depth of the property of residential erven should be at least 1:4 and the minimum street frontage pertaining to (or in relation to) the surrounding erven in the area concerned.

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• Residential block width should be wide enough to retain the openness behind buildings. • Integration AreasAreas: • The resubdivision of properties should only be allowed if the areas of the Strengthen the notion of an activity route along Main Street to improve subdivided portions are consistent with the minimum erf size according to the accessibility to businesses and community facilities located in the CBD. To further density zone for that area. facilitate and improve ease of access, connection of pedestrian routes is proposed • If the requirement in (v) could be fulfilled, further investigation is to be made with along Main Street, Plantation Street and Park Street. regard to the desirability of resubdivision within the local context. The following should be taken into account in this regard: • Integration SpacesSpaces::::

− Does the location of an existing structure allow resubdivision? The municipality should seek to improve the overall quality of open spaces, − After resubdivision, will the development control measures of the zoning recreation areas and community facilities as well as rationalise the usage thereof scheme allow the proposed development of the subdivided plot? between different social and income groups. Proposed integration spaces include:

• The size of plots according to the 1854 town plan, varies below the proposed − The sport facilities in Heuwelkroon (area E ) minimum erf size of the density policy. Deviations from the minimum erf size − The village market square, (area F ), and required up to a maximum of 20% will be allowed. − The cluster of secondary businesses (area D)

Properties with the potential of subdivision without changes to the subdivision pattern 17.9.4 Human Settlement Strategy (Refer Plan 17.3 and Figure 17.4))) of existing development are indicated on Plan 17.2. S1S1S17S1 777....4444 AllAllAll residential developments must be sensitive to thethethe historic character of the 17.9.3 Spatial Integration villagevillage....

S1S1S17S1 777....3333 Improve spatial and social integration between Boschmanskloof and GreytonGreyton by The residential land requirements for Greyton based on the projected population implementing integration mechanism. growth and for clearing for the existing housing backlog, is approximately 8 ha of land.

(i) Spatial Context (i) High density and medium density housing

The interconnection of civil services between Greyton, Heuwelkroon and • Approximately 0.3 ha is required at a density of 25du/ha to address the projected Boschmanskloof contributes towards the goal of spatial integration between high density housing need until 2019. A further ±6 ha is required to clear the communities. In addition, inequalities between Boschmanskloof, Heuwelkroon and existing subsidised housing backlog of 160 residential units. Greyton with regard to the accessibility of quality urban spaces, requires that • Approximately 0.6 ha of land is required at a density of 20du/ha to address the integration mechanisms should be implemented i.e. the entire Greyton community projected medium density housing needs up to 2019. should have easy access to recreation facilities, education facilities, commercial and • Area M (±11ha) is proposed for a mix of high density and medium density business uses etc. Priority should be given to linking Boschmanskloof and Heuwelkroon residential development. Development of the site should be sensitive to the with areas of mixed use activities and economic opportunities. Furthermore, significance of the area, located at the gateway into Greyton. The development consideration should be given to improving the overall quality of open spaces and should exhibit a strong contextual relationship with the locality and should aim to recreational facilities located in especially Boschmanskloof and Heuwelkroon which limit potential impact through sensitive layout design i.e. careful consideration for result in these areas being underutilised. the placing of residential dwelling units, open spaces, landscaping, a development setback and possibly berms along the R406 which should all be part of the (ii) Spatial and Social Integration Proposals / Guidelines (Refer Plan 17.3))) development proposal.

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(ii) Low Density

• It is projected that 1.1 ha of land at a density of 5du/ha will be required to address the low density housing need in 2019 for Greyton. • Area B (±8ha) is earmarked for low density residential development. In allocating the site for low density residential development consideration was given to the following:

− The limited availability of developable land as a result of biophysical constraints i.e. steep undevelopable slopes towards the north, east and northwest of the town, the Gobos River located east of the town, the Greyton Nature Reserve located north of the town and nature areas zoned for Conservation Zone III purposes (refer section 17.4). − The area is located within the existing urban edge as identified in the Spatial Development Framework (2005) , − The area was identified for residential development in the Greyton Structure

Plan (2000) approved in terms of the Section 4 (6) Land Use Planning FFFIGURE 17.4: RRR ESIDENTIAL ALLOCATIOALLOCATIONSNSNSNS Ordinance, 1985 (Ordinance 15 of 1985).

17.9.5 Local Economic Development Strategy • The proposed residential area exceeds the projected land requirement. In this regard consideration was given to the following: S1S1S17S1 777....5555 MMMaintainMaintain and enenenhanceen hance the tourism potential of Greyton.

− Proximity of to the Gobos River and the recently identified floodline:

sufficient setback lines from the river and floodline are required which will According to the Theewaterskloof Local Economic Development Strategy (June, 2009), decrease the developable area of the site. the following strategies were identified for Greyton: − Proximity to the R406/gateway into Greyton: a setback corridor and / or the

provision of landscaping/berms along this route should be provided to retain • Tourism: a sense of arrival at the gateway into Greyton.

− The surrounding residential areas are characterised by low densities (±5 − Retain the character and heritage of the area du/ha) established in the original 1854 layout plan for the town. − Address river pollution Development at area B should be sensitive to the heritage significance of − Extend the Greyton Nature Reserve boundaries surrounding subdivisions and therefore a development within the

developable area that does not exceed a maximum density of 5du/ha, is • Infrastructure: Storm water management to control localised flooding, waste proposed. management, and increased bulk infrastructure capacity. • Further detailed strategies are provided in the Theewaterskloof Municipality Local Economic Development Strategy (June 2009) while those proposals with spatial implications are addressed in the different sector strategies set out in this chapter.

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17.9.6 Commercial and Business Strategy (Refer FFFigureFigure 17.5 and Plan 17.3) (iii) The CBD development guidelines

S1S1S17S1 777....6666 BBBusiness,Business, commercial and retail land uses should bebe concentrated within the Reinforce pedestrian linkages central business district in accordance with the Central Business Development Strategy contained in the Revised Local Structure Plan (June 2000) The flow of pedestrians from Heuwelkroon to Greyton is to be redirected along two (i) Spatial context main channels, a pedestrian route along Main Street and Park Road. Appropriate landscaping is proposed, especially along Main Street which needs to be treated as the The CBD of Greyton could be divided into an area consisting of primary retail and “window” to Greyton. commercial activities and an area of secondary commercial land uses. An area consisting of secondary business and commercial land uses is located in Heuwelkroon. ImproveImprovement ment of parking and accessibility The design concept for the CBD, according to the revised local structure plan (approved June 2000), focuses on the reenforcement of an activity street along Main Street, to Limited number of parking bays are provided in Main Street. The narrow street facades encourage integration between the clusters of secondary businesses with the CBD. The also prevent property owners from providing the required number of parking bays. need was also identified to address the lack of parking provision that exist within the Large parking areas are often unattractive and visual intrusion of parking precincts CBD especially over weekends and holiday periods. should be limited in Main Street. The following is proposed in this regard:

(ii) Commercial and Business Proposals / Guidelines (Refer FFFigFigigigureure 17.5 and PPPlanPlan 17.3))) • According to the existing structure plan, the projected increase in commercial development until 2010 is ±1 612m² and for offices ±621m². The total parking • Distinction is made between: requirement is ±90 bays or ±2 700m² parking area. It is therefore apparent that sufficient number of parking bays need to be provided within the CBD; − The Primary HardHard CoreCore AreAreAreaaaa consisting of high intensity mixed use business • Satellite parking areas should be developed to meet the projected parking and commercial related land uses i.e. offices, tourism accommodation (B&B, requirement west of Main Street; guest houses), residential, community facilities and restaurants, excluding • Pedestrian access servitudes are to be provided, where possible, from parking light industries and service stations. areas, to Main Street and other land uses in the street; − The SecondarySecondary SoSoSoSoftft CoreCoreft AreaArea (peripheral economic zone) consisting of low • The development of remaining public land abutting Park Street, is to be intensity mixed use development including land uses such as residential, investigated for possible developed for medium density housing purposes or other tourism, community facilities and restaurants. public use; • The possible redirection of heavy vehicles to reduce traffic noise, increase • Area DDD consists of a cluster of local neighbourhood businesses which are located pedestrian safety and traffic calming in the CBD, should be investigated when the within walking distance from Heuwelkroon and Boschmanskloof. This area is also carrying capacity according to the design standards of the road and environmental earmarked for business trade uses (i.e. service for the local community such as carrying capacity, is exceeded; repair of appliances supply of house hold services, builders yard, fitment centre • The ownership of private land in areas where public facilities are proposed for the and similar types of uses (also refer 17.9.7). To strengthen the linkage between implementation of the CBD redevelopment strategy is to be negotiated by Council this area and the CBD of Greyton, NMT facilities are proposed along a section of on the basis of: Main Street. • Consideration should be given to providing formalised parking areas on the vacant land swop agreements for public land with similar development potential properties located in Park Street. incentive schemes to land owners • The proposed NMT route along Park Street should improve ease of access to the “joint ventures” CBD for the communities of Heuwelkroon and Boschmanskloof. wavers for infrastructure connection fees, public open space requirements, parking requirements, etc.

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• The proposals forthcoming from the traffic study including traffic calming measures commissioned by the Municipality, should be considered; • For the purposes of implementation of proposals for the CBD, a Development Strategy for this area is proposed, also indicating time and cost estimates for budget purposes.

Landscaping

The integration of the “vernacular architecture” qualities of the CBD (see paragraph 13.1), the policies to enhance the streetscapes along Main Road (see paragraph 8.3.3), the policies related to improvement of pedestrian mobility (see paragraph 8.3.4) and the guidelines to implement these according to the above (see subparagraph i iv), be attained by implementing these through well planning landscaping of Main Road. A landscape plan is proposed that should form part of a detailed urban design guidelines. Landscape proposals for the Central Business Zone (CBZ) may include the following:

• Hard landscaping (examples)

FFFIGURE 17.517.5:::: CCC OMMERCIAL AND BBBUSINESS ALLOCATIALLOCATIONSONS paving of pedestrian routes street lighting and signage rubbish bins 17.9.7 Industrial Development Strategy (Refer FFFigureFigure 17.6 and Plan 17.3))) seating leiwater canals S1S1S17S1 777....7777 Retain the village character by restricting noxious/large industries and guidelines for walls and fences encourage only business serviceservicess tototo develop at the area located north east of the solid waste treatment plantplant.... • Soft landscaping (examples) (i) Spatial Context maintaining trees maintaining front gardens Area C and D has been earmarked for business services in the Greyton Local Structure Plan (2000). Gateways (ii) Industrial Land Proposals / Guidelines In support of the policy (paragraph 8.1.8) to enhance the sense of arrival at two “gateway” positions, it is proposed that a detailed investigation should be done In order to retain the village character of Greyton, no additional industrial erven to the to compile landscape plans for the verges along the entrance road from the N2 existing allocation should be made. Area C and D should be restricted to business and from Riviersonderend. Land abutting these entrance roads should be services which are not likely to be a source of disturbance to the surrounding reserved for public open space purposes. properties. Business services can be defined as businesses that render a service for the local community such as the repair of household appliances or the supply of household

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services and may also include uses such as a builder’s yard, a laundry, bakery, dairy depot and similar types of uses. (ii) Community Facilities Land Use proposals / guidelinguidelineseseses

• A joint management structure between the responsible representatives of Greyton, Heuwelkroon and Boschmanskloof is proposed to coordinate the optimal and efficient use of community facilities (i.e. sport facilities, clinic). • The existing cemetery provides the opportunity for expansion in future.

17.9.9 Infrastructure

S1S1S17S1 777....9999 Identify additional water sources and upgrade the water treatment works and reservoir in order to increase the capacities of bulk infrastructure within Greyton and BoschmanskloofBoschmanskloof..

(i) GreyGreytontontonton

The following bulk infrastructure upgrades is likely to be required in the future:

• Water source: an additional water source with a yield of 600Ml/a will be required • Water treatment works: an additional 1.1Ml/d treatment capacity will be required • Reservoir capacity: an additional 0.2Ml reservoir capacity will be required • Waste Water Treatment Works: an additional 0.9Ml treatment capacity will be required however the municipality is considering merging this facility with the Genadendal waste water treatment works which has sufficient capacity.

FFFIGURE 17.617.6: ::: III NDUSTRIAL LAND ALLOCATIONS (ii) Boschmanskloof:

The following bulk infrastructure upgrades is likely to be required in the future: 17.9.8 CoCoCommunityCo mmunity Facilities

• Water source: an additional water source with a yield of 100Ml/a will be required S1S1S17S1 777....8888 Encourage the sharing of community facilities between Boschmanskloof and • Water treatment works: an additional 0.5Ml/d treatment capacity will be required HeuwelkroonHeuwelkroon.... • Reservoir capacity: an additional 0.5Ml reservoir capacity will be required • Wastewater treatment works: an additional 0.2 Ml/d treatment capacity will be (i) Spatial Context required.

A range of community facilities exist within Greyton of which the majority is located 17.9.10 Heritage (((Refer(Refer Figure 17.7))) within walking distance from residential areas. It is expected that the existing facilities will be sufficient to meet the needs over the 10year planning period and therefore no S1S1S17S1 777....10101010 Greyton: additional land allocations are proposed (refer TTTableTable 17.17.3333)))) Preserve conservation worthy buildings and ensure the conservation of the heritage precinct, historic urban edges and historic communal open spaces by

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implementing appropriate heritage management strategies and adopting the to conserve the “alalalalreadyready formed identityidentity”. This meant that buildings should not be proposed Urban CConservationonservation Area. conserved only as individual features of the streetscape or the landscape, but also as part of a historic settlement culture and a live community. Furthermore, this requires BosBoscccchmanskloof:hmanskloof: new building design to be sensitive to the streetscape and historic settlement patterns. Preserve the remaining conservation worthy buildings in the identified heritage precincts, historic urban edges and historic communal open spaces by The identified vernacular” architecture elements in Greyton, should be used as a implementing appropriate heritage management strategies and adopting the guideline for the evaluation of land use applications and building plans in the historic proposed Urban Conservation Areas. areas of the town, but also for new developments outside the parameters of the “old town”. “Vernacular” architecture characteristics in Heuwelkroon are unknown, and (i) Greyton should be formally documented by a specialist. These characteristics, which constitute the Heuwelkroon vernacular architecture, should then also inform land use applications Although much emphasis is given to the historical character of Greyton, only a few and buildings plans in Heuwelkroon. structures have been declared Heritage Resources i.e. the Old Post House and 14 Main Road (Erf 168). The historical importances of the following features have also been Adherence to following urban design elements that underpin the town’s identity documented: provides the principles towards maintaining these essential village characteristics.

• Hebert Vigne House – 1854 • Maintain a welldefined edge for the town. • Moravian Church • Main Street: Lined with stores, onstreet parking, and additional parking at the • Ox Wagon route back. • Anglican Church • Protect prominent buildings (Old Town House), public buildings (church) and • Original Moravian school public places (town square) to retain these focal points. • General layout pattern: Narrow streets and short blocks in a basic grid pattern. The entire area according to the original 1854 layout plan is included in one large • Mix land uses (business, public, tourism) to be located in Main Street. proposed urban conservation area, as shown on Figure 17.717.7,, AA,Arearea A CC. There are many • Retain small setbacks along streets. interesting and important buildings in Greyton, representing a number of styles that • Houses to be designed with connections (porches, stoep, gate) to the street. were popular around the turn of the century. New buildings were mostly built in a • sympathetic style, and thus complement the urban conservation precinct. • Layout pattern in the CBD: Narrow erven, small setbacks and uninterrupted sidewalks. The small Moravian Mission Church was originally a Dutch Reformed Church. The St • Large residential plots (>2000m²): Small holding character with large garden areas Andrews Anglican Church, together with the community hall and manse constitutes an behind main buildings. attractive streetscape. There are numerous buildings in Greyton which have retained their authenticity and are Conservation Overlay Zone worthy of inclusion in a Heritage Register. A conservation overlay zone implemented in terms of the Zoning Scheme is proposed (ii) Conservation: Townscape of Old Town Plan (1854) for the conservation of the historic old town plan (1854). With regard to the zoning rights of a property within this area, conservation restrictions should be addressed in Maintaining ““VerVerVernacularnacularnacular”” Architecture: Guidelines addition to the existing land use restrictions.

“Vernacular” architecture relates to a place (cultural landscape) and not just to a Urban conservation objectives of the Historic Preservation Area involves the sensitive building (object). During the first phase of the planning process, the need was identified use of an urban area, so as to maximise its desirable historic, aesthetic or social

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attributes, and to enhance the value of the area, both for its present users and for the 17.9.11 Tourism Development future. It is proposed that the area of the historic town plan of 1854 be declared the Greyton Historic Preservation Overlay Zone Area. S1S1S17S1 777....11111111 Stimulate growth within the tourism sector bybyby focusing on conservation of the cultural and heritage resources of the town (iii) Boschmanskloof (i) Spatial Context Boschmanskloof was initially established as an extension of the Genadendal Mission. Two precincts with heritage value were identified: Greyton is an established and popular tourist destination mainly because of the unspoilt cultural and heritage resources which provide a unique character to the town. • Precinct A: Clusters of old Cape Vernacular cottages (some well maintained, Furthermore, the town is located within a picturesque natural setting which also some in ruins, some substantially altered) were observed in Rose and Protea contributes to the attractiveness of the town for tourists. The Greyton nature reserve is Streets. They form a coherent streetscape together with the original garden lots located north of the town and the need was identified to extend the borders of the (the central open space around the river). reserve and to also increase the tourism potential of the area. • Precinct B: As above, clusters of Cape Vernacular cottages were observed in Aster Street, some well maintained, some in a state of disrepair and some in (ii) Tourism Proposals / guidelineguidelinessss ruins. The clusters of wellmaintained cottages make this a conservationworthy streetscape. • Enhance the sense of arrival at the two “gateway” positions identified in the local structure plan i.e. the entrances into town from Riviersonderend and Caledon. It is proposed that a detailed investigation should be undertaken to compile landscape / urban design guidelines for the verges along the entrance roads. • Encourage the development of a tourism focal point at the existing library and Moravian hall. The Library/Moravian Hall site has the potential to be developed into a Greyton landmark. The area could be developed with tourism land uses, information offices etc. • A tourism strategy should be compiled for the town which should integrate the conservation guidelines and initiatives. • The following areas are proposed to be included in the Greyton Nature Reserve:

− Knietjieshoogte − Maermanskloof − Loerkop

• These areas have high conservation potential, are visually sensitive and have distinct aesthetic value. In addition, these areas are utilized by the Greyton community and tourist for various recreational purposes. According to the Greyton Commonage Spatial Framework (Urban Dynamics Western Cape, 2000) it was proposed that Environmental Management Plans for each area should be drafted to direct and guide suitable land uses. The following land uses were FFFIGURE 17.717.7:::: BBB OSCHMANSKLOOF AND GRGREYTONEYTON HERITAGE PRECIPRECINCTSNCTS considered suitable and are listed in the Greyton Commonage Rezoning (2000) application:

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− Nature trails (horse riding, hiking, cycling) (i) Main buildings (Planning Areas BB1111,, C, C1C 111 and DD1111)))) − Dog walking − Firewood collection The main buildings must respect the dominant orientation in the street and of the − Tourist facilities location of − Management tasks (eradication of alien vegetation) building in relation to the erf proportions. − Nature trails (horseriding, hiking, cycling) In all cases the largest dimension of the buildings is to be parallel to the street − Recreation (i.e. playground, swimming etc) boundary.

Residential buildings should be constructed (building setbacks) at a maximum • The main focus should be on ensuring that these areas remain accessible to the distance of general public and Greyton community to be utilized in a responsible manner. 10m from the road reserve in order to create:

• A sense of enclosure 17.9.12 Transport • Continuity of streetscapes • Buildup street facades (i) Spatial ConContexttext • Strengthening of the interface between the public domain (streets) and the private domain (garden, stoep areas). The disturbance of heavy vehicles moving through the historic precinct of Greyton, impact negatively on the safety, sense of place qualities and streetscape of particularly (ii) Additional dwelling (Planning Areas B1, C1 and D1) High Street.

Where an additional dwelling on a property is allowed, the dwelling should (ii) Transport proposals be placed behind the main building in such a manner that the building is satisfactorily screened from the street. As the development of a bypass route is technically and financially undesirable, it is Services to additional dwellings are to be connected to the same supply as proposed that heavy vehicle traffic (exceeding 3 tons), should be managed in the the main residence. following manner: The additional dwelling should use the same vehicular entrance to the property as main entrance. Only allow vehicles to move along Main Street and High Street. The additional dwelling to form one architectural and building entity and is Investigate the construction of a traffic circle at the Main and High Street to be erected within 5m of the main residence. Additional dwelling is to be intersection. joined to the main building through a permanent architectural feature such No on and offstreet parking to be allowed by heavy vehicles along these routes. as a common wall of at least 3m in length or a shared courtyard. Designate offstreet parking in the area identified for development of new No cadastral subdivision of units may take place. parking facilities. (iii) Garages and outbuildings (Planning Areas B1, C1 and D1) 17.9.13 Positioning of BuildingsBuildings:: GuideGuidelineslines

Garages are not to be located in front of the main building. The positioning of buildings through its uniform setback is an essential characteristic of Outbuildings should be located in a position where it is not visible from the “vernacular architecture” and of the streetscape of Greyton. The positioning of streets. buildings in planning areas B1, C1 and D1 are to be strictly controlled. The following Outbuildings should be constructed of similar materials and planned to guidelines are proposed in this instance: form an architectural harmonious development with the main buildings.

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(iv) Stables (Planning Area D1) The practising of a professional occupation from the main building or outbuildings by the land owner is to be permitted, provided that the use does not exceed a maximum floor area of 36m² and that the primary use of the erf remains Where stables on a property are allowed, the location of these structures should not obstruct the uninterrupted character of garden areas behind residential and should not interfere with the nuisance value of surrounding buildings. properties.

(v) Plastic tunnels (Planning Areas B1, C1 and D1) (iii) Bed and breakfast

A bed and breakfast facility for the purpose of the structure plan defined as “an Where plastic tunnels on a property are allowed, the structures are to be effectively screened from the streets or to the uninterrupted views of informal periodical accommodation operation undertaken from a private garden areas. dwelling”. The maximum number of guest bedrooms should be limited to 3 rooms. (vi) Maximum setback (Planning Area D1 and C1) A bed and breakfast establishment is to be allowed only in Planning Areas B1, C1, D1 and E1. The maximum distance of structures (second dwellings, stables, garages, outbuildings, wendy houses) unless stated elsewhere, should not extend further back than 40m from the road reserve boundary of the property Where street parking can not be provided directly in front of a building, the owner along Main Road, (Planning Area D), Park and Vlei Street. is to make a contribution to the central parking fund for the development of nearby parking areas or the owner must provide parking at the back of buildings. 17.9.14 Land use controlcontrol:: Guidelines The number of bed and breakfast establishments can not be restricted and Nonresidential land uses to be permitted for properties zoned for residential purposes assuming all relevant policy and zoning scheme regulations are adhered to, the in planning areas B1, C1 and D1 should be managed through the implementation of only regulating mechanism is the market. Zoning Scheme Regulations. The following land uses with the consent of Council are proposed in this regard: (iv) Guest House

(i) Home enterprise For the purpose of land use control, a guest house refers to “an ownermanaged commercial accommodation established of not fewer than four and not more than The practising of a home enterprise from the main building or outbuildings by sixteen bedrooms and which has its primary source of business the supply of persons permanently occupying such erven includes possible uses such as arts tourist accommodation for a resident or guest.” and craft, pottery, etc. The right of a home enterprise should vest only with residential erven, provided that the use does not exceed a maximum floor area of Guest house operations are to be allowed only in planning areas B1. 36m² and that the primary use of the erf remains residential and should not interfere with the nuisance value of surrounding properties. Where street parking can not be provided directly in front of the building, the owner is to make a contribution to the central parking fund for nearby parking As a general principle, the following uses should not be allowed: vehicle repairs; areas or private parking at the back of buildings. panel beating and spray painting; small scale manufacturing.

(ii) Professional practice

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The number of guest house operations can not be restricted and assuming all (i) Architectural Design Guidelines relevant policy and zoning scheme regulations are adhered to, the only regulating mechanism is the market. • Architectural style

(v) Stables All new buildings and renovations to existing buildings should adhere to the vernacular architectural style, categorised in Table 17.5 as: Stabling of horses and the keeping of other animals (mules, donkeys, cattle, pigs, sheep, goats, indigenous mammals and other wild animals) according to the The double pitched cottage existing Municipal bylaws (PN 603/1989), are to be allowed only in Planning Area Victorian / Edwardian house D1 through special consent from Council.

(vi) Granny flat / additional dwelling Form Scale Materials

Granny flats or additional dwellings are to be allowed in Planning Areas B1, C1, D1 SteepPitched roof* Small cottage Sliding windows Rectangular or Tshaped Builtup street facade Wooden frames (painted) and E1. Council is to provide special regulations with regard to: size of unit; Main facade symmetrical Extensions backwards (out Whitewashed walls architectural style; number of rooms; parking. The land use parameters according Longitudinal street frontage buildings) Timber verandah to the Zoning scheme shall apply (ie. special consent and minimum / maximum Raised parapet Single (with attic) storey Original roof: thatch Vertical proportions of windows Roof later: corrugated iron size restriction. TTTABLE 17.517.5:::: DDD OUBLEPITCHED COTTAGE (vii) Nurseries and plastic tunnels

Nurseries are to be allowed only in Planning Area D1 or properties larger than

2000m². Council is to provide special conditions of approval with regard to: compost sites; size of operation; visual screening; parking; odours; etc. Plastic tunnels are to be allowed only in Planning Area D1 or properties larger than 2000m². Council is to provide special conditions of approval with regard to: colour of material; measures for screening the development; coverage; etc.

17.9.15 Development Control: Guidelines Form Scale Materials

Square or rectangular plan Single storey Corrugated iron The proposed Conservation Overlay Area (Historic Preservation Area – (Paragraph Increased complexity of layout Buildup street facade Timber verandah 17.9.10(ii)) has no direct implications for existing rights, but provides additional control Main facade asymmetry Human scale Plastered walls measures to ensure consistency with the objectives of the Historic Preservation Area Full verandah Timber / cast iron verandah Elaborate forms (HPA). Bay windows Decorative fanlights, trellises, Development of new structures or redevelopment of conservation worthy buildings, windows, doors, stoep should be managed through the implementation of zoning scheme regulations for TTTABLE 17.617.6:::: VVV ICTORIAN /// EEE DWARDWARDIANDIAN HOUSE Planning Areas B1, C1 and D1. The following regulationregulation requirements are proposed for the Historic Preservation Area. * Pitched roofs: storage space and access to end gable walls by means of ladder, later permanent stone staircases.

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• Sympathetic additions • Building properties

Any additions to buildings are to be consistent with the architectural style Windows, doors, etc to be addressed in the design manual of the building. The rectangular unbroken street front is to be maintained. • Tree planting • Incentives Trees are not to be removed without prior consent Investigate the implementation of incentives to property owners for renovations of historic buildings consistent to architectural design • Resubdivision regulations. See paragraph 17.9.2 • Regulations (iii) Signage Control Implement a standard set of architectural design regulations in the zoning scheme. • The Historic Preservation Area overlay zone is to be indicated as a maximum control area for the implementation of signage regulations (ii) Urban Design • Building lines • Implementation of regulations as per signage bylaws of the local authority

Maximum street building lines of 5m (iv) Walls and Fences A maximum setback of 10m Properties in the CBD fronting onto the proclaimed road, miminum setback • Standard bylaw should to be formulated for the erection of boundary walls, of 17m from the middle of the road OR not more than 13m from the road fences and other structures reserve boundary. • Maximum height of walls or fences: street boundary 1,2m or less and other • Erf proportions boundaries 1,8m

Erf length ratio 1:4 • Wendy houses and any other structure exceeding 6m² to be accompanied by a building plan. • Positioning of buildings and orientation (v) Visual Sensitivity See paragraph 13.3 • Visual sensitivity of the cultural landscape contributing to its unique “vernacular” • Height restrictions architecture is to be protected, including the following landscape elements:

The height of buildings shall not exceed 6.5m measured from the average streetscapes slope of the natural ground. Council may with due consideration of advice historic buildings / precincts, focal areas from the aesthetic advisory committee relax the height of buildings up to gate way but not exceeding 8m. village character

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17.9.16 Developable Areas: Guidelines (vi) Aesthetic Committee The following land use planning proposals and guidelines are proposed with regard to • Provision should be made for an Aesthetic Committee to assist and make future developable areas. These guidelines are underpinned by the policies presented recommendations to Council for the implementation of guidelines. in this document and also take into consideration the unique locational characteristics. (vii) Areas outside the Historic Preservation Area (HPA) (Refer to Planning Areas as per Plan 17.2).

• Control over developments and the regulations with regard to development (i) Area B (Between Vlei Street and Gobos River) impacts of areas outside the HPA (the existing developments and developable areas), is to be managed, where necessary, through the implementation of the • Land Use Designation: Low density residential. above guidelines (i) (viii). • Density: 5 units / ha (gross). • Urban Design: Maintain elements of the layout pattern character of (viii) Leiwater Planning Area D1, namely narrow street frontages and All leiwater canals must remain operative and should be maintained, given its longer erf proportions (refer paragraph 17.9.5). functional importance and its role in defining the “vernacular architecture” of the • Gateway: To maintain the gateway qualities at the entrance town. road, a band of public open space of minimum 35m should be reserved north of Riviersonderend Road (ix) Street parking and east of Vlei Street in a northern direction up to erven 427 and 724. The narrow street reserves in the historic areas limit street parking options. It is therefore proposed that parking should only be restricted mostly in Planning Area (i(i(ii(i iii)) Area MMM (West of Buitekant Street) C1, to only one side of the street and in selected areas. ••• Land Use Designation: Medium and high density residential • Density: 20 units / ha (gross). • Urban Design: Maintain grid layout pattern consistent with Buitekant Street Area. • Proposed consent uses: Bed and Breakfast, Professional Practice, Home Enterprise, Additional Dwelling Units. • Architectural design: Retain “vernacular” architecture characteristics. • Gateway: Entrance route and surrounding land use should be planned to retain gateway characteristics. A band of public open space of minimum 35m wide should be reserved east of the entrance route. Appropriate landscaping is proposed.

17.10 THE 2220302030 VISION

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The vision for Greyton as identified in the 2030 Green Light Vision document within the Provision of formalized parking areas in the CBD context of five strategic thrusts are tabulated in the table below. The table summarises how Infrastructure Upgrades for Greyton and Boschmanskloof: the SDF unlocks opportunities to implement the said plans / programmes. - Additional Water Source - Water treatment works

- Reservoir capacity

- Wastewater Treatment Works Strategic Thrust Role of Greyton SDF Alignment Development of a tourism strategy for Greyton A desirable Country living housing Section 17.5.1 explains the Spatial Vision for Upgrade quality of Gateways into Greyton. place to live option focused on Greyton which is to “Keep a Sustainable Incorporate the areas zoned for Open Space Zone III into the Greyton Nature Reserve. attracting full time Greyton, Country”. Such a vision could residents in the encourage a country living lifestyle since the existing housing stock. conservation of the rural character of the town is a major priority. Visitor Safe country town The tourism strategy in Section 17.9.11 Destination offering the best of supports the Visitor Destination vision. Also small town tourism refer Section 4.6 for the Tourism development excellent country food Strategy for the entire municipal area. and wedding venues and mountain biking. Centre of Centre of English This vision does not have a spatial implication. Learning medium schooling. Vibrant Hub for mobile Refer Section 17.9.5 Economy entrepreneurs supported by tourism, education and services sector economic activities. Low carbon and Model of responsible No spatial implication. green business tourism.

17.11 PROPOSED IDP PROJECTS:

The following projects have budgetary implications for the municipality and should be included in the Municipal Integrated Development Plan (IDP):

SPATIAL PROJECTS PROPROPPPPOSEDOSED TO BE INCLUDED IN IDP: Provision of NMTS along Main street, Plantation Street, Park Street and San Lucia Street Upgrade quality of Sports Fields in Heuwelkroon. Provision of subsidized and GAP housing

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