LAND USE MANAGEMENT: INNER WEST REGIONAL OFFICE
Pinetown Sizakala Center: 60 Kings Road, Pinetown, Tel: (031) 311-6265
APPLICATION NUMBER: LUMS202103190331/IW
ETHEKWINI MUNICIPAL LAND USE SCHEME: INNER WEST PLANNING REGION: REZONING APPLICATION ON ERF 3438 PINETOWN SITUATED AT 11 BRAEMAR ROAD: REZONING FROM SPECIAL RESIDENTIAL 1 TO INTERMEDIATE RESIDENTIAL 4
DATE APPLICATION ADVERTISED : 9 APRIL 2020
DATE APPLICATION CLOSE FOR OBJECTIONS: 21 MAY 2021
Members of the public are invited to lodge written objections as follows: 1. To the Regional Co-Ordinator: Inner West Region, Land Use Management Branch,
• Pinetown Civic (Sizakala) Centre, 2nd Floor, 60 Kings Road, Pinetown, (drop in Box) or by
• Registered post to P O Box 680, Durban, 4000, or by
• Fax to 031 701-8863, or by
• e-mail to [email protected], Tel No. (031) 322- 1907
AND
The Applicant: Urbis Consulting, Attention Mr Riaan Thompson, 3 Chearsley Road, Westville, 3629
Applicant’s Tel. No: 084 800 2323 Email address: [email protected]
IMPORTANT: Should you fail to lodge or forward objections to both parties by the said date, your objection will be invalid.
REZONING APPLICATION
ETHEKWINI MUNICIPALITY
APPLICATION IN SUPPORT OF THE REZONING OF ERF 3438,
PINETOWN (EXTENSION 1), FOR THE PURPOSES OF
ACCOMMODATING A RESIDENTIAL ESTATE
November 2020
Submitted By
Urbis Consulting
3 Chearsley Road, Westville , 3629 phone: +27 84 800 2323 email: [email protected]
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Contents
1 INTRODUCTION ...... 4
1.1 Background 4
2 THE APPLICATION ...... 6
2.1 Proposed Rezoning 6
2.2 Environmental Authorisation 8
3 GENERAL SITE INFORMATION ...... 9
3.1 Local Authority 9
3.2 Property Description, Size and Address: 9
3.3 Locality 9
3.4 Existing On-Site Land Use 15
3.5 Surrounding Land Uses 16
3.6 Civil Services 16
Stormwater ...... 16
Water supply ...... 17
Waste Water ...... 17
Electricity Supply ...... 17 4 LEGAL ASPECTS ...... 19
4.1 Registered Owner 19
4.2 Existing Zoning 19
4.3 Surrounding Zonings 20
4.4 Restrictions in Title 20
Erf 3438, Pinetown (Extension 1) – T39009/2010 ...... 20
Servitudes: ...... 21 5 NEED AND DESIRABILITY ...... 23
5.1 Need 23
5.2 Desirability 24 eThekwini Integrated Development Plan ...... 24 eThekwini Spatial Development Framework ...... 26
Traffic Impact Assessment...... 28
Impact on Surrounding Properties ...... 30
Compliance with SPLUMA Principles ...... 31 6 CONCLUSION ...... 35
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LIST OF MAPS
Plan 1 - Regional Locality ...... 10 Plan 2 - Contextual Locality ...... 11 Plan 3 - Surrounding Land Owners ...... 14 Plan 4 - Surrounding Land Uses ...... 18 Plan 5 - Surrounding Zonings ...... 22
LIST OF ANNEXURES
Annexure A - Special Power of Attorney and Company Resolution Annexure B - Title Deed Annexure C - S.G. Diagrams Annexure D - Zoning Certificate Annexure E - Engineering Services Report Annexure F - Stormwater Management Plan Annexure G - Traffic Impact Assessment Annexure H - Environmental Authorisation Annexure I - Site Layout Plan
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1 INTRODUCTION
The owners of Erf 3438, Pinetown are desirous to obtain land use rights for the development of 10 sectional residential units on the said property. The subject property is currently vacant and has been so since registration. The intention is therefore to develop the full extent of the property within the neighbourhood context in which it is situated.
The purpose of this motivating memorandum is to provide the required background information of the application site and its surroundings, to allow the eThekwini Municipality to consider the application for land use rights as described above.
The remainder of the document provides vital property information and context, including the provision of details regarding the proposed subdivision of the site and appropriate rezoning of the portion intended for residential development, and then motivate the said application in terms of its need and desirability.
1.1 Background
The Cowies Hill neighbourhood is an established and developed high income residential area with all the required social amenities and located within the Pinetown area of the Inner West Spatial Region.
Abbray Investments CC purchased Erf 3438, Pinetown (Ext 1) in 2010 with the intention of developing multiple residential units on the property. During this time, the Abbray Investments have realised that there is a demand for residential units within the existing neighbourhood but within secure complexes, which influenced the conceptualisation and development of a quality residential development on the vacant property as an extension of the current neighbourhood character and to provide for alternative housing options within the area.
When considering the broader region within which this area is situated, namely the Inner West Spatial Region of the eThekwini Municipality, it is seen one of the most established regions within the eThekwini area, highly accessible between the M13 and M19 routes and with very limited vacant land to accommodate the housing demands of a growing population.
The locality of the Pinetown CBD and New Germany industrial area nearby, there is a large spread of economic activities and development opportunities within the Inner West Spatial Region and residents want to live near these opportunities, but within suitable neighborhoods.
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Urbis Consulting was appointed as professional planner by the Abbray Investments cc to prepare and apply on behalf of the owners of the subject property. Please refer to Annexure A - Special Power of Attorney and Company Resolution from the Abbray Investments cc as confirmation of the above.
The purpose of this memorandum is to provide adequate background information and details with regards to the property and existing land uses, and to motivate the proposed rezoning in terms of its need and desirability.
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2 THE APPLICATION
Application is herewith made simultaneously for the following:
a) Amendment of the eThekwini Inner West Scheme by the rezoning of Erf 3438, Pinetown (Ext 1) from “Special Residential 1” to “Intermediate Residential 4” in terms of the provisions of The Spatial Planning and Land Use Management Act, 2013 read in conjunction with the eThekwini Land Use Management Bylaws, 2016.
It should be noted that although the total property area of Erf 3438, Pinetown is 10 920 m² (1, 0920 Ha) the registered road servitude over the property has a measured extent of 1 211 m². When the servitude area is subtracted from the overall property extent, the remaining developable area is 9 709 m² (0,9709 Ha). As the proposed Intermediate Residential 4 zoning has a maximum density of 10 units per Ha, this would provide for 10 units (rounded from 9.7 units) to be accommodated on the developable area of the property, excluding the servitude area.
Furthermore, although the architectural site development plan illustrates a potential future security hut and utilities areas located within the existing road servitude area, it is merely illustrated as a future phase which will require a separate application for the cancellation of the said road servitude. The current zoning application is aimed at the development of the illustrated 10 residential units only.
The sections below provide more detail regarding the proposed application.
2.1 Proposed Rezoning
It is proposed that Erf 3438, Pinetown (Ext) 1 be rezoned to “Intermediate Residential 4” In terms of the Inner West Town Planning Scheme with the following associated development controls:
Table 1: Proposed Development controls as per “Intermediate Residential 4”
Floor Area Ratio 0.35 Max Coverage 30% Min. Building Line 7.5 m to all roads Min. Side Space 3.0 m Min. Rear Space 3.0 m Height 2 Storeys Maximum Density 10 Units per Ha Permitted Uses The following land uses as considered as freely permitted under the zoning:
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• Conservation Area • Dwelling House • Flat • Multiple Unit Development • Public Open Space
Special Consent The following land uses could be considered as a special consent use under the zoning: • Base Telecommunications Transmission station • Boarding House • Chalet Development • Institution • Mobile Home Park & Camping Ground • Private Open Space • Retirement Centre • Special Building
Parking Requirements Dwelling House: 2 bays plus 1 bay for ancillary unit. Dwelling units (multiple) and other uses see Section 8 of the Inner West Scheme, viz.: • Dwelling unit of 1 bedroom: 1.0 bay/ unit • Dwelling unit of 2 bedrooms: 1.0 bays/ unit • Dwelling unit of 3 bedrooms: 1.5 bays/ unit • Dwelling unit of 4 bedrooms: 2.0 bays/ unit • Visitors: 0.5 bays/ unit General 1. All landscaping at the discretion of the eThekwini Municipality. 2. Provision is to be made for landscaping and maintaining the grounds to the satisfaction of the Municipality, and not less than 25% of the site shall be set aside and maintained as a garden and play area, which must be kept free of parking space and driveways. 3. Subject to the provisions of a sewerage disposal system to the satisfaction of the Municipality. Source: eThekwini Inner West Scheme (May 2019)
From the site development plan (Annexure H) it is evident that the proposed development would be accommodated with in the above zoning controls and would thus be in line with the surrounding urban fabric, the capacity of current bulk infrastructure as well as the neighborhood’s road network.
The dimensions and topography of the property leads to a site development plan which can only accommodate the intended units along the northern boundary of the property.
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2.2 Environmental Authorisation
An initial Environmental Authorisation was approved by the Department of Economic Development, Tourism and Environmental Affairs (EDTEA) dated 14 Oct 2014 (Reference No. DM/0017/2013/Amend/2019).
A subsequent application for an Amendment to the Environmental Authorisation was also approved by EDTEA (Reference No. DM/AMEND/0017/2016). to allow for the development to accommodate a higher number of smaller residential units, specifically:
a) Construction of 10 residential units each with a footprint on the ground of 200m² including the pool and suspended deck;
b) Relocation of the driveway; and,
c) Construction of a refuse area and guard hut / servants shower and toilet measuring 25m²
Finally a further amendment was approved on 14 Aug 2019 (Reference No. DM/0017/2013/Amend/2019). for the extension of the validity of the environmental approval.
The original and resulting amended Environmental Approvals are attached hereto as Annexure H – Environmental Authorisation and will guide the parameters of the site development plan.
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3 GENERAL SITE INFORMATION
3.1 Local Authority
The property is in the jurisdiction of the eThekwini Metropolitan Municipality, and more specifically within Ward 18 of the Inner West Planning Region.
3.2 Property Description, Size and Address:
The application property is known as Erf 3438, Pinetown (Extension 1) and measures 1.0920Ha (10 920 m²) in extent. Please refer to Annexure B - Title Deed, and Annexure C - S.G. Diagrams for confirmation of the property descriptions and areas.
3.3 Locality
On a regional scale the Property is situated in the Suburb of “Cowies Hill” which is situated in Ward 18 within the eThekwini Inner West Area as illustrated by Plan 1 – Regional Locality. The property is located in the central part of Ward 18 and in close proximity to both the M13 and M19 routes, although the site is not directly accessed from either of these.
Figure 1 - Project Locality - Regional
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On a more local scale, the Property is located off Braemar road in a residential neighbourhood setting. The nearest activity spine to the area is Josiah Gumede Road approximately 900 m to the south. Although the local scale locality map illustrates the regional access routes, including the N3 route, the M13 / King Cetshwayo Highway as well as the M19 route in the north, the character of the area is that of a developed, stable and quiet residential neighbourhood.
Figure 2 - Project Locality Local
The site specific contextual locality is illustrated by the plan overleaf and indicates that the entire site is currently vacant.
Although the application property is directly abutted by roads only, the following properties as found within a 100 m radius of the boundaries of the site.
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Table 2: Surrounding Properties
North • Erven 3439 – 3441, Pinetown (Ex 1) • Erven 170 -171, Woodside, • Erven 203 – 205, Woodside East • Erven 165 – 169, Woodside South • Rem & Portions 1-5 of Erf 406, Woodside • Erf 159, Woodside • Erf 398, Woodside • Erf 17756, Pinetown (Ext 1) • Erven 3428 – 3430, Pinetown (Ext 1) • Erven 3434 – 3437, Pinetown (Ext 1)
West • Rem & Ptn 1 of Erf 3442, Pinetown (Ext 1) • Rem & Ptn 1 of Erf 3443, Pinetown (Ext 1) • Rem & Ptn 1 of Erf 3444, Pinetown (Ext 1) • Erf 3445, Pinetown (Ext 1) • Rem & Ptn 1 of Erf 3446, Pinetown (Ext 1) • Rem & Ptn 1 of Erf 3447, Pinetown (Ext 1) • Erven 3448 - 3449, Pinetown (Ext 1)
The locality of these Properties is depicted on the Plan 3 - Surrounding Land Owners attached overleaf.
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3.4 Existing On-Site Land Use
From the Plan 1 – Contextual Map, it is evident that the site is vacant, although it should be mentioned that four of the adjacent properties take access from the application site. The access points are illustrated in the figure below and provides access to Portions 2, 3, 4 & 5 of Erf 406, Woodside. The Illustration below further shows that the adjacent properties are all developed for residential purposes and it is mainly the rear boundaries of the said properties which abuts the application property. The result is that the actual houses area located and positioned away from the site.
Figure 3 - Site Land Uses
The current road servitude along a portion of the eastern boundary of Erf 3438 will however continue to provide for public access to these properties.
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3.5 Surrounding Land Uses
The Plan (Surrounding Land Uses) overleaf depicts the surrounding land uses to the site.
From the plan it is evident the site is located within an established and functioning residential neighbourhood, mainly categorised by single residential units in individual erven.
Apart from the predominant residential character found within the area, a detailed land use survey also revealed that there are a number of Multi Unit Residential Developments also found. The closest of those being the Woodside complex on Ernest Woodcutt avenue as indicated on the said Surrounding Land Use Plan.
There are also at least two guesthouses located within the direct vicinity of the application property.
3.6 Civil Services
The site is fully serviced with Water, Sanitation and Electricity. Refuse removal is conducted on a weekly basis by the eThekwini Metropolitan Municipality. The capacity and impact of the proposed development on these services is discussed in Annexure E – Infrastructure Services Report prepared by messrs. John Russell and Associates.
Stormwater
The Stormwater Management Plan (Annexure F) includes both stormwater calculations as well a drawing indicating the proposed Stormwater Management Plan. This drawing includes a description of the existing storm water culvert that crosses the stream thereby providing vehicular access to the other side of the stream.
It is proposed that the stormwater be attenuated in a tank constructed of brick and concrete situated at the lower end of the site. It is proposed that all the stormwater that collects on the roofs and roads be directed by means of channels and pipes to an attenuation tank with a volume of 15 m3 the volumes of this tank have been calculated to attenuate the difference between the predevelopment runoff and the post development runoff from a storm with a 1:50 year return period.
The tank outlet pipes have been sized to restrict the rate of discharge to that of the 1:50 and 1:10 pre- development runoff rate.
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Water supply
There is an existing water main connection available to the application property in Braemar Road and according to the Engineers Report, there is sufficient water supply for the proposed development.
Waste Water
The option of on-site disposal of domestic sewage was investigated and it was found that because of insufficient vegetated area on the site, it is not possible to provide on-site disposal that conforms with the requirements of Revision E of eThekwini Municipality’s “Guidelines for the disposal of on-site domestic water”.
Subsequently a possible option of using a sewage treatment plant was investigated and it is thus proposed that a package plant (submerged media reactors) and pump house with a capacity of 50m3 be constructed on site as indicated within the services report.
Electricity Supply
Based on the availability of existing electrical infrastructure in the area, it is believed that bulk electricity can be supplied to the proposed development from available power via a street connection to a minim substation currently found in Braemar road and at the boundary of the application property.
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4 LEGAL ASPECTS
4.1 Registered Owner
The property is registered in the name of Abbray Investments cc by the Deed of Transfer T 39009/2010 attached as Annexure B.
4.2 Existing Zoning
The current zoning of the application property is “SPECIAL RESIDENTIAL 1” In terms of the Inner West Town Planning Scheme. There are a number of requirements set out in the Zoning Certificate, although the following summarises the general set of development controls:
Table 3: Current Zoning Information
Max Coverage 30% Floor Area Ratio 0.3 Min. Building Line 7.5m Min. Side Space 3.0 m Min. Rear Space 3.0 m Height 2 Storeys Permitted Uses • Conservation Area • Dwelling House • Multiple Unit Development • Public Open Space Special Consent • Base Telecommunications Transmission station • Boarding House • Crèche • Educational Establishment • Garden Nursery • Health & Beauty Clinic • Institution • Pet Grooming Parlour • Place of Public Worship • Private Open Space • Retirement Centre • Riding Stables • Special Building • Veterinary Clinic Source: Inner West Scheme (July 2018)
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Please refer to Annexure D - Zoning Certificate for confirmation of the above and more detail regarding the additional development controls. The current land uses are accommodated under the current zoning of the property.
4.3 Surrounding Zonings
The application site is surrounded by areas with two main zonings which includes the following:
Table 4: Surrounding Zonings
“Special Residential 1” All of the residential erven surrounding the application site which are also fully developed as single residential units.
“Public Open Space” Including a number of individual parks as well as notable water runoff areas.
Source: Inner West Scheme (July 2018)
In addition to the above zonings there is also a single area zoned as “Education” to the east of the application site and this area is currently vacant. Please refer to the Surrounding Zonings plan attached overleaf, for a depiction of the above.
4.4 Restrictions in Title
The following sections depict the restrictions in title contained in the Deed of Transfer for the property. There are no conditions restricting the proposed subdivision and/or rezoning.
Erf 3438, Pinetown (Extension 1) – T39009/2010
By Deed of Transfer, T39009/2010 Erf 3438 has the following conditions in Title.
• Page 2.A. Subject to such of the terms and conditions of the original Government Grant No. 815 as are in force and applicable.
• Page 2.E.(1) No trade or business shall be conducted on this subdivision without the consent of the Administrator.
None of the conditions associated herein prevents the proposed rezoning or development of the property for residential purposes.
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Servitudes:
The property was framed in the General Plan SG No. 7502/49 and registered in terms of Diagram SG No. 642/50 as attached hereto under Annexure C - S.G. Diagrams.
The following Servitudes are registered over the property:
a) A Road Servitude registered in terms of Servitude Diagram SG No. 4196/1982.
b) Electrical Cable Servitude of 3.05 m as indicated on diagrams SG No. 642/50 as well as SG No. 4196/1982.
c) Pipeline Servitude of 1.83 m as well as an associated Pump House Servitude as indicated on diagrams SG No. 642/50 as well as SG No. 4196/1982.
These servitudes do not negatively impact on the proposed development and will be accommodated as part of the layout.
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5 NEED AND DESIRABILITY
5.1 Need
The need for the proposed rezoning stems from three points related to effective planning and good town planning principles, as well as principles emanating from a residential demand perspective.
Firstly, the housing demand within existing neighbourhood have been highlighted within both the eThekwini Integrated Development Plan, the Inner West Spatial Development Plan as well as the eThekwini Housing Sector Plan, which is discussed in more detail in the following sections. These strategies highlight the need for infill planning of vacant and unused private and public land to provide firstly in local housing demand due to population growth and secondly to establish higher residential densities within neighborhoods.
A number of estate agents actively involved within the Cowies Hill area were also contacted to determine the current market appetite for the anticipated residential development. All the Estate Agents indicated that there is constantly a demand for youth families for starter homes, more affordable complex units and especially rental stock within the Cowies Hill Area and particularly within secure developments.
Secondly, discussions with the local Neighbourhood Watch associated with the Westville Community Policing Forum has revealed that the area has in recent times experience in increase in various crimes ranging from house breaking to house robbery with suspects often utilizing the abundant undeveloped land parcels within Cowies Hill to access the neighbourhood as well as to hide themselves and stolen goods. As a result, there is a general drive to secure such vacant properties as well as to rather develop and utilise them to increase neighbourhood security.
To affect the rezoning of the property, the Spatial Planning and Land Use Management Act, read in conjunction with the eThekwini Land Use Management Bylaws requires that an application be submitted for any planned change in land use, and subsequently the application is being submitted to the eThekwini Metropolitan Municipality for consideration.
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5.2 Desirability
In determining the desirability, it is necessary to investigate the vision of the eThekwini Metropolitan Municipality for this area, and how the proposed development will coincide with the development vision the Municipality have for this area. eThekwini Integrated Development Plan
In motivation of an application, it is important to address the possibilities arising from the vision of the eThekwini Metropolitan Municipality IDP, which reads as follows:
“By 2030, eThekwini Municipality will enjoy the reputation of being Africa’s most caring and liveable City, where all citizens live in harmony”
In terms of the vision there are certain elements that provide guidelines for decision-making. These elements form the basis for decisions made by the Municipality, stakeholders, interested and affected parties and potential investors. The following elements, linked to the Vision, can be observed:
Most caring and liveable city: This implies that all activities and service delivery is aimed at providing in the need of the residents of the city to have access to amenities typically associated with a liveable city. This relates to the service provision aimed at basic needs of the communities, the availability of economic opportunities, and social and community development to create an environment where individuals has the right and the ability to improve themselves and live close to such element.
Live in harmony: One of the principles of the Spatial Planning and Land Use Management Act, 2013 (Act No. 16 of 2013) states that no land use is more important than another depending on the current need of the community. It is important however to manage the relationship between the various land uses to ensure that no negative externalities and spillover effects influence the adjacent land uses, and by doing that creating harmony between people and land uses. Implicit to this principle is the fact the proposed new developments need to contribute to the character and harmony of existing neighborhoods and areas.
A Socio-economically driven and dynamic municipality has at the centre of its aims and objectives, the development of a city where neighbourhoods are vibrant and provide for a variety of opportunity to those who live there. The proposed Braemar residential development aims to provide for the development of 10 residential units in a sectional title scheme which will in density and character harmonise with the surrounding neighbourhood, while providing for a variety of housing option which
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Apart from highlighting aspects related to the Inner West Spatial Region as contained in the Inner West Spatial Development Plan, the eThekwini Integrated Development Plan 2017/18 to 2021/22 (2020/2021 Review) does not specifically address the area within which the proposed development is situated. It does however look at the city as a whole on a strategic level and developed an Eight Point Plan to improve the lives of the eThekwini MM population. The table below depicts the 8 Point Plan as well as how the proposed subdivision and rezoning will impact on, or address these plans on a micro scale:
Table 5: eThekwini 8 Point Implementation Plan
Plan One: Develop and The proposed development which will stem from the proposed rezoning will impact positively on the built environment through investment into the area, providing sustain our spatial, natural variation in housing options and densifying the area. and built environment.
Plan Two: Developing a The proposed development will indirectly contribute to this plan through the investment and temporary employment which will be created during construction as prosperous, diverse well as the long term maintenance of the planned residential estate. economy and employment creation.
Plan Three: Creating a Through the development of affordable, quality residential options within the area residents would have increased housing options. Furthermore, the occurrence of quality living environment. vacant land in neighbourhoods should generally by discouraged to avoid the it being transformed in to crime spots.
Plan Four: Fostering a The fact that the proposed residential development will be a quality development, with units anticipated to sell for less than the single residential homes within the socially equitable area will provide an opportunity for young families to afford accommodation in this environment. established neighbourhood.
Plan Five: Creating a Although the proposed development cannot directly address this aspect, it is platform for growth, understood that any construction project typically enhances the local skill sets. empowerment and skills development.
Plan Six: Embracing our The proposed development application cannot directly address this aspect. cultural diversity, arts and heritage.
Plan Seven: Good Although this refers to the internal arrangements within the eThekwini Metropolitan Municipality, the application provides the opportunity for the Municipality to give governance and input and conditions towards the proposed Subdivision and Rezoning. This relates responsive local directly to the notion of good governance which is responsive to and provides government. guidance with regards to developmental trends within its area of jurisdiction.
Plan Eight: Financially The proposed development cannot directly address this aspect, as it is applicable to accountable and internal operations of the municipality. It is the responsibility of the Municipality to
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sustainable city. ensure that the rate base is managed properly. The proposed development will however increase the rates base of the municipality.
Source: eThekwini IDP 2020/2021 Review eThekwini Spatial Development Framework
The purpose of the following sections is to give an overview of the spatial development intention which the Municipality foresee for this area, via its IDP and Spatial Development Framework, and to indicate how the proposed development will further strengthen the intentions and vision that the eThekwini Metropolitan Municipality has for this area.
The priorities, challenges and strategies to address the challenges are depicted in the table below.
Table 6: Inner West Spatial Region Goals, Challenges and Strategies
Priorities: Challenges:
• Decentralization of business • Strategic Densification • Housing opportunities within limited space • High Priority Public Transportation Network for expansion (HPPTN) optimization • Services to former R293 areas Strategies:
Consolidate & integrate spatial development by developing land in proximity to public transport facilities & existing services
Pro-actively manage land use in accordance with the appropriate levels of service to achieve sustainability in the urban core.
Source: eThekwini Spatial Development Framework 2020/2021
There are specifically two key objectives within the SDF which supports the densification of residential areas within the Inner West Spatial Region, through the development of vacant and unused land.
Objective One: Redress Imbalances which is aimed at Restructuring Existing Settlements and states:
“Existing settlements need to be restructured to ensure that they become functional entities and high performance settlements within the EMA. This will entail the internal re-organisation of these areas to improve access and circulation and it will require the efficient and effective use of vacant and / or underdeveloped land. It will entail the integration of these areas with surrounding urban and rural areas through improved linkages with the main metropolitan movement routes and opportunities.”
Objective Two: Build for the future which aims to Accommodate Population Growth and states:
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“In order to address metropolitan population growth trends, development within the Central region must focus on utilising the capacity of the area to accommodate growth. This will include the densification of some existing areas and the opening up of vacant and / or under utilised land.”
The Spatial Development Plan of the greater Pinetown region identified the area wherein the application property is located as an Existing Residential falling within the wider Urban Core as illustrated by the figure below. The Spatial Development Plan further suggests that the residential character of the project area will remain in future and need to be enhanced toward more sustainable settlements through densification and provision of a variety of housing option. It is therefore evident that the proposed development of vacant and unused land on the application property for residential purposes is desirable from a spatial development and restructuring perspective and in enhancing the character and function of the existing neighbourhood.
Figure 4 – Extract of eThekwini Spatial Development Framework 2020/2021
Source: eThekwini Spatial Development Framework 2020/2021
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Traffic Impact Assessment
Messrs. Dave MacFarlane and Associates prepared a Traffic Impact Assessment (TIA) attached hereto as Annexure G - Traffic Impact Statement to determine the potential trip generation and access conditions for the proposed development.
1.1.1.1 Access Access to the application property is from a turning circle at the end of Braemar Road as illustrated within the said Traffic Impact Assessment.
From Braemar Road, the site is accessible to the wider Cowies Hill Neighbourhood via Woodside Avenue and Balmoral Drive. Subsequently the TIA defined the study area to include the Braemar/Balmoral and Balmoral/Woodside intersections.
According to information found on eThekwini corporate GIS data, Braemar Road, Balmoral Drive and Woodside Avenue are all class 5 roads. However, the classification of Woodside Road was questioned by the traffic engineers as it acts more as a regional distributor between the M13 and M19 through Cowies Hill and Westville North.
1.1.1.2 Trip Generation Traffic counts were undertaken within the study area in the morning peak on Tuesday 6 June 2017. It was found that Braemar and Balmoral (being quiet residential roads) carry low volumes of traffic, while Woodside Avenue as a regional distributor carries the highest traffic volumes.
Based on standard traffic generation rates, the predicted traffic that will be generated by the proposed residential development are as summarised in the table below.
Table 7: Trip Generation
PEAK SIZE TRIP RATE TRIPS IN OUT TOTAL AM 10 Du 1.3 / Du 3 10 13 PM 10 Du 1.3 / Du 9 4 13
Existing traffic flows on Braemar Road are very low so the above low trips generated by the development will be able to enter and exit the development unimpeded and these flows will quickly disperse through the road network.
The intersections within the study area were assessed (using the SIDRA programme), the results as summarised in the tables below, with full details contained within the TIA. Due to the layout of the
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Woodside/Balmoral intersection, this was analysed as three separate intersections viz. A, B and C as indicated.
Table 8: Intersection Performance (Existing Traffic, AM Peak, Without)
INTERSECTION I/S DELAY I/S LOS WORST MOVEMENT V/C DELAY LOS Braemar/ Balmoral 0.8s A 0.05 9.0s A Balmoral/ Woodside A 6.8s A 0.16 8.2s A Balmoral/ Woodside B 1.4s A 0.12 8.0s A Balmoral/ Woodside C 3.0s A 0.06 9.0s A
Table 9: Intersection Performance (Future Traffic, AM Peak, With)
INTERSECTION I/S DELAY I/S LOS WORST MOVEMENT V/C DELAY LOS Braemar/ Balmoral 1.4s A 0.06 9.0s A Balmoral/ Woodside A 6.7s A 0.18 8.3s A Balmoral/ Woodside B 1.5s A 0.13 8.1s A Balmoral/ Woodside C 3.0s A 0.07 9.0s A
This assessment has thus shown that the accesses within the study area currently operate adequately and will continue to do so into the future.
1.1.1.3 Site Traffic Conditions and Parking The controlled access will have booms and residents will pass through by swiping a card or disk. Due to the configuration of the sites, the entry booms will be positioned approximately 30 meters in from the Braemar road edge which will permit stacking of up to 5 vehicles off the road. Shoulder sight distance from the access is adequate in both directions, given the low speeds encountered in this residential area.
A total of 34 parking bays are to be provided on the site, which is compliant with the requirements. This includes 2 parking bays at each residential unit and 1.4 additional parking bays for each residential unit viz. 1.4 x 10 = 14 parking bays.
1.1.1.4 Conclusions and Recommendations The following points captures the summarised findings from the TIA report:
• The proposed development will increase the amount of traffic due to the rezoning by some 13 trips. • This additional traffic will make minimal changes to the current performance of the localised road network.
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 29 of 35
• The proposed layout of the site meets the required eThekwini standards.
Messrs. Dave MacFarlane and Associates recommended that the proposed development be approved, from a traffic engineering perspective as the proposed development will generate low volumes of traffic and the adjacent roads presently carry low volumes. Thus, the development can be accommodated by the local road network without any negative implications or the need for any specific mitigating measures.
Impact on Surrounding Properties
The impact of development on the surrounding environment is measured in terms of the perceived impact on property values. Property value in turn is impacted on by the following aspects.
• Visual Impact of the proposed development • Noise Pollution • Traffic Generation & Congestion • Environmental Consideration
When considering the visual impact, the rezoning of a portion of the site will allow for the physical development of the said portion for residential purposes. The proposed development will replace current vacant and overgrown land and therefore provide for a visibly more functional residential neighbourhood. The layout of the proposed development as illustrated by Annexure H - Site Layout Plan, further illustrates how the proposed residential units establishes and urban fabric which is very similar to the surrounding single residential houses. Apart from the similarity of the proposed units to the urban fabric of the surrounding areas, the topography of the land as well as the distances from surrounding houses contributes to limited anticipated visibility of the proposed units.
Considering noise pollution, it is anticipated that the proposed development will not generate any excessive noise which one would not ordinarily associated with a neighbourhood of this development level.
It is acknowledged that any additional residential units within a neighborhood (even one) will generate additional traffic, during peak hours. However, as illustrated within the Traffic Impact Statement, the proposed ten additional residential units will generate only 13 additional trips and will be able to enter and exit the development unimpeded and these flows will quickly disperse through the road network without any noticeable impacts.
It is envisaged that the presence of newly constructed and modern design residential units within the provides additional amenities to the area, which increases the demand for the specific land and
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 30 of 35 therefore increases the value of the land. The approval of this application will therefore have an overall positive effect on the property values.
Considering that the proposed development does not intend to develop any land use, which does not already exist within this established neighborhood, the above section depicts that additional residential units should not detract from the current amenity and/or property values within the area, but rather contribute positively thereto. Compliance with SPLUMA Principles
The general principles for land development as stated in section 7 of the Spatial Planning and Land Use Management Act, 2013 (Act No. 16 of 2013) [SPLUMA] is considered within this section. This includes inter alia the following:
SPLUMA Principles Application Response SPATIAL JUSTICE a. The principle of spatial justice, whereby- Historically distorted spatial patterns, which have arisen from both racial and socio-economic past spatial and other development imbalances criteria, will not be perpetuated in this must be redressed through improved access to development and the proposed residential units and use of land; will provide for additional residential accommodation with the neighbourhood.
Spatial development frameworks and policies at The eThekwini Municipality have prepared and all spheres of government must address the implemented comprehensive Spatial inclusion of persons and areas that were Development Frameworks and policies to ensure previously excluded, with an emphasis on informal inclusion of persons and areas that were settlements, former homeland areas and areas previously excluded. The applicant site has no characterised by widespread poverty and informal settlement on it or within a proximity to deprivation; it such that specific measures to address informal settlements is required
Spatial planning mechanisms, including land use The eThekwini Municipality have promulgated its schemes, must incorporate provisions that enable IDP, SDF and have drafted land use management redress in access to land by disadvantaged schemes and by-laws which do and will provide communities and persons; the necessary platforms to redress access to land by previously disadvantaged communities and persons. This application is in compliance with all these policies, proposals and statutory plans.
Land use management systems must include all The eThekwini Municipality have included in the areas of a municipality and specifically include Inner West Town Planning Scheme various zones provisions that are flexible and appropriate for the and uses which cater for the management of management of disadvantaged areas, informal previously disadvantaged areas. The system also settlements and former homeland areas; insures the correct balance of community facilities to ensure that the public has easy access to them. The size, location and nature of this development however does not necessitate the above.
Land development procedures must include The eThekwini Municipality and the Development
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 31 of 35
SPLUMA Principles Application Response provisions to accommodate access to secure Company has the necessary systems in place to tenure and the incremental upgrading of the allow for secure tenure. The incremental informal areas; and upgrading of informal areas is not required on the application site which is vacant and uninhabited.
The Municipal Planning Tribunal considering an The Municipality has provided the Municipal application before it, may not be impeded or Planning Tribunal with the relevant training and restricted in the exercise of its discretion solely understanding of this legislation to ensure that claiming the value of land or property is affected the principles thereof are adhered to when they by the outcome of an application. adjudicate the development proposal.
SPATIAL SUSTAINABILITY The principle of spatial sustainability, whereby The development is privately funded which will spatial planning and land use management promote economic growth without drawing on or systems must- detracting from the fiscal, institutional and administrative means of the Republic. promote land development that is within the fiscal, institutional and administrative means of the Republic; ensure that special consideration is given to the The 10 920 m² site is situated within a full urban protection of prime and unique agricultural land; area and is currently zoned “Special Residential 1”. The size due to size, location and zoning has no agricultural potential. The site has also been subject to a full environmental appraisal which resulted in a positive Environmental Authorisation and no agricultural potential was identified.
Uphold consistency of land use measures in A positive Environmental Authorisation confirms accordance with environmental management that the development is environmentally instruments; sustainable and can be considered sound land development practice.
Promote and stimulate the effective and equitable The development is of similar type, character and functioning of land markets; socio-economic profile to the surrounding area and local land market and will therefore not negatively impact on the functioning and value of the existing market.
Consider all current and future costs to all parties The relevant cost benefit studies have been undertaken and have been deemed acceptable. for the provision of infrastructure and social Legally binding Conditions of Establishment which services in land developments; will ensure the correct infrastructure will be approved as part of this application process.
Promote land development in locations that are This proposal is fully sustainable and does not promote urban sprawl, but rather promotes infill sustainable and limit urban sprawl; and planning within an existing, developed neighbourhood.
Result in communities that are viable; The land use allows this proposed development to be viable and sustainable with residents having easy access to job opportunities and necessary
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 32 of 35
SPLUMA Principles Application Response infrastructural services, community facilities and recreational opportunities within the greater area.
SPATIAL EFFICIENCY The principles of efficiency, whereby The proposed development ensures that all identified natural resources have been protected Land development optimises the use of existing with minimal impact by the development and full use of existing infrastructure is made. resources and infrastructure The proposed development will utilize existing resources and infrastructure without placing unnecessary pressure on the municipalities services such as roads, water, electricity and sewer.
Decision-making procedures are designed to The relevant legislated procedures and bodies are all in place for the application to be assessed fully minimize negative financial, social, economic or and efficiently, such that it will not result in any of environmental impacts; and the above-mentioned impacts.
Development application procedures are efficient The eThekwini Municipality apply the procedures and timeframes stipulated within its on Land Use and streamlined and times frames are adhered to Management Bylaw to ensure efficient and by all parties; streamlined processing of applications.
The principle of spatial resilience, whereby The Municipality has a disaster management plan which should avoid any environmental shocks. flexibility in spatial plans, policies and land use management systems are accommodated to The development shall comply wholly with the Environmental Authorisation approved by the ensure sustainable livelihoods in communities relevant sectors. Numerous environmental most likely to suffer the impacts of economic and specialist reports have been undertaken to ensure that the environment is fully protected. The area environmental shocks; and is thus deemed resilient from any natural or environmental shocks.
With regard to resilience in terms of economic shocks there is sufficient latitude in the Town Planning Scheme controls to stimulate a local economic base within the existing urban fabric and land use proposals for residents to tied themselves over the duration of economic shocks causing loss of employment in the formal sectors of the city.
GOOD ADMINISTRATION The principle of good administration, whereby This development proposal has been circulated to all relevant departments deemed necessary in the All spheres of government ensure an integrated context of the size and location of the proposal. Once commented on and approved the approach to land use and land development that development could be considered suitable for
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 33 of 35
SPLUMA Principles Application Response is guided by the spatial planning and land use further final approval. management systems as embodied in this Act;
All government departments must provide their The proposed development in in line with the intentions contained within the municipal Spatial sector inputs and comply with any other Development Framework and thus not aimed at prescribed requirements during the preparation or amending any spatial development framework. amendment of spatial development frameworks;
The requirements of any law relating to land The prescribed time frames in terms of the eThekwini Land Use Management Bylaw will be development and land use are met timeously fully adhered to, and extensions of time will be granted where it is being deemed necessary.
The preparation and amendment of spatial plans, This application is following all the necessary public participation processes as prescribed, policies, land use schemes are swell as procedures which ensures the application process is for development applications, include transparent transparent. process of public participation that afford all parties the opportunity to provide inputs on matters affecting them; and
Policies, legislation and procedures must be The eThekwini Land Use Management Bylaw clearly stipulates the necessary procedures to clearly set to inform and empower members of ensure the public is fully informed and the public. empowered. These procedures will be followed in this application.
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 34 of 35
6 CONCLUSION
The purpose of this memorandum is to motivate the proposed Rezoning of Erf 3438, Pinetown (Extension 1) to “Intermediate Residential 4” to authorise the development of 10 units within a residential estate. By considering various aspects impacting on the site, and the possible impacts of the site onto the adjacent properties, we believe the proposed application should receive favourable consideration on the following grounds:
• The proposed zone and land use, is in line with the Spatial Vision of the Inner West Spatial Region and will result threefold in: a) The development and utilisation of currently vacant and unused land within an existing neighbourhood, b) The provision of a greater variety of residential typology, tenure options and affordability levels than that currently found within the area, c) The appropriate densification of the area towards increased sustainability. • The positive effects that may stem from the proposed development addresses on a micro level the larger development goals as well as the vision of the eThekwini Metropolitan Municipality, as contained in the Integrated Development Plan 2020/2021 Review. • Current traffic volumes will not be increased by the proposed development, and will not interfere with current traffic flow. • Addresses and complies with the development principles as set out in the Spatial Planning and Land Use Management Act.
Subsequently the application for the proposed rezoning complies with good town planning philosophy and principles. We are subsequently eagerly awaiting favourable consideration of the application by the eThekwini Metropolitan Municipality.
Erf 3438, Pinetown (Ext 1) Development Application (Rezoning) Page 35 of 35
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
A ANNEXURE A Special Power of Attorney and Company Resolution
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
B ANNEXURE B Title Deed
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
C ANNEXURE C S.G. Diagrams
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
D ANNEXURE D Zoning Certificate
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
E ANNEXURE E Engineering Services Report John Russell & Associates Consulting Civil & Structural Engineers Suite 4 - Forest Square P.O Box 1358 11 Derby Place Wandsbeck 3631 Derby Downs Office Park Tel : 031 2669731 University Road Fax : 031 2662594 Westville e-mail : [email protected] 3600
21 February 2019 ABRAY INVESTMENTS CC [email protected]
ATTENTION MR M. BLAKE
Dear Sirs
PROPOSED DEVELOPMENT OF LOT 3438 PINETOWN 11 BRAEMAR ROAD, COWIES HILL.
REPORT ON ENGINEERING SERVICES
1. TERMS OF REFERENCE
John Russell and Associates were appointed by Mr. Michael Blake of Abray Investments cc to review the development proposal of the above site and report on certain aspects which have been noted in an email from Josette Oberholtzer dated 28 March 2013.
2. INTRODUCTION
The owners of the above site propose to develop the site which is, at present, vacant, by constructing 10 double storey residential units as well as the engineering services for these units which includes:
Roads (driveways), Stormwater Drainage, Sewerage (including a sewage treatment plant), Water supply and reticulation, Electrical reticulation.
In addition to the above the owners propose to carry out whatever measures are deemed necessary, by an engineer, to repand air and strengthen the existing stormwater pipe culvert.
3. SITE DESCRIPTION
The site is situated in Cowies Hill on the north west side of the turning circle at the end of Braemar Road. Houses have been constructed on all of the adjacent properties.
The main part of the site is 264m long and 42m wide. The highest point of the site is at the South West end and the site slopes evenly to fall by 12m over this distance to the boundary on the North East side.
A stream bed, which is normally dry, traverses the entire length of the major portion of the site.
2.
4. ROAD ACCESS
The proposed road access will be off the turning circle the end of Braemar Road.
It is our opinion that small additional volume of traffic generated by this development should not have a significant impact on the traffic.
The Municipality may, however, call for a traffic impact assessment.
The relative flatness of the site will make the construction of the roads indicated on the architect’s proposal fairly simple.
5. SEWAGE DISPOSAL
The option of on-site disposal of domestic sewage was investigated and it was found that because of insufficient vegetated area on the site, it is not possible to provide on-site disposal that conforms with the requirements of Revision E of eThekwini Municipality’s “Guidelines for the disposal of on-site domestic sewage”.
It was therefore decided that the option of using a sewage treatment plant would be investigated.
6. STORMWATER MANAGEMENT AND STREAM CROSSING
The attached APPENDIX A is a drawing indicating the proposed Stormwater Management Plan. This drawing includes a description of the existing storm water culvert that crosses the stream thereby providing vehicular access to the other side of the stream.
6.1 THE STORMWATER MANAGEMENT PLAN
It is proposed that the stormwater be attenuated in a tank constructed of brick and concrete situated at the lower end of the site. This is shown on the attached APPENDIX A.
It is proposed that all of the stormwater that collects on the roofs and roads is directed by means of channels and pipes to an attenuation tank with a volume of 75 m3
The volumes of this tank has been calculated to attenuate the difference between the pre- development runoff and the post development runoff from a storm with a 1:50 year return period.
The tank outlet pipes have been sized to restrict the rate of discharge to that of the 1:50 and 1:10 pre-development runoff rate. APPENDIX B - Stormwater attenuation calculations
3.
6.2 REPAIRS TO THE EXISTING CULVERT CROSSING THE STREAM
An inspection of the existing culvert was carried out in June 2013. At the time of this inspection this culvert was covered with dense bush and a large amount of dumped soil and rubbish. This made it extremely difficult to make a proper assessment of the condition and makeup of the superstructure.
It was noted that a Gunnited shell on the upslope side of the culvert had been displaced to the extent that it no longer served the purpose for which it was intended.
It was possible to carry out a reasonable inspection of the outfall side of the culvert.
The culvert crossing has been constructed using two layers of concrete pipes. The lower layer comprises three 1050 Diameter 100D concrete pipes and the upper layer comprises two 900 Diameter 100D concrete pipes.
The roadway has been formed about 1,5m above the crown of the upper layer of pipes.
The embankment below the roadway has been retained with either gabion baskets or hand packed stone. These retaining Gabions been protected with gunnite.
Once the dumped soil, rubbish and the bush has been cleared it will be possible to make an assessment of the state of the culvert structure and thereafter make repair recommendations and modifications where necessary.
7. WATER SUPPLY
At present there is a water supply that supplies all of the houses in the vicinity of the proposed development.
An request has been made to the Ethekwini Municipality Water and Waste division to provide us with confirmation that the existing water supply will have sufficient capacity to provide an adequate water supply for the proposed additional houses.
8. PRESENCE OF INSTABILITY
There is nothing to indicate that any instability exists on this site.
We trust that the above meets with your requirements. Kindly contact us should you wish to discuss the matter further.
Yours Faithfully
J. G. Russell Pr. Eng. Reg. No. 740270
Attachment: Drawing No 1218 Rev F - Stormwater management Plan (A3)
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
F ANNEXURE F Stormwater Management Plan
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
G ANNEXURE G Traffic Impact Assessment
TRAFFIC IMPACT ASSESSMENT FOR A REZONING 11 BRAEMAR ROAD COWIES HILL
Revision 2
AUGUST 2020
PREPARED FOR: PREPARED BY:
Report No R2017/10/P0222rev2
Date: 7 August 2020
Our Reference: P0222 Your Reference:
eThekwini Transport Authority Roads System Management PO Box 680 Durban 4000
Dear Sirs
VERIFICATION FOR TRAFFIC IMPACT ASSESSMENT (REPORT No R2017/10/P0222rev2)
The undersigned has been appointed as the registered professional for this Traffic Impact Assessment and has applied due diligence to the content of the report and endeavoured to ensure that the TIA is free of technical errors and takes full responsibility for its contents.
I also undertake to attend any forum where the TIA is in dispute to report on matters that relate to the TIA. I understand and agree that the municipality shall not be liable to compensate me in this regard.
______David Gordon McFarlane Bsc (Eng); Msc (Eng) Pr Eng ECSA Registration Number 890452
DAVID McFARLANE AND ASSOCIATES CC Reg. No. 2005/094456/23 1 The Crescent, Westway Office Park PO Box 1596 Westville 3630 Members: D McFarlane C.McFarlane 083 6541040 [email protected] (i)
TABLE OF CONTENTS Page No.
1. INTRODUCTION ...... 1
2. DEVELOPMENT PARTICULARS ...... 1
3. STUDY AREA ...... 1
4. BACKGROUND INFORMATION ...... 1
5. SITE INVESTIGATION ...... 1
6. OTHER PLANNING AUTHORITIES ...... 1
7. TRAFFIC IMPACT ASSESSMENT ...... 2
8. SITE TRAFFIC ASSESSMENT ...... 3
9. PARKING PROVISION ...... 3
10. PEDESTRIANS AND PUBLIC TRANSPORT ...... 3
11. SUMMARY OF FINDINGS ...... 3
12. RECOMMENDATIONS ...... 3
REFERENCES
FIGURES
APPENDICES APPENDIX A: TIA CHECKLIST APPENDIX B: EXISTING AND PROPOSED ZONING CONTROLS APPENDIX C: SIDRA OUTPUTS
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1. INTRODUCTION David McFarlane and Associates cc were requested by Urbis Town Planners to undertake a traffic impact assessment (TIA) in support of a Rezoning Application for a property in Cowies Hill. This report documents the findings of that assessment.
This revision of this report [revision 2] is an update to the previous revision dated July 2017.
2. DEVELOPMENT PARTICULARS The property subject to a rezoning application is situated at 11 Braemar Road, (Erf 3438, Pinetown), the locality as shown on Figures 1. The site is some 10,919m2m2 in area.
The site is currently zoned as Special Residential 1, with the proposed zoning Intermediate Residential 4, as extracted from the Inner West Scheme, zonal controls for each are as contained in Appendix B.
What is proposed on the site is the 10 residential units, the layout of which is shown in Figure 2.
The access to the site is off the turning circle at the end of Braemar Road, as shown on Figures 2 and 3.
3. STUDY AREA Due to the size [and traffic generation] of the proposed development, the assessment undertaken was a Traffic Impact Assessment. The study area applied was the Braemar/Balmoral and Balmoral/Woodside intersections, as shown on Figure 1.
4. BACKGROUND INFORMATION Braemar Road, Balmoral Drive and Woodside Avenue are [according to the eThekwini GIS] all class 5 roads. [We do question the class of Woodside Road as it acts more as a regional distributor between the M13 and M19 through Cowies Hill and Westville North].
Cowies Hill is an almost fully built up established residential area. We are not aware of any significant changes to the road network or land uses in the area surrounding the site.
5. SITE INVESTIGATION A site investigation was undertaken at the site in the morning of Tuesday 6 June 2017.
Braemar Road is a cul-de-sac with a turning circle at the end. The road width was measured as 4.5m on site, as shown on Figure 3. The property has access off the turning circle, as shown on Figure 3.
The Braemar/Balmoral intersection has good sight distance in both directions, as shown on Figure 4.
6. OTHER PLANNING AUTHORITIES Comment from other Planning Authorities [Provincial and National] is not applicable to this application.
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7. TRAFFIC IMPACT ASSESSMENT Traffic counts were undertaken within the study area in the morning peak on Tuesday 6 June 2017. As this revision of the report is during the Covid lockdown Level 3, instead of undertaking new traffic counts, the counts from 2017 were increase by 6% [2% compound over 3 years], the results as shown on Figure 5. Being quiet residential roads, Braemar and Balmoral carry low volumes of traffic. Woodside Avenue as a regional distributor carries the highest traffic volumes.
Based on standard traffic generation rates [ref 1], the predicted traffic that will be generated by the proposed residential development are as summarised in Table 1 below.
TABLE 1: TRAFFIC GENERATION
TRIPS PEAK SIZE TRIP RATE IN OUT TOTAL AM 10 Du 1.3/Du 3 10 13 PM 10 Du 1.3/Du 9 4 13
As can be seen from Table 1 above, the traffic generated will be low. The distribution of trips was assumed to be similar to the existing traffic patterns, as shown on Figure 5. For the future [5 years] background traffic to 2025, being an established residential area, 2% compound growth [or 10% in total] was applied.
Combining the predicted future background traffic with the additional traffic due to the proposed rezoning, the resulting traffic patterns for the worst conditions of a weekday AM peak are as shown on Figure 5. The intersections within the study area were assessed [using the SIDRA programme], the results as summarised in Tables 2 and 3 below, with full details contained in Appendix C. Due to the layout of the Woodside/Balmoral intersection, this was analysed as 3 separate intersections [A, B and C] as shown on Figure 6.
TABLE 2: INTERSECTION PERFORMANCE [EXISTING TRAFFIC, AM PEAK, WITHOUT]
OVERALL I/S WORST MOVEMENT INTERSECTION DELAY LOS V/C DELAY LOS Braemar/Balmoral 0.8s A 0.05 9.0s A Balmoral/Woodside A 6.8s A 0.16 8.2s A Balmoral/Woodside B 1.4s A 0.12 8.0s A Balmoral/Woodside C 3.0s A 0.06 9.0s A
TABLE 3: INTERSECTION PERFORMANCE [FUTURE TRAFFIC, AM PEAK, WITH]
OVERALL I/S WORST MOVEMENT INTERSECTION DELAY LOS V/C DELAY LOS Braemar/Balmoral 1.4s A 0.06 9.0s A Balmoral/Woodside A 6.7s A 0.18 8.3s A Balmoral/Woodside B 1.5s A 0.13 8.1s A Balmoral/Woodside C 3.0s A 0.07 9.0s A
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This assessment has shown that the accesses within the study area currently operate adequately and will continue to do so into the future.
As Braemar road will carry well under 200veh/h two-way, the existing width of 4.5m is adequate [ref 1, section 5.3.3].
8. SITE TRAFFIC ASSESSMENT The layout of the proposed development is as shown on Figure 2.
The internal road widths are 5.5m in width, which complies with the requirements.
The access will have security controlled access. This is situated some 30m within the site, which will provide ample queuing space for vehicles entering within the property.
Refuge collection has been provided for next to the security office entrance. The proposed road layout in this vicinity would also allow refuse vehicles to turn around at that point.
9. PARKING PROVISION A total of 34 parking bays are to be provided on the site, as shown on Figure 2, which is in excess of the requirements.
10. PUBLIC TRANSPORT AND PEDESTRIANS The demand for public transport will be predominantly domestic workers within the property, with a potential for 10 persons per day, but most likely less than that.
Public transport services for this area are predominantly along Josiah Gumede Road [Old Main Road]. One taxi was observed dropping off passengers at the Woodside/Balmoral intersection.
From that point into the residential area are sidewalks along Woodside and Balmoral, as shown on Figure 4.
A walkway is to be provided from the property boundary into the development, as shown on Figure 2.
11. SUMMARY OF FINDINGS The findings of this assessment are summarised below: 1. The rezoning of the site is from Special Residential 1 to Intermediate Residential 4. 2. This would increase the amount of traffic due to the rezoning by some 13 trips. 3. This additional traffic will make minimal changes to the current performance of the localised road network. 4. The existing width of Braemar road [at 4.5m] is adequate [ref 1, section 5.3.3]. 5. The proposed layout of the site meets the required eThekwini standards.
12. RECOMMENDATIONS Our recommendation [from a traffic impact view point only] is that the proposed rezoning be approved, without any specific mitigating measures required for the adjacent public road network.
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REFERENCES
1. eThekwini Transport Authority, “Manual for Traffic Impact Assessments and Site Traffic Assessments”, Version 0.1, October 2015.
R2017_10_P0222_11 Braemar Road TIA_rev2.docx FIGURE 1: LOCALITY PLAN
ACCESS OFF BRAEMAR ROAD
BRAEMAR ROAD
FIGURE 3: SITE PHOTOGRAPHS LOOKING LEFT
LOOKING RIGHT
FIGURE 4: BRAEMAR/BALMORAL INTERSECTION THE SITE
BRAEMAR WOODSIDE
190
10
0 8 0 37
87 58
BALMORAL 2 127
40 32
EXISTING [2020] AM PEAK
THE SITE
BRAEMAR WOODSIDE
10
1 0 0 0 4
0 6
BALMORAL 3 0
0 2
ADDITIONAL NEW TRAFFIC
THE SITE
BRAEMAR WOODSIDE
210
12
19 0 0 45
96 70
BALMORAL 5 140
44 37
TOTAL TRAFFIC [5 YEARS – 2025]
FIGURE 5: EXISTING AND FUTURE TRAFFIC C B
A
FIGURE 6: WOODSIDE/BALMORAL INTERSECTION
APPENDICES
R2017_10_P0222_11 Braemar Road TIA_rev2.docx
APPENDIX A
TIA CHECKLIST
R2017_10_P0222_11 Braemar Road TIA_rev2.docx
APPENDIX B
EXISTING AND PROPOSED ZONING CONTROLS
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ZONE : SPECIAL RESIDENTIAL 1
SCHEME INTENTION: To provide, preserve, use land or buildings for: Single residential use in a form of a dwelling house and ancillary uses. Protection of the quality and character of residential neighborhood and the well-being of its residents Limiting multiple uses of buildings to minimize adverse impact on the residential environment. Business that comply with residential amenity such as a Bed and Breakfast Establishment, Guest House Establishment and Home Business at the discretion of the eThekwini Municipality.
MAP REFERENCE:
PRIMARY SPECIAL CONSENT PRECLUDED
Conservation Area Base Telecommunications Action Sports Bar Laundry Dwelling House Transmission station Adult Premises Mobile Home Park & Private Open Space Boarding House Agricultural Activity Camping Ground Public Open Space Crèche Agricultural Land Mortuary Educational Establishment Arts and Crafts Workshop Motor Garage Garden Nursery Betting Depot Motor Display Area Health & Beauty Clinic Motor Vehicle Test Centre Institution Car Wash Motor Workshop Multiple Unit Development Cemetery/Crematorium Museum Pet Grooming Parlour Chalet Development Nature Reserve Place of Public Worship Container Depot Night Club Retirement Centre Convention Centre Office Special Building Correctional Facility Office Medical Veterinary Clinic Direct Access Service Centre Parkade Display Area Place of Public Escort Agency Entertainment Flat Recycling Centre Flea Market Reform School Forensic Science Laboratory Refuse Disposal Fuelling and Service Station Restaurant / Fast Food Funeral Parlour Outlet Government/Municipal Restricted Building Health Studio Riding Stables Hotel Scrap Yard Industry - Extractive Shop Industry General Transport Depot Industry Light Truck Stop Industry Noxious Warehouse Landfill Zoological Garden
ADDITIONAL CONTROLS
1. MINIMUM ERF SIZE : The minimum Erf size for properties identified in the Westville action plan shall be 750m² and successfully rezoned to Special Residential is 750m² In the case of Erven 5108 5264 Queensburgh, the minimum Erf size may be 500m² In the case of properties in Queensburgh, the minimum Erf size shall be 1000m if the property is not on water bourne sewerage
2. SIDE AND REAR SPACE In the case of Shallcross, Marianhill and Queensburgh , the side and rear spaces shall be 4.5m if the site is used for other than a Dwelling house 103
ZONE : SPECIAL RESIDENTIAL 1
DEVELOPMENT PARAMETERS
SPACE ABOUT BUILDINGS DWELLING FLOOR MINIMUM HEIGHT IN SUBZONE UNITS PER COVERAGE AREA BUILDING ERF SIZE STOREYS SIDE REAR HECTARE RATIO LINE
Shallcross 7.5m 2.0m 2.0m n/a 1800m² 2 30% 0.3
1200m² Westville 7.5m 3.0m 4.5m n/a See additional 2 30% 0.3 controls
New Germany 7.5m 3.0m 3.0m n/a 900m² 2 30% 0.3
Dassenhoek 7.5m 3.0 3.0m n/a 700m² 2 30% 0.3
Pinetown 7.5m 3.0m 3.0m n/a As per BP1 map 2 30% 0.3
Marianhill 3.0m 2.0m 2.0m n/a 350m² 2 60% 0.6
650m² Queensburgh 7.5m 2.0m 3.0m n/a See additional 2 30% 0.3 controls 76
ZONE: INTERMEDIATE RESIDENTIAL
SCHEME INTENTION: To provide, preserve, use land or buildings for Medium Density residential developments.
MAP REFERENCE:
PRIMARY SPECIAL CONSENT PRECLUDED
Conservation Area Boarding House Action Sports Bar Landfill Dwelling House Base Adult Premises Laundry Multiple Unit Telecommunications Agricultural Activity Mortuary Development Transmission station Agricultural Land Motor Display Area Chalet Development Private Open Space Arts and Crafts Workshop Motor Garage Mobile Home Park & Public Open Space Betting Depot Motor Vehicle Test Centre Camping Ground Builder‟s Yard Motor Workshop Retirement Centre Car Wash Museum Special Building Cemetery/ Crematorium Nature Reserve
Container Depot Night Club Convention Centre Office Correctional Facility Office – Medical Crèche Parkade Direct Access Service Centre Pet Grooming Parlour Display Area Place of Public Entertainment Educational Establishment Place of Public Worship Escort Agency Recycling Centre Flat Reform School Flea Market Refuse Disposal Fuelling and Service Station Restaurant / Fast Food Outlet Funeral Parlour Restricted Building Garden Nursery Riding Stables Government/Municipal Scrap Yard Health & Beauty Clinic Shop Health Studio Transport Depot Hotel Truck Stop Industry: Extractive Veterinary Clinic Industry: General Warehouse Industry: Light Zoological Garden Industry: Noxious Institution
ADDITIONAL CONTROLS
GENERAL: 1.0 All landscaping at the discretion of the eThekwini Municipality.
3.0 Provision is to be made for landscaping and maintaining the grounds to the satisfaction of the Municipality, and not less than 25% of the site shall be set aside and maintained as a garden and play area, which must be kept free of parking space and driveways.
4.0 Subject to the provisions of a sewerage disposal system to the satisfaction of the Municipality.
5.0 In the case of Portions 4 to 73, 77 to 79, 114 to 143, 156 to 161, 164 to 166, 173 to 212, 215 and 218 all of Erf 3 Garden Park No. 15308, Westville, development shall be substantially in accordance with and subject to the coverage and FAR controls stated on the Garden Park Development Plan, Drawing No. 3016/13/Dev, dated July 2006
77
ZONE: INTERMEDIATE RESIDENTIAL
TABLE OF DENSITIES AND CURTILAGES
MAXIMUM NO OF MINIMUM DWELLING MAXIMUM MAXIMUM MAXIMUM HEIGHT ZONE DWELLING UNITS UNIT CURTILAGE F.A.R. COVERAGE OF BUILDINGS PER HECTARE AREA (m²)
Intermediate 25 n/a 30% 2 storeys 200m² Residential 1 Intermediate 20 n/a 30% 2 storeys 200m² Residential 2
Intermediate 15 0.35 30% 2 storeys 200m² Residential 3
Intermediate 10 0.35 30% 2 storeys 200m² Residential 4
DEVELOPMENT PARAMETERS
SPACE ABOUT BUILDINGS FLOOR UNITS PER MIN HEIGHT COVERAGE AREA BUILDING HECTARE ERF SIZE SIDE REAR RATIO LINE
See additional 4000m² See additional 7.5m 4.5m 4.5m 2 30% controls (Pinetown & Westville) controls
1800m² See additional See additional 7.5m 4.5m 4.5m (Shallcross, Marianhill 2 30% controls controls & Queensburgh)
APPENDIX C
SIDRA OUTPUTS
R2017_10_P0222_11 Braemar Road TIA_rev2.docx Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 5 T 44 1910 0.024 0.8 LOS A 1 0.03 56.5 13 5 R 2 1910 0.024 0.8 LOS A 1 0.03 56.5 13 Approach 46 1910 0.024 0.8 LOS A 1 0.03 56.5 13
BRAEMAR 7 L 9 1160 0.008 7.8 LOS A 0 0.85 43.7 3 8 R 1 129 0.008 7.8 LOS A 0 0.86 43.8 0 Approach 10 1289 0.008 7.8 LOS A 0 0.85 43.7 4
BALMORAL 10 L 1 20 0.050 9.0 LOS A 0 0.70 48.0 0 11 T 97 1929 0.050 0.0 LOS A 0 0.00 60.0 26 Approach 98 1949 0.050 0.1 LOS A 0.01 59.8 26
All 154 5148 0.050 0.8 LOS A 1 0.07 57.5 43 Vehicles
C:\SIDRA2\BRAEMAR_BALMORAL_EX Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:37:58 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E09A84B.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
WOODSIDE 5 T 36 1447 0.122 7.6 LOS A 5 0.54 49.1 60 5 R 141 1447 0.122 7.6 LOS A 5 0.54 49.1 60 Approach 177 1447 0.122 7.6 LOS A 5 0.54 49.1 60
WOODSIDE 7 L 211 1346 0.157 8.2 LOS A 7 0.88 43.3 80 Approach 211 1346 0.157 8.2 LOS A 7 0.88 43.3 80
BALMORAL 11 T 64 1950 0.033 0.0 LOS A 0 0.00 60.0 17 Approach 64 1950 0.033 0.0 LOS A 0.00 60.0 17
All 452 4743 0.157 6.8 LOS A 7 0.63 47.4 157 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_A_EX Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:42:51 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E0E21CE.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 1 L 41 1237 0.033 8.0 LOS A 1 0.85 43.6 15 Approach 41 1237 0.033 8.0 LOS A 1 0.85 43.6 15
WOODSIDE 5 T 141 1950 0.072 0.0 LOS A 0 0.00 60.0 37 Approach 141 1950 0.072 0.0 LOS A 0.00 60.0 37
WOODSIDE 11 T 211 1899 0.117 1.0 LOS A 7 0.03 55.7 65 11 R 11 1899 0.117 1.0 LOS A 7 0.03 55.7 65 Approach 222 1899 0.117 1.0 LOS A 7 0.03 55.7 65
All 404 5085 0.117 1.4 LOS A 7 0.10 55.5 117 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_B_EX Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:46:16 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E11431D.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 5 T 36 1950 0.018 0.0 LOS A 0 0.00 60.0 10 Approach 36 1950 0.018 0.0 LOS A 0.00 60.0 10
BRAEMAR 8 R 11 1246 0.009 7.9 LOS A 0 0.83 43.8 4 Approach 11 1246 0.009 7.9 LOS A 0 0.83 43.8 4
BALMORAL 10 L 41 747 0.055 9.0 LOS A 0 0.70 48.0 14 11 T 64 1166 0.055 0.0 LOS A 0 0.00 60.0 17 Approach 105 1913 0.055 3.5 LOS A 0.27 54.7 31
All 152 5109 0.055 3.0 LOS A 0 0.25 54.9 45 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_C_EX Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:53:51 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E183498.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 5 T 49 1850 0.030 1.3 LOS A 1 0.07 55.8 16 5 R 6 1850 0.030 1.3 LOS A 1 0.07 55.8 16 Approach 55 1850 0.030 1.3 LOS A 1 0.07 55.8 16
BRAEMAR 7 L 21 1221 0.017 7.9 LOS A 1 0.85 43.6 8 8 R 1 58 0.017 7.9 LOS A 1 0.87 43.8 0 Approach 22 1279 0.017 7.9 LOS A 1 0.86 43.6 8
BALMORAL 10 L 1 18 0.056 9.0 LOS A 0 0.70 48.0 0 11 T 107 1931 0.055 0.0 LOS A 0 0.00 60.0 28 Approach 108 1949 0.055 0.1 LOS A 0.01 59.9 29
All 185 5077 0.056 1.4 LOS A 1 0.13 56.2 53 Vehicles
C:\SIDRA2\BRAEMAR_BALMORAL_FUT Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:39:36 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E0B25F9.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
WOODSIDE 5 T 41 1433 0.137 7.6 LOS A 6 0.54 49.1 66 5 R 156 1433 0.137 7.6 LOS A 6 0.54 49.1 66 Approach 197 1433 0.137 7.6 LOS A 6 0.54 49.1 66
WOODSIDE 7 L 233 1326 0.176 8.3 LOS A 8 0.88 43.2 89 Approach 233 1326 0.176 8.3 LOS A 8 0.88 43.2 89
BALMORAL 11 T 78 1950 0.040 0.0 LOS A 0 0.00 60.0 21 Approach 78 1950 0.040 0.0 LOS A 0.00 60.0 21
All 508 4709 0.176 6.7 LOS A 8 0.61 47.5 175 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_A_FUT Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:44:33 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E0FAEFB.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 1 L 50 1216 0.041 8.1 LOS A 2 0.85 43.5 19 Approach 50 1216 0.041 8.1 LOS A 2 0.85 43.5 19
WOODSIDE 5 T 156 1950 0.080 0.0 LOS A 0 0.00 60.0 41 Approach 156 1950 0.080 0.0 LOS A 0.00 60.0 41
WOODSIDE 11 T 233 1893 0.130 1.2 LOS A 7 0.04 55.4 72 11 R 13 1893 0.130 1.2 LOS A 7 0.04 55.4 72 Approach 246 1893 0.130 1.2 LOS A 7 0.04 55.4 72
All 452 5059 0.130 1.5 LOS A 7 0.11 55.2 132 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_B_FUT Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:47:45 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E129BE8.HTM 8/7/2020 Movement Summary Page 1 of 1
Movement Summary
11 BRAEMAR REZONING Two-way stop
Vehicle Movements
95% Deg of Aver Eff. Aver Oper Dem Flow Cap Level of Back of Mov No Turn Satn Delay Stop Speed Cost (veh/h) (veh/h) Service Queue (v/c) (sec) Rate (km/h) ($/h) (m)
BALMORAL 5 T 41 1950 0.021 0.0 LOS A 0 0.00 60.0 11 Approach 41 1950 0.021 0.0 LOS A 0.00 60.0 11
BRAEMAR 8 R 13 1211 0.011 8.0 LOS A 0 0.82 43.8 5 Approach 13 1211 0.011 8.0 LOS A 0 0.82 43.8 5
BALMORAL 10 L 50 747 0.067 9.0 LOS A 0 0.70 48.0 17 11 T 78 1166 0.067 0.0 LOS A 0 0.00 60.0 21 Approach 128 1913 0.067 3.5 LOS A 0.27 54.7 38
All 182 5074 0.067 3.0 LOS A 0 0.25 54.8 54 Vehicles
C:\SIDRA2\WOODSIDE_BALMORAL_C_FUT Produced by aaSIDRA 2.0.3.217 Copyright© 2000-2002 Akcelik & Associates Pty Ltd
Generated 8/7/2020 3:55:32 PM
file://C:\Documents and Settings\XPMUser\Local Settings\Temp\ E19BB59.HTM 8/7/2020 ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
H ANNEXURE H Environmental Authorisation
ETHEKWINI MUNICIPALITY SPLUMA APPLICATION Erf 3438, Pinetown (Ext 1), eThekwini
I ANNEXURE I Site Layout Plan 09 073 - SK7 proposed new
site plan
3437
erf
braemar
288.60
road CLB
3m
3.5 electrical cable servitude 283.50
driveway 6m
walkway 1
CLB
security
2
office
ex. f
3
288.90
road servitude road CLB 1:750
1.2m 3.5 electrical
2/406 cable servitude
ptn
residential development 3/406
34800 5m
ptn 453
crossing refuse
sm 4/406 unit 1
m² curtilage ex.
type B ptn
elevation
servitude
house pump
29.05.2017 3m
283.00 CLB
5/406 5m 23m curtilage unit 2
310m² ptn type A 13.5m 278 curtilage unit 3 310m² type A 13.5m a 277.4 a 0 5 curtilage unit 4 310m² type A 13.5m 276.8
10
14 bays surface parking surface bays 14
100 year flood line flood year 100 100 year flood line flood year 100 20 curtilage unit 5 310m² type A 13.5m
276.2 driveway 0uis [@2 bays per unit] 10 units a ra onll0 v0 total lvl01 lvl 00 par break down parking provided refuse guard house parking required permissible cov permissible par security office site area total [@1.4 bays per unit] visitors road servitude & security development schedule 30 cowies hill curtilage unit 6 310m² type A 13.5m 275.6 40 curtilage unit 7 310m² type A 13.5m 275 0²0m 10m² 00m² 10m²
5²8m 179m² 84m² 24m² 95m² 00m² 145m² 24m² 84m² 61m²
waterway ex. curtilage unit 8 310m² type A 13.5m b 274.4 b 10 919 m² 3 276 m² 3 276 m² curtilage unit 9 34 20 bays 14 bays 310m² type A 13.5m 273.8 bays unit 10 - type B unit 09 - type A unit 08 - type A unit 07 - type A unit 06 - type A unit 05 - type A unit 04 - type A unit 03 - type A unit 02 - type A unit 01 - type B par break down total 473 unit 10 m² curtilage type B 27000 ll 0 v 1total lvl 01 lvl 00
42 42 42 42 42 42 42 42 42 42 3m building line line building 3m m² m² m² m² m² m² m² m² m² m² 168 168 168 168 168 168 168 168 168 168 m² m² m² m² m² m² m² m² m² m² 2 100 m² 210 210 210 210 210 210 210 210 210 210 m² m² m² m² m² m² m² m² m² m² guard house & refuse unit 10 - type B unit 09 - type A unit 08 - type A unit 07 - type A unit 06 - type A unit 05 - type A unit 04 - type A unit 03 - type A unit 02 - type A unit 01 - type B gba break down
total
package plant 3134 m² total 310 m² 310 310 310 310 310 310 310 310 310 34 m ² m² m² m² m² m² m² m² m² m²
ETHEKWINI TRANSPORT AUTHORITY
30 Archie Gumede Place | Durban | 4001 P O Box 680 | Durban | 4000 Tel: 031 311 7344 | Fax 031 305 5871 www.durban.gov.za
To LUMS Nomzamo Mdladla Date 24 February 2021 Lums Ref 202102150137/IW ETA ref TE 12598 Enquiries Lemo Monyatsi 0313117696/ 0610193123
TE 12598 11 BRAEMAR ROAD PROPOSED REZONING FROM SPECIAL RESIDENTIAL 1 TO INTERMEDIATE RESIDENTIAL 4
1. Documents considered in the review: a) Town planning motivation prepared by Urbis Consulting (Dated November 2020) b) Traffic Impact Assessment by Dave Macfarlane and Associates (Rev 2 dated Aug 2020) c) Environmental authorization DM/0017/2013/Amend/2019 (dated 12 August 2019) d) Site Development Plan prepared by Alphick Proome architects
2. Key factors considered:
a) Site Area = 10 920 m2 b) Total of 10 residential units to be developed c) 20 parking bays required; 34 parking bays provided d) Development has 13 additional peak hour trips. e) Braemar road is a class 5 residential road with far below 200 veh/hour and i.e. has enough capacity
3. The application is APPROVED, subject to the following conditions in the decision notice :
a) Rezoning is limited to 10 units on the site. b) 5.5m-wide access to be taken off Braemar road. c) Site Development plan to be scrutinized in detail at building plan stage. Access and parking layout to be dimensioned as per town planning schedule of guidelines. d) Any further development or change in land use may require a Traffic Impact Assessment.
______for Senior Manager: Traffic Engineering
Page 1 of 1 ETHEKWINI MUNICIPALITY LAND DEVELOPMENT APPLICATION COMMENT SHEET
DEPARTMENT: ENVIRONMENTAL PLANNING AND CLIMATE PROTECTION
LUM ENQUIRY REF: LUMS 19/09/2020/IW
COMMENTING DEPT REF: IW/179
ERF NO: Erf 3438, Pinetown
STREET ADDRESS: 11 Braemar Road
NATURE OF ENQUIRY: REZONING: SPECIAL RESIDENTIAL 1 TO INTERMEDIATE
RESIDENTIAL 4
COMMENT Date EPCPD Ref No.: IW/179 19 February 2021
No Biodiversity Objection. Environmental Authorisation granted and still valid for the proposed development. Name
Michelle Lotz
Signature
Submitted Plan Ref No.: Submitted Report Ref No.: 21_040
Please ensure that all plans included in the submission are stamped and referenced in your comment. Departmental Official: PERON AMEIN E-mail/Phone: [email protected] This comment is valid for: 5 years (please include comment expiry date) LUM Official Name: Nomzamo Mdadla Email: [email protected] Applicants Name: Riaan Thompson Email: [email protected] Applicants Phone no.: 084 800 2323
STRATEGIC SPATIAL PLANNING BRANCH INTERNAL MEMORANDUM
TO : LUMS – Inner West (Susan Abbott)
FROM : Marcus Govender EXT. : 17053 OUR REF. : Inner West 518 DATE : 19 February 2021
RE: PROPOSED REZONING OF ERF 3438, PINETOWN (11 BRAEMAR ROAD) FROM SPECIAL RESIDENTIAL 1 TO INTERMEDIATE RESIDENTIAL 4.
Summary: The aforementioned application site is currently zoned Special Residential 1 and falls within the Municipal jurisdiction of the Inner West Entity. The total property area of Erf 3438, Pinetown is approximately 10 920 m² (1, 0920 Ha), which is inclusive of the registered road servitude, which measures approximately 1 211 m² in extent. Upon subtracting the road servitude area from the overall property extent, the developable footprint is further reduced to approximately 9 709m² (0,9709 Ha). As the proposed Intermediate Residential 4 zone has a maximum density of 10 du/ha, this would mean that the applicant can only develop a maximum of 10 units. Under the current zoning, the applicant is allowed a maximum of 5 units. It is also noted that an Environmental Authorisation has already been approved for the construction of 10 residential units on the property.
The Strategic Spatial Planning Branch (SSPB) has reviewed the abovementioned application and submits the following comment:
In terms of the Spatial Development Framework (SDF 2020/2021) and the Central Spatial Development Plan (CSDP 2014/2015) the area in question has been broadly identified for residential purposes.
Furthermore, in terms of the eThekwini City Density Strategy (2013), Cowies Hill is identified as a Suburban area, with a recommended Net Density of not more than 40du/ha. The SSPB recognises that the proposed Intermediate Residential 4 zone is capped at a density of 10 du/ha, which is in alignment with the abovementioned strategy.
Given the aforementioned alignment with the City’s strategic spatial plans and policies, the SSPB raises no objection to the abovementioned rezoning application.
The application is however subject to the following conditions;
a. This branch’s support is subject to the applicant meeting all sector requirements. b. This support should not be deemed to be an approval of the eThekwini Municipality. c. This branch reserves the right to comment further.
MG AR ------Marcus Govender Ashena Ramloutan Senior Professional Planner Acting Regional Coordinator: South-Central Date: 19/02/2021 Date: 19/02/2021
------Helene Epstein Senior Manager: Strategic Spatial Planning Date: 19/02/2021