Ohlanga-Tongati Local Area Plan and Coastal Management Plan Final Report
Strategic Assessment, Spatial Framework Phasing of Development, Projects and Programmes Monitoring and Review
December 2007/Revised September 2008 & Feb 2010
Cathy Ferguson Town and Regional Planner
Ohlanga Tongati Local Area Plan and Coastal Management Plan
Ohlanga-Tongati Local Area Plan and Coastal Management Plan Final Report
Strategic Assessment, Spatial Framework Phasing of Development, Projects and Programmes Monitoring and Review
December 2007 Revised September 2008 Revised Feb 2010
Cathy Ferguson Town and Regional Planner Making Environments Work for People! P O Box 50660 Musgrave 4062 PO Box 2221 Everton 3625 Tel and Fax: 031-3129058 Tel: +27 (0)31 7646449 [email protected] Fax: + 27 (0) 31 764 4907 www.futureworks.co.za
Cathy Ferguson and FutureWorks Team, 2007 i eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
TABLE OF CONTENTS
Chapter Page 1.0 Introduction 1 1.1 The Project Area 1 1.2 Purpose of Project 1 1.3 Background: Package of Plans 4 2.0 Spatial Planning and Development Approach 6 2.1 Introduction 6 2.2 Project Process 6 2.3 Methodology 7 2.3.1 Strategic Assessment 7 2.3.2 Spatial Development Framework 7 2.3.3 Land Use Management System 9 2.3.4 Coastal Management Plan 10 3.0 Strategic Assessment 11 3.1 Introduction 11 3.2 Land Assessment 11 3.2.1 Land Use 11 3.2.2 Vacant Land 13 3.2.3 Ownership 13 3.2.4 Geo Hazards 13 3.2.5 Zoning 18 3.2.6 Development Application History 22 3.2.7 Landscape Assessment 24 3.3 Environmental Assessment 27 3.3.1 Environmental Assets 28 3.3.2 Demands on Environment 34 3.4 Economic Assessment 36 3.4.1 Trends 36 3.4.2 Economic Pressures 36 3.4.3 Primary Economic Activities 37 3.5 Social Assessment 37 3.5.1 Trends 37 3.5.2 Pressures 38 3.5.3 Demographics 38 3.5.4 Existing Community Facilities 39 3.5.5 KSIA Noise Contours 39 3.6 Infrastructure 39 3.6.1 Roads and Rail 39 3.6.2 Sanitation and Water 40 3.6.3 Stormwater 42 3.6.4 Electricity and Telecommunications 42 3.7 Spatial Trends 42 3.7.1 Overview of Current Spatial Patterns 42 3.7.2 Trends 43 3.7.3 Spatial Pressures 44 4.0 Spatial Planning Framework 45 4.1 Spatial Planning and Development Approach 45 4.2 Municipal / Metropolitan Spatial Planning 45
Cathy Ferguson and FutureWorks Team, 2007 ii eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Chapter Page 4.2.1 Open Space as the Primary Spatial Structuring Element 45 4.2.2 Metropolitan Movement Linkages as a Spatial Structuring 46 Element 4.2.3 Sustainable Neighbourhoods 46 4.3 Metropolitan Spatial Planning and Development Objectives 46 4.3.1 Objective One: Redress Imbalances 46 4.3.2 Objective Two: Build for the Future 47 4.4 Metropolitan Spatial Development Framework 47 4.5 Spatial Structuring Elements 50 4.6 Northern Spatial Area Plan 53 4.7 Vision for Ohlanga- Tongaat Study Area 54 4.8 Environmental Planning Framework 59 4.8.1 Environmental Planning Objectives 59 4.8.2 Open Space System 59 4.9 Access And Movement Planning Framework 63 4.9.1 Access and Movement Goals 63 4.9.2 Access and Movement System 63 4.10 Land Use And Activity Planning Framework 66 4.10.1 Land Use and Activity Goals 66 4.10.2 Land Use and Activity System 66 4.11 Landscape Strategy 71 4.11.1 Landscape/Townscape Goals 71 4.11.2 Landscape / Townscape Elements 71 4.12 Precinct Framework 74
5 Development Phasing 89
6 Implementation Strategy 90
7 Monitoring and Review Strategy 98
APPENDICES
Appendix 1: Development Applications 2002 - March 2006 Appendix 2: Ohlanga Tongati Local Area Plan Traffic Study
Cathy Ferguson and FutureWorks Team, 2007 iii eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
FIGURES
Page Figure 1 Locality Plan 2 Figure 2 Study Area 3 Figure 3 Package of Plans 4 Figure 4 Land Cover 14 Figure 5 Vacant Land 15 Figure 6 Land Ownership 16 Figure 7 Geo Hazards 17 Figure 8 a and b Current zoning plans 20 and 21 Figure 9 Development Applications 23 Figure 10 Landscape Assessment 26 Figure 11 Environmental Assets 29 Figure 12 eThekwini Metropolitan Area Spatial Development Framework 49 Figure 13 EThekwini Sub Areas 53 Figure 14 Precincts and Neighbourhoods 58 Figure 15 Environmental Planning Framework 62 Figure 16 Transportation Planning Framework 65 Figure 17 Land Use and Activity Planning Framework 73 Figure 18 Landscape Planning Framework 76 Figure 19 Ohlanga / Tongati LAP /CMP Development Phasing
TABLES
Page Table 1 Emerging package of plans 4 Table 2 Phases of the Local Area Plan and CMP 6 Table 3 Existing Land Use 12 Table 4 Approximate number of units by area 12 Table 5 Umdloti Scheme Zones 19 Table 6 Tongaat Beach Scheme Zones 19 Table 7 Development Applications for multiple units 2000 - 2006 22 Table 8 Environmental Assets with associated threats and 30 management issues Table 9 Demands on the environment 34 Table 10 Population Statistics 39 Table 11 Principles of the SDF 48 Table 12 Spatial Structuring Elements 51 Table 13 Precinct Roles 56 Table 14 Density Targets 69 Table 15 Precinct Descriptions 74 Table 16 Precinct – Sibaya 75 Table 17 Precinct – Umdloti Beach 77 Table 18 Precinct – Umdloti Hinterland 79 Table 19 Precinct – Tongaat Beach 81 Table 20 Precinct – Tongaat Beach Hinterland 83 Table 21 Precinct – Westbrook Beach 85 Table 22 Precinct – Westbrook Beach Hinterland 87
Cathy Ferguson and FutureWorks Team, 2007 iv eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
ACKNOWLEDGEMENTS
This report is the output from a planning process that involved the input of a number of people whose contribution is acknowledged with thanks:
The consulting team consisted of Cathy Ferguson, Gcina Makhubu, Joe Kitching, Nicci Diederichs, Richard Jordan, Themba Masimula and Tony Markewicz.
This team also had input from Robynne Hansmann and Theresa Gordon and worked closely with the City Planning team particularly Helene Epstein, Vicky Sim and Toni Redman.
Transport input was provided by Robin Chetty and others members of the eThekwini Transport Authority assisted by Dave McFarlane.
Other City Officials also participated in the process of developing the plan including Bill Pfaff and his team, Geoff Tooley, Lekha Allopi, Terrence PiIllay, Richard Boon, Penny Croucamp, Buddy Govender, Happy Mazibuko, and Karin von Bargen.
Cathy Ferguson and FutureWorks Team, 2007 v eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
1.0 INTRODUCTION
1.1 THE PROJECT AREA
In 2006 the eThekwini Municipality engaged a team to prepare a Local Area Plan (LAP) including a Coastal Management Plan (CMP) for the Ohlanga/ Tongati area in the Northern Region of the Municipality (Figure 1). The study area comprises the area from Ohlanga River, north of Umhlanga, to the Tongati River in the north and from the coastline in the east to the N2 in the west (Figure 2).
1.2 PURPOSE OF THE PROJECT
The output from the project is intended to provide a clear framework for the management of development and land use in the area. The plan will form part of the eThekwini Municipality's package of plans and is therefore informed by the Municipality's Integrated Development Plan (IDP) and North Spatial Development Plan (NSDP) (adopted by council in November 2009) and seeks to translate the intentions of these higher order plans into a greater level of detail and thereby inform the preparation of the LUMS for the area). Due to the location of the area within and adjacent to the coastal zone, a Coastal Management Plan (CMP) is included as required by the IDP and the City's draft Coastal Management Strategy.
The LAP/CMP has three purposes:
1. To provide a framework for the eThekwini Municipality to coordinate its planning and development responsibilities and activities. This includes generating a vision for the study area with respect to land uses and settlement densities to integrate with transportation and infrastructure planning for the future. 2. To provide a planning framework and guidelines for use by officials, private sector developers and individual property owners so that development is integrated with the longer term needs of the city and with the infrastructure capacities of the municipality. 3. To provide a Coastal Management Plan (CMP) as required in terms of the Municipal IDP and the draft Coastal Management Strategy.
Cathy Ferguson and FutureWorks Team, 2007 1 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 1: Locality Plan
Cathy Ferguson and FutureWorks Team, 2007 2 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 2: Study Area
Cathy Ferguson and FutureWorks Team, 2007 3 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
1.3 Background: Package of plans
The LAP and CMP form part of a package or hierarchy, of plans as illustrated in Figure 3. This package of plans will eventually contain a number of elements including a variety of development policies, planning and development guidelines that will provide a planning and development management “toolbox” for the City. The purpose is to create appropriate mechanisms for managing land use and development in the Municipality that allows for spatial and physical planning at scales and levels of detail appropriate to the levels of development and management intervention required in different parts of the municipality.
Long Term Development Framework Strategy/Policy
Corporate
Integrated Development Plan
Spatial Development Framework
Spatial Development Plan Development Plans
Local Area Plan
Precinct / Special Area Plans
Land Use Schemes
Figure 3: Package of Plans
Table 1 sets out the purpose and scope of each level of plan in the package.
Table 1: Emerging Package of Plans
Plan Type Scope Purpose Long Term Strategic: Strategic Development Direction for the City. Development Economic Social & Framework Environmental Objectives Integrated Strategic: Strategic Implementation Direction and Imperatives for the Development Operational Municipality. Plan Implementation Spatial Strategic: Spatial Strategic Spatial Development Intentions for the City based Development Development on the LTDF and IDP. Framework Spatial Strategic: Spatial Translation of Spatial Development Intentions into Land Use, Development Development Transport, Environmental, Infrastructure implications. Plan Broad based Land Use Directives to guide Local Area Planning and LUMS. Bulk Infrastructure and Transportation Planning Directives for the Municipality.
Cathy Ferguson and FutureWorks Team, 2007 4 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Plan Type Scope Purpose Local Area Plan Detailed Physical Detailed Physical Planning Directives for the City and the Plan Municipality Refining Land Use, Transport, Environment, Infrastructure to a level that informs the preparation of a Land Use Scheme. Also includes Urban Design Directives for Public and Privately owned Land. May include implementation proposals Precinct Detailed Physical Detailed Physical Planning Directives for the City and the Plan/Special Plan for special Municipality for areas with special environmental, economic, Area Plan areas heritage etc characteristics. Detailed Urban Design Directives and / or Proposals. May include implementation proposals Land Use Zoning and Detailed Land Use Management Tool for the Municipality and Scheme Development Allocation of Potential Development Rights to private and Control publicly owned land. Regulations
Cathy Ferguson and FutureWorks Team, 2007 5 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
2. LOCAL AREA PLAN AND COASTAL MANAGEMENT PLAN: METHODOLOGY AND PROJECT PROCESS
2.1 INTRODUCTION
A substantial amount of work has been undertaken in the coastal section of the Northern area at a strategic and policy level, to facilitate the effective management of development, with an emphasis on balancing development with the need to protect and enhance the area‟s sensitive coastal environment. Previous reports prepared for the area include: Durban Metropolitan Area Coastal Tourism Development Plan (CTDP); Planning, Design and Management Guidelines: Umdloti-Tongati Study Area (PDM Guidelines), 2000; Coastal Study: Towards an Umdloti-Westbrook Local Area Plan 2005;
This LAP and CMP intends to refine the work done to a level of detail that can inform land use management, giving clear direction and a greater level of certainty to developers and decision-makers. A key purpose of the LAP is to inform the preparation/revision of the area‟s Land Use Schemes. It may also include urban design directives for public and privately owned land (although these would be refined much further in Precinct Plans), and implementation proposals. The LAP has adopted the philosophy used in the North Spatial Development Plan which includes: a catchment-based approach, integration of sectors, cross-checking of likely infrastructure impacts/ costs arising from proposed land uses and the adoption of a pervasive sustainability ethic.
The CMP aspects focus on institutional, management and operational aspects related to a wide range of coastal facilities, features and activities in the coastal zone. Coastal aspects that relate directly to the management of land use and development in the area will be integrated with the main LAP. The project phases were designed to align with the process being conducted in the South Durban Basin CMP to ensure continuity in coastal management planning in the municipal area.
2.2 PROJECT PROCESS
The project has been undertaken in 6 Phases as set out below:
Table 2: Phases of the LAP and CMP
Local Area Plan Coastal Management Plan Phase 1 Strategic Assessment/ Situational Analysis Demographic profile Assessment of coastal management specific to study area Economic assessment Coastal aspects of environmental assessment Environmental assessment Define coastal management boundary Social assessment Identify key coastal facilities Infrastructure assessment Broad land use and spatial analysis Review of development trends
Cathy Ferguson and FutureWorks Team, 2007 6 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Local Area Plan Coastal Management Plan Phase 2 Role of area and Spatial Framework Define role of area Define role of coastal management area and sub areas Economic, social and environmental goals Coastal Management goals and objectives and objectives Develop spatial framework Develop coastal management layer in spatial framework Phase 3 Infrastructure implications and phasing of development Infrastructure needs, impacts and Determine infrastructure needs interventions Refine spatial framework Coastal Management aspects Determine phasing of development Coastal Management aspects Phase 4 Detailed land use management to inform scheme revision Develop generic development principles for Coastal management principles the area. Translate spatial framework and principles Coastal Management zone guidelines and into sub-area specific guidelines tools Phase 5 Recommended Actions Identification of specific projects and Implementation strategy and programme interventions to ensure implementation of the spatial framework Phase 6 Monitoring and review Develop monitoring and review programme Develop monitoring and review programme
2.3 METHODOLOGY
2.3.1 The Strategic Assessment
The Strategic Assessment which forms the basis of the preparation of the LDP, the LUMS guidelines and the Coastal Management Plan has been based on the studies that have already been undertaken for the area including Durban Metropolitan Area Coastal Tourism Development Plan (CTDP); Planning, Design and Management Guidelines: Umdloti-Tongati Study Area (PDM Guidelines), 2000; and Coastal Study: Towards an Umdloti-Westbrook Local Area Plan 2005. Vancometrics Economic Development Strategy for EThekwini Northern Area, May 2005
Information was also gathered from the existing schemes, site inspections and StatsSA. The eThekwini Transport Authority (ETA) also assisted the planning team through the preparation of an assessment of the existing traffic conditions in the study area. This formed part of a larger exercise being undertaken for the Northern Spatial Area.
2.3.2 Spatial Framework
The preparation of the Spatial Framework for the area was based on the strategic assessment undertaken and then developed through a series of workshops with the consultant team and the city planning team. The draft proposals were then presented to the Steering Committee for the project and amendments made on the basis of these comments.
Cathy Ferguson and FutureWorks Team, 2007 7 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
As part of the planning process the ETA prepared various transport proposals that addressed the increasing demand for both private and public transport usage. These proposals were debated with the planning team and the agreed solutions incorporated into the spatial framework.
The open space system in the Ohlanga-Tongati LAP has been designed to proactively address the need for securing a sustainable supply of environmental goods and services and a high environmental quality as the area develops. The eThekwini Environmental Services Management Plan (EESMP) GIS Layer includes areas of existing natural ecosystems, and was used as a base to which additional environmental cores, corridors and isolated pieces were added. The expansion of the EESMP base into the LAP open space system was done to address the need for enhanced supply of environmental services to support future growth in demand for these goods and services. The design includes maximum corridor linkages, allowing the open spaces to be used as an urban greenway system, thereby creating opportunities for human recreation while maintaining functional environmental corridors. The areas that have been included in the open space system are:
Drainage lines, obvious wetlands and seepage areas, even where these have been transformed; Natural forest and grassland areas; Estuaries, rivers and floodplains; Dune areas, beaches, the rocky shore and near-shore ocean.
While the open space system may provide a spatial overlay of the areas that should be excluded from hard development and rehabilitated during development of the broader landscape, any legislated environmental or procedural requirements, such as Environmental Impact Assessments or Wetland Delineation processes, will still be required for development in the LAP area that is affected by these requirements.
Cathy Ferguson and FutureWorks Team, 2007 8 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
2.3.3 Land Use Management System
The process for preparing the Land Use Management Guidelines that will ultimately guide the revision of the schemes in the study area is illustrated in the following flow chart. The existing built form, land use and zoning as identified in the strategic assessment was compared with the proposed land use and built form as suggested in the spatial framework prepared for the study area. Drawing on the suite of land use tools available a set of land use management guidelines for the area was then prepared. These guidelines should inform the scheme review for the area which should from part of the overall scheme consolidation and review that is currently being undertaken for the metropolitan area.
Developing Land Use management Guidelines
Cathy Ferguson and FutureWorks Team, 2007 9 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
2.3.4 Coastal Management Plan
The project included the following phases of work: Phase One: Assessment of the Study Area Precincts in terms of Coastal Risks, Features, Facilities, Activities and Management – precincts were determined by the Ohlanga-Tongati LAP. Phase Two: Development of Coastal Vision, and inputs of coastal zonings and controls into the LAP and LUMS. Phase Three: Formulation of Development and Management Strategies for the coastal zone.
Throughout the implementation of the project there has been ongoing consultation with stakeholders internal to the eThekwini Municipality and external to the Municipality. The project process is shown in the following flow chart.
Process of preparing the Coastal Management Plan
Meetings with the members of the public were held in 2008. Comments received in writing and verbally were taken into consideration and the plans amended accordingly. Thus a third revision of the plan was necessary in order to accommodate the public‟s concerns.
Since the completion of the Local Area Plan and Coastal Management Plan in 2007, it has become necessary to update the documents in light of recent changes in the planning and development context as well as comments received from the Public Participation process..
Cathy Ferguson and FutureWorks Team, 2007 10 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.0 STRATEGIC ASSESSMENT
3.1 INTRODUCTION
The primary aim of planning is to continually try to balance the demands of growth and change within a city and its hinterland with a diminishing or scarce supply of resources. Demands are in the form of population growth and economic development and supply is in the form of land availability, infrastructure capacity and environmental constraints. This section provides a strategic overview of the relationship between these two variables within the Ohlanga/ Tongati area thereby identifying key issues and development opportunities and constraints that require some form of planning and management intervention.
3.2 LAND ASSESSMENT
3.2.1 Land Use: Figure 4
Urban settlements are located along the eastern portion of the study area and make up 10- 20% of total land cover. The settlement pattern is oriented towards the coastline, with development located in a sprawling ribbon pattern within a north-south band on the eastern part of the study area. There are portions of residential development that extend inland and have a non-sea facing aspect. The major functions of these settlements appear to be residential dormitory suburbs and beach resort settlements. The major economic activity is agriculture followed by leisure and tourism and some commercial in Umdloti.
The balance of the study area is predominantly agricultural with sugar cane as the dominant crop. There is some mixed agriculture and market gardening practised along the western side of the M4.
There are currently five informal settlements in the study area. As of 2005 the number of households within each settlement was estimated as follows:
1. Lungelani, Tongaat Beach – 240 2. Ocean Drive Inn, Oceans – 500 3. Pholeni, Tongaat Beach – 125 4. Shayamoya, Tongaat Beach – 83 5. Thuthukani, Tongaat Beach – 265 6. Desainager - 40
All but one of the settlements (Lungelani), have been identified for relocation. The Lungelani settlement, which is requesting upgrade on-site, is located on a site zoned for Education purposes.
Tables 3 and 4 provide a summary of existing land uses. The information in Table 4 is based on a unit count from the 2005 aerial photography and information sourced from the Treasury Department. This information was checked through follow-up site inspections.
Cathy Ferguson and FutureWorks Team, 2007 11 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 3: Existing Land Use (based on GIS analysis of 2005 aerial photography)
Land Cover Area (ha) % of Total Beach 90.30 2.39 Commercial/Retail 21.63 0.57 Industrial 6.76 0.18 Market Gardening 70.06 1.85 Mixed Farming 45.39 1.24 Rivers and Water Bodies 81.94 2.17 Road 4.67 0.12 State/Institutional 20.84 0.55 Sugar Cane 2447.27 64.74 Undeveloped Land 610.12 16.14 Urban Formal 360.42 9.53 Urban Informal 20.70 0.55 Total 3780.10 100.00
Table 4: Approximate Number of Units by Area
Area Houses Apart- Informal Commercial Other Ments settlements (m2) - no of units Sibaya 0 0 0 0 Sibaya Casino, petrol station Umdloti South 95 302 0 3,000 SADF site; petrol station; library and police station; parking for beach visitors Umdloti North 58 1147 0 2,000 Parking for beach visitors La 30 288 0 150 Mercy/Desainager beach - South Beach Road La Mercy inland 362 38 365 0 2 schools Desainager & 672 65 388 0 Boys Town; 1 school; Seatides library; Divine Life Society Temple (20-30 vehicles daily during week, weekends and festivals ranges from minimum of 100 cars, average of 250- 300 cars, maximum of 1000 cars); land fill site Watson Highway 0 0 500 0 1 school south Casuarina beach 17 0 0 400 Public open space and parking for cars and buses; youth hostel (26 beds) & restaurant Westbrook inland 185 175 0 3,000 Commercial = car dealership (closed), petrol station, and small general store/ tearoom Westbrook beach 60 166 0 0 Parking for beach visitors TOTAL: 1479 2181 1253 8,550
Cathy Ferguson and FutureWorks Team, 2007 12 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.2.2 Vacant Land: Figure 5
Approximately 11% of the study area is developed, 16% is undeveloped and 65% is currently under sugar cane, which could be developed at some stage in the future. Vacant sites exist within the urban settlements, the majority of which are located in La Mercy.
3.2.3 Ownership: Figure 6
The main landowner in the study area with ownership of 68% of the land is the Tongaat Hulett Group, which owns the sugar cane plantations that lie west of the coastal settlements. Approximately 25% of the land is under private ownership. The Government (national, provincial and local) owns 6% of land within the study area. This land comprises national roads, some adjacent parcels as well as public open space, educational sites and administrative sites.
3.2.4 Geo-Hazards: Figure 7
Geo-hazards that need to be considered in the study area relate to the three rivers that run through the area (Ohlanga, Umdloti and Tongati) and the high water mark or coastal erosion line. Development needs to be kept out of the river flood lines and in the development of the Land use management guidelines for the area serious consideration needs to be given to the coastal erosion line in the light of the expected sea level rise in the longer term. There are some fairly steep slopes within the area mainly along the eastern side of the study area.
Cathy Ferguson and FutureWorks Team, 2007 13 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 4: Land Cover
Cathy Ferguson and FutureWorks Team, 2007 14 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 5: Vacant Land
Cathy Ferguson and FutureWorks Team, 2007 15 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 6: Ownership
Cathy Ferguson and FutureWorks Team, 2007 16 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 7: Geo-hazards
Cathy Ferguson and FutureWorks Team, 2007 17 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.2.5 Zoning
There are currently two Town Planning Schemes in course of preparation within the Study Area, the Umdloti and the Tongaat Beach Schemes. The balance of the area falls within the “Scheme Extension” area known as La Mercy/Westbrook and Umdloti West adopted by the eThekwini Council on the 4 August 2003. Applications for scheme extensions were made to the Commission on the 18 August 2003. The Umhlanga North/Hawaan extension was approved; however the applications for the La Mercy/Westbrook, Umdloti West Scheme extensions were pended subject to obtaining consent from Department of Agriculture in terms of Act 70 of 1970. An application was made to the Department of Agriculture on the 18 March 2004 for their consent to extend the schemes. This matter is still ongoing.
Within the Umdloti Scheme the predominant zone is Special Residential with a significant percentage also zoned General Residential 1 and 2 and Intermediate Residential (See Table 5). Within the Tongaat Beach Scheme the predominant Zone is Special Residential with some General Residential 1 and 2 (See Table 6). Current Zonings are illustrated in Figure 8.
Cathy Ferguson and FutureWorks Team, 2007 18 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 5: Umdloti Scheme Zones
Zone No. of Parcels Hectares Percentage Administration 2 0.71 0.88 General Residential 1 37 13.73 17.05 General Residential 2 12 12.84 15.95 Intermediate Residential 11 3.04 3.78 Limited Commercial 2 0.29 0.36 New Street 4 0.17 0.21 Public Open Space 2 2.02 2.51 Road 3 0.61 0.76 Special Residential 207 44.75 55.57 Special Zone 3 1.96 2.44 Water Works 2 0.20 0.25 Worship 1 0.20 0.25 Total 286 80.54 100.00
Table 6: Tongaat Beach Scheme Zones
Zone No. of parcels Hectares Percentage Administration & Public Buildings 23 28.32 4.05 Amenity Reserve 3 33.25 4.75 Cemetery 1 0.49 0.07 Commercial 26 4.60 0.66 Educational 5 21.73 3.10 General Residential 1 84 42.33 6.05 General Residential 2 192 42.65 6.10 Private Open Space 59 24.83 3.55 Proposed Road & Widening 1 0.64 0.09 Proposed Road & Widening 27 3.32 0.47 Proposed Road and Widening 24 4.54 0.65 Public Car Park 11 0.49 0.07 Public Open Space 48 44.04 6.29 Road 295 157.23 22.47 Special Residential 1 1084 255.66 36.54 Special Residential 2 538 25.70 3.67 Special Zone 33 9.89 1.41 Total 2454 699.70 100.00
Cathy Ferguson and FutureWorks Team, 2007 19 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 8a: Current Zoning Plans
Cathy Ferguson and FutureWorks Team, 2007 20 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 8b: Current Zoning Plans
Cathy Ferguson and FutureWorks Team, 2007 21 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.2.6 Development Application History
An analysis of recent development applications submitted to the Municipality between 2002 and March 2006 was undertaken as summarized in Table 7. (See Appendix A for details). The majority of units have been applied for in La Mercy, however, of the 841 units, 600 of them fall within one DFA application to the west of La Mercy between the built up area and the N2. The majority of the remaining developments are general residential apartments. The applications in Umdloti constitute smaller developments with the biggest being for 32 units in a 6 storey structure, most of these being general residential developments. The applications in Westbrook are made up of a number of smaller developments the biggest being for 124 units and the next biggest for 115 units. Developments comprise a mix of special residential and townhouse units (mainly in the area of Westbrook west of the M4) and apartment buildings in the Westbrook beach area. The applications in Desainager constitute 2 big applications for 250 and 413 sites each, both of these a mix of special and general residential units.
Table 7: Development Applications for Multiple Units 2000 – 2006
AREA NUMBER OF TOTAL NUMBER % OF APPLICATIONS OF UNITS TOTAL APPLIED FOR 2000 - 2006 Umdloti 14 156 7 La Mercy 11 841 35 Westbrook 20 691 29 Desainager 2 663 28 Seatides 2 29 1 TOTAL 2380 100
Figure 9 Illustrates the location of these applications.
Cathy Ferguson and FutureWorks Team, 2007 22 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 9: Development Applications for Multiple Units 2000 – 2006
Cathy Ferguson and FutureWorks Team, 2007 23 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.2.7 Landscape Assessment
The Coastal Study: Towards an Umdloti-Westbrook Local Area Plan 2005 undertook a significant landscape and view analysis (please refer to this document for further detail). The Study informs this section of the LAP.
Landscape assessment
The study area can be segmented into three broad landscape areas: -
a) an interior hinterland, - a disturbed landscape significantly shaped and transformed under a mono-culture of sugarcane fields, b) a terrestrial / marine interface zone - a disturbed landscape shaped largely by ad-hoc processes of settlement resulting in a differentiated landscape pattern of suburban and urban development, agricultural activity and vacant land, interspersed with pockets of natural vegetation, c) estuarine areas- a largely undisturbed landscape – predominantly populated by natural vegetation,
The terrestrial / marine interface zone is visually rich, being the interface between terrestrial and marine systems, and because it involves a dramatic change in landscape quality and character within a fairly narrow band. The zone is characterised by a narrow coastal plain with the land rising quite steeply from the beach and forming fairly prominent bluffs in places. In areas immediately south of the Tongati and Mdloti rivers for instance this is quite pronounced resulting in fairly dramatic and high rising bluffs above the estuaries. These steep slopes are also localities for remnant patches of coastal bush. Settlements within these zones are mostly conventional suburban and urban developments which do not exhibit distinctive qualities and which are responsible for the loss of landscape assets and quality. The key action here is to protect the fragile remaining natural assets and incorporate them into future development.
Beyond the bluffs the study area rises to a hilly interior and a fragmented ridgeline dominated by the sugar cane landscape, before dipping down toward the N2 in the west. This morphology gives rise to a number of small streams and seepage areas that drain directly into estuaries, or the ocean along the coastal strip. These are associated with minor valley lines and narrow bands of vegetation generally on an east west axis. The key action here would be to use existing landform and remnant vegetation in valley lines to re-establish a landscape framework for future development.
Three major rivers, the Ohlanga River in the south, the Umdloti River and the Tongati River along the northern edge, arise from inland catchments, and traverse the study area. The rivers occupy broad flood plains and form fairly large estuaries as they reach the coastline, with the topography rising quite steeply at their edges. They involve the interface of a number of different landscape elements – the sky, terrestrial and ocean water bodies, beaches and hills – and consequently provide dramatic features within the study area. The key action here would be to conserve and protect existing high quality assets.
Cathy Ferguson and FutureWorks Team, 2007 24 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Visual analysis
The key visual assets identified in the 2005 Coastal Study are summarised as:
The study area is relatively less developed than other parts of the eThekwini coastline and as such contains significant „green space‟ and has some valuable remnants of coastal bush. North of Umdloti, along the coastal strip, development is low rise, low density and for the most part developments have not attained maximum bulk capacity and many plots remain undeveloped. The M4 provides access to key visual assets, being the coastline, sea views and estuaries. The route moves through a variable topography with some distinctive landmark features. The marine-terrestrial interface zone has very high visual amenity value. This not only includes the beach and views onto the beach but also properties to the back of the dune cordon up to the ridge. The ridgeline above the M4 offers some expansive ocean and beach views. Small-scale market gardening adds visual interest and complexity to the landscape. Because this involves the intensive use of the landscape it also provides cultural interest and character. The estuaries are of distinctive value not only related to their natural function and fragility but also because they involve a complex relation of distinctive landscape elements. The Watson Highway is a highly legible and visually interesting transport route connecting the inland areas to the coastal strip.
Cathy Ferguson and FutureWorks Team, 2007 25 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 10: Landscape Assessment
Cathy Ferguson and FutureWorks Team, 2007 26 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.3 ENVIRONMENTAL ASSESSMENT
The Ohlanga-Tongati Local Area contains a section of the national coastal corridor, it is situated directly adjacent to the new King Shaka Airport and Dube Trade Port, and is located in the northern growth axis identified in the eThekwini Municipal IDP. The natural environment along this stretch of coastline, although altered by agricultural land uses, residential / recreational development and catchment impacts, remains of a very high quality. This area is thus strategic for eThekwini, as the high quality environment and large tracts of undeveloped land presents significant economic, social and environmental development opportunities given the areas situation in a future growth area.
This area is said to contain some of the highest potential agricultural land remaining in KwaZulu-Natal. While this is the case, its coastal location associates it with great pressure to develop these strategic economic and social opportunities. It is therefore likely that the agricultural productivity of this area is going to decline – and perhaps be lost altogether – in the future as development rollout occurs. Although this is the case, this historic agricultural land use also poses an opportunity. Future development of this land can proactively secure, enhance and expand the natural assets that contribute to the creation of attractive coastal amenity and character, and supply critical ecosystem services to local residents and further afield.
The area forms the receiving environment for 3 major river systems in the eThekwini Municipal Area (Ohlanga, Umdloti and Tongati), and a number of smaller catchments draining land near to the coast. It performs a number of strategically important environmental services, with the following associated benefits:
The creation and maintenance of healthy living environments and lifestyle choices. The creation of economic opportunities. Major cost savings for waste disposal and flood control.
However, there are a number of environmental issues associated with this area that will constrain development and use of the coast unless appropriately managed:
Poor quality water in the estuaries as a result of high agricultural outputs and sewage effluent discharge from upstream. Limited and highly fragmented coastal biodiversity asset as a result of historically high rates of land conversion for agriculture. Limited capacity of coastal environment to sustain high demand for recreational access and use. High-energy coastline, much of which is eroding rather than aggrading. Threat / risk associated with sea level rise. Threat / risk associated with use of the near shore ocean as a shipping route. Threat / risk associated with major road and air transport routes adjacent to the coastal zone. Limited ability of estuaries to accept any more wastewater effluent if ecological reserve is to be maintained.
Key environmental opportunities can be summarized as:
High quality coastal zone for recreational / residential use and development.
Cathy Ferguson and FutureWorks Team, 2007 27 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Large patches of coastal forest abutting the coast with high visual amenity and biodiversity refuge value. High coverage of agricultural land, with opportunity to include buffers / enhancement of natural assets in future conversion of agricultural land to urban uses.
3.3.1 Environmental Assets The Ohlanga-Tongati Local Area contains a number of important environmental assets that provide environmental goods and services. In order to protect and enhance the supply of these critical services, these environmental assets have been mapped and should be protected, integrated and managed in future land use and development. These assets, their significance (i.e. national, regional or local) and the services they supply are described in the following table and set of maps. Also included in the table are the major threats, constraints and management issues that need to be addressed in the LAP and CMP for the area.
Cathy Ferguson and FutureWorks Team, 2007 28 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 11: Environmental Assets
Cathy Ferguson and FutureWorks Team, 2007 29 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 8: Environmental Assets with Associated Threats and Management Issues
Name of Description Threats / Management Issues / Constraints Habitat Environmental Types Asset Beach & Rocky NATIONAL CORRIDOR (good quality) Impacts on near-shore ocean water quality Beach / Shore Recreation (turbidity, sea outfalls, sewer pump stations, Rocky Shore stormwater pollution) impacting on rocky shore Aesthetics fauna / flora. Beach erosion protection (rocky outcrops) Unnatural beach erosion and attrition due to Food harvesting changes in configuration of estuary mouths / Continuous strip along the entire coastal management area, forming infrastructure. part of the national coastal corridor. Illegal dumping Important recreational zone – swimming beach at Westbrook. Litter (washed up and dumped on the beach) Natural resource and food harvesting zone. High number of beach users in holiday periods Key swimming beach at Umdloti created by near-shore reef. Near Shore Ocean NATIONAL CORRIDOR (good quality) Upstream catchment management: high silt Near-shore Recreation loading, frequent flooding, poor water quality. ocean Food harvesting Pollution / water quality impacts, sewer pump stations. Aesthetics Uncontrolled fishing / marine resource harvesting. Waste assimilation / dilution
Local climate control Continuous strip between the beach and 5km out to sea, forming part of the national coastal corridor. Important food harvesting and recreational zone.
Dune Corridor / REGIONAL FEATURE / NATIONAL CORRIDOR (good quality, Uncontrolled natural resource harvesting and Forest Cordon unique feature in eThekwini) poaching Aesthetics Development encroachment Recreation potential Illegal dumping Biodiversity conservation Illegal squatting Natural resource harvesting / supply Uncontrolled fire Local climate control Alien vegetation encroachment Dune / slope stabilisation & associated water quality protection in Breaks in coastal vegetation due to informal rivers / estuaries access to the beach
Cathy Ferguson and FutureWorks Team, 2007 30 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Name of Description Threats / Management Issues / Constraints Habitat Environmental Types Asset Tongati Estuary / REGIONAL FEATURE (good quality) Upstream catchment management: high silt Estuary Floodplain Complex Aesthetics loading, frequent flooding, poor water quality. Wetlands Recreation (fishing, birding) Siltation and loss of floodplain habitat. Floodplains Biodiversity refuges Local stormwater outflows containing pollutants (sugar cane farms). Flood management Infrastructure (road bridges, causeway) restricting Beach erosion protection water flows and impacting on estuarine Water quality improvement functionality. Northern-most estuary in eThekwini. Moderate levels of natural resource harvesting Significant estuary floodplain and floodplains with reedbeds. (trees, fish, mud prawn). Drainage lines between the N2 and the estuary containing degraded Animal and bird poaching, medicinal plant / transformed wetlands. harvesting. Future development encroachment. Litter washed down from upstream. Alien plant encroachment. Westbrook Wetlands LOCAL FEATURE (poor quality) Requires rehabilitation to reinstate environmental Wetlands Flood management service supply functionality Riverine Water quality protection (near-shore) Development encroachment Forest Possible aesthetics & biodiversity refuge with rehabilitation Alien plant encroachment Wetlands draining Westbrook landscape. Very degraded by sugar Polluted water inflows (stormwater, sanitation) cane farming.
Tongati Forest LOCAL FEATURE (good quality) Alien plant encroachment Forest Land stabilisation Development encroachment Biodiversity refuge Slips / land instability Local climate management Uncontrolled natural resource harvesting Approx 50 Hectare area of Coastal Dune Forest in a moderate to Uncontrolled fire good state. Sea-facing and backing onto sugar cane and timber plantations. Desainagar Drainage LOCAL FEATURE (poor quality) Agricultural encroachment, poor agricultural Wetland Lines Flood management management Floodplain Water quality protection Alien vegetation encroachment Riverine High soil erosion / silt loading forest
Cathy Ferguson and FutureWorks Team, 2007 31 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Name of Description Threats / Management Issues / Constraints Habitat Environmental Types Asset Biodiversity corridor Development encroachment Agricultural production Requires rehabilitation to reinstate service supply Local drainage systems between the N2 and the beach, draining Desainagar. Degraded wetlands in the upper reaches of the drainage line, constricted by development and small-scale agriculture in the lower reaches. Desainagar Forest LOCAL FEATURE (moderate quality) Development encroachment Forest Land stabilisation Alien plant invasions Biodiversity refuge Uncontrolled natural resource harvesting Small isolated patch of dune forest with infestation of exotic trees Agricultural encroachment La Mercy Wetlands LOCAL FEATURE (poor quality) Agricultural encroachment, poor agricultural Wetland and Drainage Flood management management Floodplain Water quality protection Alien vegetation encroachment Riverine Biodiversity corridor High soil erosion / silt loading forest Agricultural production Development encroachment Local drainage system between the N2 and the Mdloti Estuary, Requires rehabilitation to reinstate service supply draining La Mercy. Wetlands in upper drainage lines degraded and in need of rehabilitation. Lower drainage lines encroached by development and agriculture. Mdloti Estuary REGIONAL FEATURE (good quality, mix of habitat types, large Upstream catchment management: high silt Estuary Complex area) loading, frequent flooding, poor water quality. Floodplains Aesthetics Siltation and loss of floodplain habitat. Forest Recreation (fishing, boating, birding) Local stormwater outflows containing pollutants Mangroves Biodiversity refuges (sugar cane farms). Flood management Infrastructure (road bridges) restricting water flows and impacting on estuarine functionality. Beach erosion protection Moderate levels of natural resource harvesting Water quality improvement (trees, fish, mud prawn). Significant estuary with mangroves (unusual habitat type in Animal and bird poaching, medicinal plant eThekwini). Large floodplain area bordered by forest on south bank harvesting. at mouth. Location presents opportunity for increased local recreational use. Discharge from WWTW at head of estuary.
Bellamont Forest & LOCAL FEATURE (moderate to good quality) Illegal dumping Wetland
Cathy Ferguson and FutureWorks Team, 2007 32 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Name of Description Threats / Management Issues / Constraints Habitat Environmental Types Asset Drainage Flood management Illegal squatting Riverine Water quality improvement (sediment control) Litter forest Biodiversity corridor and refuge Development encroachment Forest Local recreation space / human movement corridor Stormwater scour Drainage line from R102 to the beach. Small patch of dune forest Uncontrolled natural resource harvesting and fire facing northwest. Used for local recreation. Alien vegetation encroachment Visual impact linked to developments on Dune Slope slippage Peace Cottage LOCAL FEATURE (good quality with opportunities for local value Illegal dumping Forest Forest Complex enhancement) Illegal squatting Land stabilisation Litter Biodiversity refuge Development encroachment Local climate management Uncontrolled natural resource harvesting and fire Aesthetics Alien vegetation encroachment Large patch of dune forest between Umdloti South and Ohlanga River. Strategic advantage being located directly on the coast (no road barrier) – unique feature.
Sibaya Drainage LOCAL FEATURE (poor quality) Agricultural encroachment, poor agricultural Wetlands Flood management management Forest Water quality protection Alien vegetation encroachment Biodiversity corridor High soil erosion / silt loading Agricultural production Development encroachment Drainage lines in the Sibaya Precinct. Degraded wetlands and Requires rehabilitation to reinstate service supply isolated forest patches. Ohlanga Estuary REGIONAL FEATURE (good quality) Upstream catchment management: high silt Estuary Complex Aesthetics loading, frequent flooding, poor water quality. Floodplains Recreation (boating, birding, swimming) Siltation and loss of floodplain habitat. Biodiversity refuges Local stormwater outflows containing pollutants (sugar cane farms). Flood management Infrastructure (road bridges) restricting water Beach erosion protection flows and impacting on estuarine functionality.
Cathy Ferguson and FutureWorks Team, 2007 33 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Name of Description Threats / Management Issues / Constraints Habitat Environmental Types Asset Water quality improvement Moderate levels of natural resource harvesting Large estuary with significant reedbeds. Protected area. Borders (trees, fish, mud prawn). onto Peace Cottage Forest Complex and Hawaan Forest. Animal and bird poaching, medicinal plant harvesting. Discharge from WWTW at head of estuary.
3.3.2 Demands on the Environment
A range of stakeholders use the environmental services that are produced in the Ohlanga-Tongati Local Area. Depending on whether this use exceeds the environment‟s ability to supply these services, certain threats and impacts to the environment may develop. The following table unpacks the specific demands on the environmental asset in the Ohlanga Tongati Local Area that need to be managed.
Table 9 Demands on the Environment
Activity Land Use Impacts Specific Threats Type Stormwater discharge to beaches, Residential Reduced water quality at beaches Stormwater from Dube Trade Port may impact on Tongati sea, rivers, streams, wetlands from Commercial Pollution at outfalls & Umdloti Rivers hard surfaced / developed areas Transport Health risks Multiple stormwater outfalls along the beach cause local Agriculture Degradation of natural habitats / ecosystems pollution, could worsen with development in the LA Industrial Soil erosion and land stability issues in the High silt loads from existing agriculture (market gardening coastal zone and sugar cane) Reduced opportunity for recreational fishing Visual impacts Sewage transfer and disposal to Residential Water quality impacts on rivers and the sea Spills at beach / other sewage pump stations cause groundwater, rivers and sea Industrial Health risks and reduced usability of water localized pollution events with high health and ecological Commercial resources for recreation risks Reduced usability of beaches Local rivers have limited ecological capacity to accept more Degradation of natural habitats / ecosystems wastewater effluent – may require sea outfall or inter- Pollution incidents with ecological impacts catchment transfer of effluent if development cannot use Odour and visual impacts on-site sanitation in the LAP Transport routes Road Solid waste / wastewater disposal from ships Dube Trade Port – air and road routes Air and pollution events impacting on beach / N2, M4 road routes continuous across LA Shipping sea quality Shipping route continuous across ocean of LA
Cathy Ferguson and FutureWorks Team, 2007 34 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Activity Land Use Impacts Specific Threats Type Sea disasters (risk) Spills from accidents on transports routes threaten ecological systems, human health and quality of recreational assets (coast and rivers) Noise from road and air routes Air pollution from road and air routes Human access to coastal assets Residential Transformation / fragmentation of natural Residential development in the national coastal corridor Recreation habitats and ecosystems Agricultural use of wetlands Tourism Agriculture
These demands can be minimized and managed through:
1. Land use planning (allowable types, densities and intensities of development, protecting environmental assets to maximise service supply); 2. Development design guidelines; 3. Development / infrastructural interventions; 4. Management framework for natural and built assets (including a system of incentives for private landowners to take action; municipal action; specific management programmes and projects – e.g. Working for the Coast).
Cathy Ferguson and FutureWorks Team, 2007 35 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.4 ECONOMIC ASSESSMENT
Overview of Study Area
The study area forms a small part of the northern sub metropolitan area of eThekwini Municipality. Since it is a relatively undeveloped area, being largely under sugar cane (65%) it has a small proportion of the municipal population and makes only a small but growing contribution to the municipal GDP - of the order of 5% of the northern area contribution to GDP which is R19-21 billion i.e. approximately R 800 million. Unemployment in the area ranges between 4% and 23% with higher unemployment prevalent in the Tongaat Beach and La Mercy residential areas. The area has only recently acquired an economic generator of significance in the Sibaya entertainment node whilst the remainder of employment is generated by agriculture, commercial activity and service industry related to the leisure industry and to residential areas (Vancometrics May 2005)
3.4.1 Trends
Northern Development Thrust Due to the lack of vacant land in the central areas, development in the EThekwini Municipality in the past ten to fifteen years has leapfrogged the Umgeni River and expanded up the coast. This has included substantial residential development in all income groups and has included associated regional scale commercial and industrial developments. The thrust has also been fuelled by the Dube Trade Port initiative and indications are that it will continue for the foreseeable future.
Agriculture Decline The study area has seen a decline in agricultural activity due to the transformation of agricultural land for urban development purposes. This is likely to continue due to pressures for land for urban expansion in the northern metropolitan area.
Increasing Land and Property Prices The high demand for good residential accommodation out of the city and for leisure based accommodation in close proximity to the coast has increased property values within the study area. This trend will continue given the expanding market for both types of accommodation and also the development of the Dube Trade Port
Leisure Tourism Increase The northern metropolitan area is a preferred leisure and tourist destination for national, provincial and local tourists due to its accommodation and facilities and this theme is being continued with developments such as the Sibaya Casino.
3.4.2 Economic Pressures
High Levels of Unemployment Particularly at Low Skill Levels According to a study undertaken by J. Van Coller (2004 page 30), the northern area is characterised by high levels of unemployment - approximately 56.6%, a figure is well above the eThekwini Municipal Area percentage of 43.0%.
Cathy Ferguson and FutureWorks Team, 2007 36 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Big Business Threats to Small/Local Business The northern area has seen the emergence of big shopping and entertainment centres for example Gateway and Ballito which gives more shopping options for the community in the vicinity but threaten the survival of smaller centres.
Infrastructure Capacity Constraints The primary capacity constraints in the area relate to roads and sewerage. The M4 is already quite congested and additional development will require an improvement to the road network including the opening up of the hinterland area. Current Sewerage capacity can only accommodate existing developments and zoned sites. Capacity constraints will therefore need significant attention before further development can proceed in the area. (See also section 4.6.2)
3.4.3 Primary Economic Activities
Agriculture The northern area is spatially dominated by agriculture, with approximately 30% of the land under sugarcane with some small pockets of horticulture and a further 28% falling within the tribal rural areas (Van Coller 2004, page 30). The Agricultural sector in the study area is currently in decline and is experiencing pressure from other land uses for example commercial, residential and golf estates as it is one of the few areas undeveloped areas that has sea views and access to the beach.
Tourism and Leisure The north, with areas like Umdloti, Zimbali and Westbrook, has established itself as a major tourist attraction mostly for visitors from others parts of the country. The development of Sibaya Casino has also re-enforced the notion that the north is growing as a national leisure and tourist area. The area possesses substantial scenic beauty with a wide range of opportunities for low intensity recreational activities and pursuits located adjacent to the beaches and estuaries. Natural attractions consist of swimming beaches and relatively intact dunes and estuaries with associated coastal forests. Beaches are under pressure since this portion of the coast only has suitable swimming beaches at two locations viz. Umdloti and Westbrook. Other activities include water related activities associated with the estuaries (although deteriorating water quality is a concern) e.g. kite surfing, fishing and diving. (Durban Metropolitan Area Coastal Tourism Development Plan 1999)
Local Commercial The area has limited local commercial opportunities and is unlikely to be affected by the regional centres as it offers accommodation for both permanent and temporary needs.
3.5 SOCIAL ASSESSMENT
3.5.1 Trends
Increase in Gated Communities in eThekwini There has been an increase in the demand for gated communities in eThekwini linked with issues of safety and security. A similar trend is likely to develop in the study area, and which will need to be sensitively managed to ensure that community identity and opportunities for integrated community development are maintained and supported.
Cathy Ferguson and FutureWorks Team, 2007 37 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Emergence of Mixed Income Housing Development Characteristic in the area is a mixed income housing fabric. There are Low-income areas in the informal settlements, middle income housing areas in the Desainager and Westbrook areas and within the same areas including Umdloti, are the high income areas.
Agricultural lifestyle change The area is predominantly under sugar cane, with pockets of market gardening in the Tongaat Beach area. This is beginning to change as agriculture makes way for residential development.
Loss of Community Identity Due to the pressure for development in the area, the community could lose its identity if such developments are not managed properly. The Ohlanga Tongati area is one of the least developed areas in the north and development trends from Umhlanga northwards and from Ballito southwards have put pressure on the area to provide land for development.
3.5.2 Pressures
Delivery of Low Income Housing in high land value areas The area currently accommodates informal settlements and this has now put pressure on the Municipality to provide affordable low-income housing for the inhabitants of these settlements. The informal settlements are however located in high land value areas most of which are privately owned, and the inhabitants of these settlements may have to be relocated to either other parts of the area or off site.
Demand for coastal recreation opportunities With the increase in development in the area and the broader region, there will be a need for more recreational facilities, including additional braai/picnic areas, swimming pools and beach swimming areas.
Lack of public transportation Currently the area is more suited to private vehicle use and the majority of people residing in the area use private vehicles to travel. There is generally a lack of public transport in the area due to the low demand.
3.5.3 Demographics
The analysis was based on the 1996 and 2001 Census figures. The demographics were extracted for Kruisfontein-Westbrook, La Mercy Airport, Oceans, Tongati Beach and Umdloti Beach enumerator districts.
In 2001 the study area has an approximate population of 13,513 people, which is approximately 0.5% of the total population of the Metropolitan area (eThekwini population currently estimated at 3 million people).
Cathy Ferguson and FutureWorks Team, 2007 38 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 10: Population statistics (Census data)
1996 2001 % African 4852 36% Coloureds 135 1% Asian 5914 44% Whites 2612 19% TOTAL 7693 13 513 100%
The total population doubled over the 5-year period. The estimated total number of households in 2001 was 4849.
3.5.4 Existing Community Facilities
There are very few community facilities in the study area: There are 2 Libraries, one in Umdloti and the other in Tongaat Beach (Seatides). There are designated areas where mobile clinics locate in order to serve the needs of the residents. Limited recreational facilities do exist along the beach front e.g. braai facilities. There is one private school which serves a wide threshold of population and 1 primary school in La Mercy. There are 2 vacant school sites, one in La Mercy and one in Westbrook. Currently the La Mercy site is occupied by an informal settlement.
There are two swimming beaches in the area at Umdloti and Westbrook beaches.
3.5.5 KSIA Noise Contours
The final noise contour layer has an impact on the proposed Local Area Plan. The completion of the airport, with both runways, has an impact on the study area to the east of the N2. The SANS guidelines, planning standards and Draft Northern Spatial Development Plan require any residential within the 55 decibel noise contour (and greater) to be acoustically treated. This mostly has implications for low cost and publically funded housing rather than private housing.
The below figures give an indication of the extent of the noise contours and the implications it may have on land uses in future planning.
Cathy Ferguson and FutureWorks Team, 2007 39 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 12: KSIA 2015 Noise Contours
The area shown in green is the 55 decibel noise contour. This would inform the nature of any residential permitted in this area.
Cathy Ferguson and FutureWorks Team, 2007 40 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 13: KSIA 2060 Noise Contours
The impact of the second runway has a significant affect on the land to the west of the first runway. The noise contours are therefore the same as those anticipated in 2015.
Cathy Ferguson and FutureWorks Team, 2007 41 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.6 INFRASTRUCTURE
The Ohlanga / Tongati area falls predominantly outside of the eThekwini Municipality‟s urban edge as defined in the eThekwini Municipality‟s Spatial Development Framework and the capacity of infrastructure is commensurate with this.
3.6.1 Roads and Rail Access to and within the Ohlanga Tongati area is generally not problematic. The N2, the main Durban/Richards Bay freeway, and the M4 from Durban through to Ballito traverse the area from south to north. There are few east/west linkages and these include the Watson Highway, and the M43. Generally the road network within the OT area is operating within capacity and public transport will remain road based due to the dispersed nature of the settlements and the general topography of the area. There is no rail link with the Ohlanga Tongati study area. The nearest rail link is along the MR102 to the West of the N2.
Current traffic volumes on the M4 north of the M27 are quite low due to the vast areas of land that is undeveloped. To the south of the M27 the traffic volumes have increased due to the Waterloo residential development and the industrial area. It can be assumed that due to the increase in travel volumes along the N2 southbound a large proportion of the traffic volumes from the western areas like Phoenix, Verulam, INK, etc. use the M4 rather than the N2 to travel to the South in the AM peak hour. Presently most of the traffic travels southbound in the AM peak. Notwithstanding the above, there are certainly bottlenecks in the network as discussed below:
The M4 from the M27 interchange travelling south is almost at capacity. The current road network is one lane in each direction. The traffic circle at the Sibaya Casino Link Road is operating at an acceptable level of service. This is due to this circle operating as a three leg circle and the volumes exiting the Link Road onto the M4 is relatively low. The M4 from the M27 travelling south to Umhlanga traverses through forest land and any possible widening of this road may not be acceptable from an environmental point of view. The existing bridge over the Ohlanga River is operating at capacity and requires widening. It is quite clear that the M27 from the R102 to the M4 needs to be widened. This section of the road is operating close to capacity. This is largely due to motorist avoiding the N2 to travel to the south and also the development of the Waterloo residential development and the industrial area along the M27. Watson Highway between the N2 interchange and the R102 is operating at almost capacity. This link needs to be upgraded to two lanes in each direction. Both the signalized intersections along the Watson Highway between the R102 and the N2 need upgrading.
Additional observations
The M4 north of the M27 interchange to the Umdloti lagoon is operating at an acceptable level of service (v/c of 0,65). Although this section of the M4 is operating below capacity to the motorist it feels as though it is operating at capacity. The reason for this is due to the number of heavy vehicles using this section of the road to avoid the toll and motorists being forced to follow these trucks. The N2 north of the M27 interchange is well below capacity but to the south, the volume is almost double but still operating below capacity.
Cathy Ferguson and FutureWorks Team, 2007 42 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
3.6.2 Sanitation and Water The current sewerage treatment works serving the study area are virtually at capacity and the lack of capacity to accommodate further development could seriously affect the short to medium term development opportunities within the study area. As a result the municipality has determined that development applications that are in accordance with an existing zoning can be provided with waterborne sewerage. Any proposed development which requires a re-zoning cannot be provided with waterborne sewerage connection until additional sewerage treatment facilities / infrastructure are provided to serve the area.
Opportunities to expand the current sewage treatment works have been subject to reserve determinations for each of the affected estuaries, the Umdloti and Tongati. These reserve determinations have indicated that there is capacity within both river systems to accommodate additional flows subject to water quality considerations. In order to accommodate growth in the area, the development of a new treatment works on the Umdloti River and the expansion of the Tongaat Treatment Works are proposed. Details are provided on a catchment basis (south to north) below.
Umhlanga Catchment Umhlanga Works - Current flow to the Works is 8 Ml/day - Capacity of the Works is 6,8 Ml/day - Pumping scheme to Phoenix Works with capacity of 8 Ml/day Phoenix Works - Current flow to the Works is 15 Ml/day - Capacity of the Works is 25 Ml/day - EIA approval for expansion of Works to 50 Ml/day - Works to by-pass treated effluent to Umgeni River up to 50 Ml/day is almost complete - EIA approval recently granted for upgrade to Ohlanga pump station and reticulation infrastructure from Umhlanga to Phoenix Works – to accommodate 16 Ml/day (Phase 1); 36 Ml/day (Phase 2) Total catchment flow calculated from draft North SDP is - Umhlanga catchment 38 Ml/day - Phoenix catchment 36 Ml/day = total 74 Ml/day Development pressures (Tongaat Hulett Developments/draft North SDP) - Cornubia - 19 Ml/day to 30 Ml/day (and further densification being discussed) - Tongaat Hulett Developments - Ridgeside - 1,8 Ml/day to 5 Ml/day
Mdloti Catchment Verulam Works - the current flow to the Works is 6 Ml/day - the capacity of the Works after current construction is 12,5 Ml/day - in the longer term the flow will be redirected to the new Umdloti Works when the Verulam Works reaches capacity Umdloti Works o the current flow to the Works is 1,0 Ml/day o the capacity of the Works is 1,8 Ml/day Total catchment flow calculated from draft SDP is 37 Ml/day Intermediate reserve determination for Umdloti estuary concluded that up to 30 Ml/day of treated effluent (with nutrient removal) could be released into the estuary.
Cathy Ferguson and FutureWorks Team, 2007 43 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
However, the raising of Hazlemere dam needs to be taken into account, which could allow for an increase in flow to around 50 Ml/day. EIA for new treatment works on Umdloti River (preferred site just west of N2 on north bank of Umdloti River) is currently underway, including reticulation, pump station upgrades etc. The new works will be designed for 52 Ml/day as four upgrades. The first phase will provide for the current flows from Umdloti, La Mercy, Genazzano, Westbrook, Sibiya, Dube Tradeport and Mount Moreland.
Genazzano Catchment Current flow to the Works is 1,0 Ml/day Current capacity of the Works is 1,7 Ml/day ( limited by the clarifiers) Aeration capacity is 2,5 Ml/day Additional clarifier would optimise the capacity to 2,5 Ml/day Flow from vacant land currently zoned for development - if developed to maximum - is 4 Ml/day Flow calculated from North SDP (Nov 2009) is 16 Ml/day Medium term solution is to transfer flow by pumping to the Umdloti catchment (to new treatment works once completed – 2013/14).
Tongati Catchment Current flow to the Works is 7,3 Ml/day Current capacity of the Works is 10 Ml/day Flow calculated from North SDP (Nov 2009) is 52 Ml/day One of the policies within the draft Coastal Management Strategy is that " The unique environment created within estuaries, the role estuaries play in the broader coastal ecology, ...... have resulted in estuaries having been singled out as an important strategic objective in the management of the coastal zone" – hence the need to ensure the proper management of discharge of treated effluent into estuaries. Intermediate reserve determination indicates that additional 30 ML/day can be accepted by the estuary. If the extraction by Zimbali Lakes is factored in, the Tongaat Works can be expanded to provide for a total of 50 Ml/day. Expansion of Tongaat Works is possible in terms of current EIA approval for existing works, taking into account the estuarine intermediate reserve determination requirements.
3.6.3 Stormwater Increases in hardened surfaces results in increases in stormwater runoff. Stormwater controls are in place and all developments are required to mitigate their post-development runoff on site.
3.6.4 Electricity and Telecommunications Access to electricity and telecommunications is good. The existing Umdloti Major substation will cater for the development of the Sibaya precinct. The proposed La Mercy Airport substation, can service the area west of the N2.
Limited spare capacity in the areas of Westbrook and La Mercy is available and can only cater for minor developments. In the interim period, before bulk infrastructure is brought into these areas major developments can be catered for by laying services from Umdloti Major Substation.
Cathy Ferguson and FutureWorks Team, 2007 44 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Ultimately to cater for the proposed developments in La Mercy and Westbrook, major substations have to be established in these areas
3.7 SPATIAL TRENDS
3.7.1 Overview of Current Spatial Patterns
Historically the study area fell outside the current metropolitan municipal boundary and was made up of a number of separate local authorities surrounded by privately owned agricultural land administered through national and provincial legislation. Each of the municipal entities was managed as independent towns or villages with their own services and facilities and their own visions and plans for the future. Thus the area comprises of a number of spatially discrete (although converging) villages, or suburbs, each with their own character and amenity. Although the beachfront nodes of some of these villages are the foci of domestic tourism and or local recreation there are no regional commercial or service nodes located within the study area. Villages are a mix of low and high density residential precincts (permanent or holiday accommodation) with low levels of local level commercial and / or community services Residents are therefore required to travel to other parts of the Metro to access economic and employment opportunities and higher order commercial and social services. Settlement types in the area range from large-scale commercial farms, small-holdings, residential suburbs, beachfront apartments, coastal holiday homes and informal settlements.
The study area is important from the point of view that it contains the last remaining relatively intact coastal dune environments within the municipality which includes three important estuaries. The coastline is already zoned for various forms of residential development with small pockets of small scale commercial also zoned.
3.7.2 Trends
Coalescence of Durban and Ballito eThekwini is at present expanding from Umhlanga northwards at an unprecedented rate and has leapfrogged the Ohlanga River into the study area. Ilembe municipality is also experiencing unprecedented growth both north and south of the town of Ballito with development already approved for the northern bank of the Tongati River. The development of the Dube Trade Port will increase development pressure in the study area thus increasing the rate at which development within the two municipalities will coalesce.
Low Density Suburban Residential Sprawl There is still a strong demand for single detached residential accommodation in the northern areas (either in form of conventional township developments but increasingly in gated and themed community developments) which is resulting in the extension of low density introverted suburban landscapes. Given the context of high land availability, perceptions relating to crime and the strong economy, this trend is likely to persist. The low-density suburban residential areas are already a characteristic of the study area although there are currently applications for more dense gated communities.
High Density High Rise Built Form along the Coast
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The historical trend of maximising development densities on the beach fronts of KZN coastlines still exists and already manifests itself in the high rise development in existing small development nodes in the study area. Given the difficult accessibility of the coastline in the study area, the relatively thin corridor of properties with direct or easy access to the beach (i.e. between the M4 and beach) and existing relatively high density zoning along portions of the study area‟s beach this trend is likely to continue at those points with good accessibility from the hinterland.
Increase in Nodal Development around interchanges. The trend towards large mixed use nodal development at highly accessible interceptory points has emerged strongly in the metropolitan area and its surrounds over the past few years and this is likely to continue as long as road based private and public transportation remain the primary modes of transport. Examples include the Pavilion, Gateway and the Lifestyle centre at Ballito. Accordingly, it can be anticipated that demand for mixed use development will continue at the metropolitan interceptory points between coastal roads (N2 and M4) and their links to the hinterland.
3.7.3 Spatial Pressures
Over Development in Coastal Zones Land immediately adjacent to the coastline which formed the small villages and towns and which included the multiple private ownership of land is where development pressure has been the greatest. This will continue given the existing zoning as well as the increase in demand for development in the area as a result of the Dube Trade Port and the precedent of existing high density developments in Umdloti and the high density, high rise precedents in Umhlanga. This form and style of development will pressurise both environmental assets and transportation and infrastructure capacity.
Transformation of Agricultural Land Metropolitan growth pressures combined with decreasing value of sugar cane and the ability of Tongaat Hulett Developments (i.e. largest land owner and land developer) to develop its land holdings will see more pressure to transform the study area hinterland from agricultural activity to urban and suburban development.
Pressure on Environmental Assets The size and shape (and hence functionality and sustainability) of the already fragile network of natural assets prevalent in the study area will be increasingly threatened by increased transformation and development of land although the opportunity exists to use planned development as a means of developing and protecting these assets.
Change in Landscape Character The largely low density and agricultural landscape prevalent in the area as well as the outstanding views and vistas of city and sea will be impacted on by land transformation and by building heights within the beach zones and in areas adjacent to the estuaries.
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4.0 Spatial Planning Framework
4.1 SPATIAL PLANNING AND DEVELOPMENT APPROACH
The eThekwini Municipality has therefore embarked on a process to develop a spatial planning approach that will be consistent with legislation and which will also be appropriate for the management requirements of a metropolitan city. The sections, which follow outline the approach currently being used and developed by the Municipality as part of the overall spatial development planning initiative and as part of the process of establishing a common spatial planning language for the city. The approach was first outlined in the Outer West Spatial Development Plan (eThekwini Municipality and Urban Explorations, February 2005) and is repeated here for ease of reference.
4.2 MUNICIPAL / METROPOLITAN SPATIAL PLANNING
In order to meet their needs people in the municipality experience and use their city at a number of spatial scales or levels of access, movement and activity. At one level they access some of their needs by being able to move to different parts of the city to access regional service centres and facilities (e.g. hospitals, employment nodes, regional shopping centres, recreation facilities such as beaches and major sporting facilities etc.). At another level they meet their needs from services and facilities located within their neighbourhood (e.g. schools, shops, places of worship, parks, clinics etc.). In order for the city to perform optimally for all its inhabitants these “overlapping” systems and levels of access, movement and activity need to be available to all communities, need to operate efficiently and they need to be sustainable. Some neighbourhoods or areas within the city perform better than others due to their interconnectedness with metropolitan access, movement and activity systems and/or due to the levels of infrastructure and community facilities they possess and their concomitant ability to support human activity at the local neighbourhood level.
The Municipality‟s spatial planning seeks to ensure that access to opportunity and amenity at the local and metropolitan scale is available to all municipal communities through:
the protection of natural assets and resource systems that provide benefit for all metropolitan communities through the establishment of “man-made” access, movement, activity and service systems that support human activity and endeavour at the metropolitan level and at the local level.
The following sections describe briefly the nature of these “overlapping” spatial and infrastructure systems that need to be protected, promoted and / or established in order for the city to perform at an optimal level and that will need to be established through the implementation of the Package of Plans.
4.2.1 Open Space as the Primary Spatial Structuring Element
At the metropolitan scale the open space system of the city is the primary structuring element of space and activity in that, through its major physiographic features, it physically defines areas of land that are suitable or unsuitable for development. The metropolitan open space system physically connects the areas of land that are unsuitable for development as a
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consequence of ecological, hydrological and geological processes and systems, into an integrated and interdependent environmental system. The interconnectedness of the open space system is critical for its own viability and survival, but also for the sustainable production and delivery of environmental services and benefits it provides for humans (i.e. water supply, flood protection, building materials, medicinal products, clean air and water, carbon sequestration etc.).
4.2.2 Metropolitan Movement and Linkage as a Spatial Structuring Element
On the other hand the developable areas of land and the communities that are established on them are connected through the primary movement and linkage elements of the city (i.e. major roads and / or railways). These movement systems allow communities to experience the city at its metropolitan scale and to access benefits, in the form of employment or amenity, that are located large distances from their homes and local neighbourhoods. These systems needs to be continually upgraded, enhanced and expanded to ensure that all existing and future neighbourhoods are linked into metropolitan opportunity and amenity.
4.2.3 Sustainable Neighbourhoods
Despite the need to be connected at the metropolitan level individuals and communities experience or undertake most of their day to day activities at a local level in and around their residential neighbourhood, their workplace or at some place where they access goods and services or recreation etc. (i.e. within a local neighbourhood or area which provides one or other form of benefit). These neighbourhoods are located within the developable portions of the metropolitan area as described in the previous section. Invariably local neighbourhoods are linked together into larger areas of functionally linked human settlements (i.e. precincts). The manner in which these precincts perform at a local level as a living environment for their inhabitants will be dependent on the number and quality of services and amenities located therein. The type of services and amenities will also be dependent on the thresholds available in the precinct to support them. Thresholds will be determined by numbers of people and their income levels (i.e. ability to establish economic thresholds). Therefore the size and thresholds that the precincts and neighbourhoods could become needs to be established in order to facilitate longer term planning requirements and actions.
4.3 METROPOLITAN SPATIAL PLANNING AND DEVELOPMENT OBJECTIVES
4.3.1 Objective One: Redress Imbalances
There is a need to redress the adverse impacts of previous planning and group area policies through the elimination of imbalances in the performance and environmental quality of the Municipality‟s residential, recreational and business areas.
Respond to Existing Outstanding Needs This will entail the upgrading of poorly serviced and poor quality residential environments to provide essential services and social infrastructure to be able to support communities and to promote vitality and a sense of place in these settlements. Due to the nature of the location of some of the residential environments, some may require relocation.
Restructure Existing Settlements 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-
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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.
4.3.2 Objective Two: Build for the Future
The metropolitan plans cannot simply focus on redressing past imbalances; they also need to build for the future by responding appropriately to future needs and anticipated growth patterns and trends.
Accommodate Population Growth In order to address metropolitan population growth trends, development within the city 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 peripheral land.
Structure New Growth The key elements of the spatial structure need to be identified and established to guide the future physical growth and development of the city towards a more efficient, equitable and sustainable urban form. If the energy and investment directed at accommodating population growth and urban development is correctly harnessed, it holds the potential to redress existing spatial deficiencies as well as create a more efficient, equitable and sustainable municipality. Accordingly, growth axes or corridors and associated nodal service points need to be identified and supported.
Conserve the Natural Resource Asset Base The existing natural resource asset base needs to be conserved to ensure that this asset continues to provide services and benefits to an expanding EMA and the Ohlanga Tongati area in particular. This will entail the restriction of development within important natural areas as well as the management of adjacent and upstream land uses and activities which impact on the ecosystems contained within these areas.
Establish More Responsive Settlement Structure and Built Form Identify and establish settlement forms and building types, which are more responsive to environmental concerns, increasing living costs and lifestyle patterns so as to support a wider choice of identifiable and sustainable lifestyles. This will entail the development of a range of housing options at various densities and in various locations
4.4 METROPOLITAN SPATIAL DEVELOPMENT FRAMEWORK
The Municipal IDP and associated Spatial Development Framework identifies a number of key development principles which have been used as an overarching guideline for directing all land use, development and management strategies in the Municipality and hence for the preparation of the SDP. The spatial response that is to deliver on these principles is contained in the Municipal SDF and is based on notions of the compact city and densification, protection of natural assets, establishment of development nodes and corridors and associated systems of access, linkage and circulation for public and private forms of transport.
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The principles are summarised in Table 11 and the latest SDF is illustrated in Figure 10.
Table 11 Principles of the Spatial Development Framework
Equity - Reducing infrastructure and service disparities Promote an - Redressing imbalances in the location of employment opportunities Equitable city - Providing adequate, accessible and affordable housing opportunities by: - Promoting integration by linking and reducing distances between people, places and activities - Making the city work better for the disadvantaged (the poor, the disabled and women) Efficiency - Promoting more compact development by encouraging higher densities Promote where appropriate An efficient city - Reducing the separation between places where people live and work by: - Optimising development in areas of greatest opportunity - Encouraging effective use of infrastructure and facilities - Promoting cost effective movement systems - Promote accessibility through improving relationships between people, places and activities - Promoting a well-managed spatial form Sustainability - Promoting optimal use of remaining land opportunities Promote a - Promoting the inherent value of the natural and built environment and Sustainable introducing environmentally sensitive management of development city by: - Alleviating environmental health hazards - Promoting total living environments - Retaining and enhancing positive qualities and productive assets of the DMA
Extracted from eThekwini IDP 2006 – 2011
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Figure 12 (extracted from eThekwini IDP 2006- 2011, 2008/09 review)
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The Spatial Development Framework‟s defining features include: A compact city model that contains an: o Urban Core, being the urban centre which generally has servicing capacity and thus opportunity for densification and to support thresholds for a range of services, industry and public transport o Urban edge concept, used as a tool to curb urban sprawl, promote compaction and sustainability, protect environmental assets and prevent inefficient expenditure on infrastructure. This concept in practical terms indicates the boundary within which it is sustainable to provide additional services. This urban edge has been developed essentially in terms of the cost surfaces model which details cost of service provision in the entire eThekwini. Emphasis on accessibility and convenience in more densely populated urban areas. Durban Central and Umhlanga as major investment areas which include harbour support, regeneration of existing developed areas such as Warwick Junction, Clairwood, Jacobs, Mobeni, Cato Manor and Umhlanga Ridege. Smaller priority investment nodes which provide social support and opportunity for private investment. Support for a high priority public transport network by improving viability with densification along routes either within the urban core or distinct investment corridors. Utlisation of excess infrastructure capacities. Upper catchment open space area continues to provide free services and supports health of entire metropolitan area. Suburban areas beyond the Urban Edge within which servicing limitations exist and notwithstanding existing developments where generally it is not cost effective to provide additional services. A Northwards investment direction in response to private sector development needs, Dube Tradeport and other public investment projects. This development direction traverses three catchments where services have not been budgeted for and will thus need to be phased in. Thus the directional depiction of the plan represents a continuum northwards from the urban edge and discourages „leap frogging‟ which can increase servicing costs by up to 30%. Coastal, Mixed Use and Tourism corridors that provide diverse opportunities for development and lifestyle. Develoment in areas of sensitivity such as the coastal corridors and peripheries of our important environmental assets will need careful scrutiny to ensure no negative impacts. Rural areas, where development is a mixture of tribal accommodation interlaced with subsistence agriculture and supported by basis services.
The study area for this project currently falls outside the urban edge, defined in the SDF by the limit to the area that can be efficiently serviced, by the city within the current budget cycle.
4.5 SPATIAL STRUCTURING ELEMENTS
A number of spatial structuring elements or devices can be used to direct development investment and to guide development actions. Collectively these elements form a spatial structuring and spatial development management system that can be used by all municipal departments in their planning endeavours as well as direct private developer investment and decision-making. It is a system that can be used to define/describe how an area works and functions as well as assess its performance as a living environment for people.
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Table 12: Spatial Structuring Elements (extracted from Outer West SDP eThekwini Municipality and Urban Explorations, February 2005)
Metropolitan Description Purpose Spatial Structuring Elements Landscape A line demarcating the limit to which built up An urban edge is temporal in that it is to be used to manage the growth Structuring (urban) areas, that are reliant on full service patterns of a city over time. As such parts of it may be amended as and Elements (The levels, will be allowed to establish and that will when development pressures within the edge require additional land to be Urban Edge) result in a more convenient, comfortable, made available. efficient, equitable and sustainable settlement The edge should be used to enforce density targets and physical forms. development patterns within specific time periods until such time as growth and development pressures require a rethink on the position of the line. Urban Edge implies that there is a rural Since the line will also be determined by sensitive environmental areas, Periphery or hinterland that is different in cultural and heritage assets its position in some areas will be fixed and non Character and which has different servicing negotiable. needs. It implies also that there is a need for An urban edge should take cognisance of the following: different settlement patterns and lifestyles. - Geophysical environment - Biophysical and ecological environment - Rivers and wetland systems - Infrastructure location and capacity - Land use and related patterns - Demographics and population profiles and trends - Legal, planning and land ownership - Socio-cultural and historic environment - Visual resource analysis Local Districts Functional areas are clusters of settlement An important spatial structuring device at a local level that can be used to within the sub metro areas which contain create identifiable, integrated and cohesive districts, precincts and various mixes of settlement form but which are neighbourhoods that perform well in terms of their role in the sub metro as physically and functionally connected. living areas, employment areas, economic opportunity areas, recreation areas etc. Open Space Core Conservation and Resource Areas, Establishment of a clearly identifiable system of conservation and resource System Core Conservation and Resource Corridors reserve open space elements that perform specific functions regarding the Core Conservation and resource Isolated sustainability of the ecological systems within the Municipal area as well as Small Areas the delivery of environmental services within the human living environment. Corridors: Regional Access and Linkage Establishment of corridors of mixed use development that act as growth or Investment and Metropolitan Development Corridor development axes that spatially structure development. The corridors
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Metropolitan Description Purpose Spatial Structuring Elements Linkage Lines Inter District Corridor comprise of a mix of activity making them intense robust and diverse Inter Neighbourhood Linkage environments that service the city. Intra Neighbourhood Linkage Establishment of links between districts and neighbourhoods that ensure cohesiveness and integration of activity and communities. Nodes: Regional, Establishment of a hierarchy of services points within the city that provides Investment and Sub-metropolitan convenient and efficient access to a hierarchy of commercial and Access Points Local District community facilities. Neighbourhood The form will follow the function of the node and will reflect the market The form of the nodes will be dependent on threshold it serves. their Function, size and age of the node and could Take the form of Grids, Intersections, Strips, Streets, Sites Settlement Urban The protection, conservation, establishment and maintenance of a variety Forms Suburban of lifestyle options at the scale of the local district. To provide housing Rural Agricultural areas at different densities and with varying forms for various income Rural Traditional groups, cultures and preferences. Densities Gross, Net: Dwelling units per hectare (du/ha), Different measures of density that can be used for describing different Persons per hectare (pph), lifestyle options, landscape character and for evaluating impacts on Floor Area Ratio (FAR), infrastructure and community facilities. Floor Space Rate (FSR).
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4.6 NORTHERN SPATIAL AREA PLAN
The eThekwini Municipality is currently divided into four sub metro areas i.e. the North, Outer West, Central and South areas as depicted in Figure 13. The North area is located north of Umgeni River and includes Durban North, Inanda, Ntuzuma, KwaMashu, Phoenix, Umhlanga, Umdloti, Verulam, Tongati, Mzinyathi, Oakford and Hazelmere areas. It also includes the Ohlanga catchment and parts of Umdloti and Tongati Catchments.
The land area of the north is approx 60 000 ha which is approximately 26% of eThekwini Municipality‟s land area. The approximate population of the north area is 966 612, 31.3 % of eThekwini‟s total population. The area contributes R19-21 billion, which is 15-17% of the total GDP of eThekwini. (Source: North Spatial Plan Presentation, 4 April 2006)
Figure 13: eThekwini Metropolitan Planning Sub-areas
The City is currently in the process of preparing the spatial plan for the northern area. The Northern Spatial Plan is intended to translate broad development intentions of the Municipal Spatial Development Framework into geographically specific, physical development and land use guidelines; focus on land use, transport, environmental and infrastructure implications and direct level, form and location of investment in the city. It will assist with the evaluation of development applications and guide the preparation of detailed local area plans, precinct plans and land use schemes. The plan will indicate phasing of development and will have a 20 year time frame.
To this end the strategic role of the area has been identified as follows:
Logistics city - expansion for logistics sector (related to the proposed King Shaka airport and the associated Dube TradePort) Residential expansion & Lifestyle options (agricultural, rural, coastal, residential) Addressing a portion of the low cost housing backlog
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International tourism expansion and recreation opportunities - coastal areas, cultural heritage Commercial expansion opportunities Agricultural opportunities Protecting environmental assets – coastal, riverine and open space assets
The key development principles identified for this area include driving the spatial restructuring of the City, promoting equity, efficiency and sustainability; building for the future and driving development and sector programmes.
The Spatial Development approach likely to be adopted by the City in the preparation of the plan includes:
Nodes Size relative to role & threshold (regional, sub-metro, local, district, neighbourhood) Along corridors, points of high accessibility, economic activity Investment opportunity - expansion of existing nodes (e.g. Tongaat, Bridge City, Verulam), identify potential and future nodes Improve integration, accessibility and opportunities
Corridors Desire lines - different roles and functions e.g. coastal, movement (N2), mixed use zones (industrial/ commercial - R102), tourism (Inanda Tourism Trail) Guide investment opportunities Improve integration, accessibility, linkages and opportunities at a regional, metropolitan, local, district and neighbourhood level
The definition of the current Urban Edge that informs future level of services and lifestyle options will be reviewed in the preparation of the plan. The Lifestyle Options will include various residential settlement forms (urban, suburban, rural) and agricultural settlement with associated levels of service and appropriate densities.
Environmental systems / Open Space Asset Ecological linkages and zones (e.g. coast, rivers, open spaces) Protect and enhance open space area, riverine systems and coastal asset Capacity of catchments to accommodate growth
The implementation of the proposals contained in the plan will be phased in over a period of time.
4.7 VISION FOR THE OHLANGA - TONGATI STUDY AREA
The study area is made up of a number of discrete and different neighbourhoods and precincts each with their own character and potentials. It therefore cannot be viewed as a single cohesive area although the neighbourhoods and precincts share a common association with the coast. Accordingly, it is important to ensure that the integrity of the coastal character is protected and utilised in future development as a distinguishing feature between settlement in the study area and settlement in the hinterland of the metropolitan area. Furthermore, there is a need to avoid unmanaged and unimaginative suburban sprawl along the metropolitan coast and plan for the establishment of identifiable, discernable precincts and neighbourhoods and sustainable settlement forms and densities.
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The study area offers a wide variety of beach and coastal experiences although swimming beaches are limited which restricts opportunities for mass recreation facilities associated with safe and convenient access to the sea such as Durban‟s “Golden Mile”, but it does provide opportunity for a range of more informal or natural coastal (beach, estuary, coastal forest) experiences within the municipal area. The various beaches and natural assets offer a range of different recreation and tourist experiences but the area must be planned in a manner that enables the general public to access these attributes and experiences without adversely impacting on the sustainability of the natural environment itself or on the living environment of the communities already residing in the area.
The relatively undeveloped state of most of the land within the study area, and most of the precincts within it, provide the opportunity to establish a settlement structure and form that will be distinctive and which sets a new precedent for the way living environments are developed and managed.
The opportunity exists to protect, rehabilitate and re-establish the coastal character of the study area and to promote settlement that is situated within extensive and highly functional natural habitats, but which is developed at densities that sustain infrastructure, public transportation and local and small business and that creates neighbourhoods that are identifiable and supportive of community life.
The Table 13 outlines the roles that the various precincts have the capacity to accommodate in the future and Figure 14 shows the precincts and neighbourhoods that have been identified.
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Table 13: Precinct Roles
Existing and PRECINCTS Future Roles 1. Sibaya 2. Umdloti 3. Umdloti 4. Tongaat 5. Tongaat 6. Westbrook 7. Westbrook Hinterland Beach Beach Beach Hinterland Hinterland STRATEGIC ROLES National Biodiversity Ohlanga Estuary/ Cane fields to be Coastal Dune Coastal Dune Cane fields to be Coastal Dune Corridor Hawaan. Mhlanga transformed to urban Corridor/Umdloti Corridor/Umdloti transformed to urban Corridor/Tongati Tongati Estuary Forest settlement Estuary Estuary settlement Estuary Support to Dube Supporting Supporting Supporting Supporting Supporting Residential Supporting Residential Supporting Residential Trade Port/King Residential and Residential and Residential and Residential and and Leisure and Leisure and Leisure Shaka Airport Leisure Leisure Leisure Leisure Tourism Commercial Swimming Beach Entertainment and Permanent and Swimming Beaches Permanent Permanent Permanent and Leisure and Leisure Node Leisure and Accommodation Accommodation Accommodation Accommodation Accommodation Accommodation ECONOMIC ROLES Economic Nodal Entertainment Leisure Leisure Leisure Residential Leisure Leisure Driver/Multiplier Zone Commercial Commercial Commercial Commercial Residential Employment Leisure Leisure Leisure Leisure Leisure Leisure Leisure Generator Commercial Commercial Commercial Commercial Commercial Commercial Commercial Residential Residential Residential Residential Residential Residential Residential Rates Base Leisure Leisure Leisure Leisure Leisure Leisure Leisure Commercial Commercial Commercial Commercial Commercial Commercial Commercial Residential Residential Residential Residential Residential Residential Residential SOCIAL ROLES Coastal Lifestyle Residential Residential Residential Residential Residential Residential Residential Leisure Leisure Leisure Leisure Leisure Leisure Leisure Coastal Recreation River Estuary Coastal Residential Beach and Estuary Beach and Estuary Residential Beach and Estuary River and Estuary Forests Leisure Community Facilities Metropolitan level Metropolitan level Metropolitan level Local facilities associated Local Local facilities associated Local facilities associated with with access to N2 with access to N2 access to N2 Food Resources Local Local Local Local Local Local Local Environmental Cane fields to be Cane fields to be Beaches and Coastal All Ecosystems All Ecosystems All Ecosystems All Ecosystems Education transformed to urban transformed to urban Dunes
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Existing and PRECINCTS Future Roles 1. Sibaya 2. Umdloti 3. Umdloti 4. Tongaat 5. Tongaat 6. Westbrook 7. Westbrook Hinterland Beach Beach Beach Hinterland Hinterland settlement settlement ENVIRONMENTAL SERVICE ROLES Land Stability Moderate inland Steep River, Steep River, Moderate inland Steep River and Steep River and Steep River, Estuary , Slopes Estuary, Dune Estuary, Dune Slopes Estuary Frontage Estuary Frontage Dune Frontage Frontage Frontage Terrestrial/ Marine/ Cane fields to be Cane fields to be All Ecosystem Dunes, Wetlands, Dunes, Wetlands, Dunes, Wetlands, Dunes, Wetlands, Estuarine transformed to urban transformed to urban Habitats Forests Forests Forests Forests regeneration settlement settlement Cane fields to be Cane fields to be Waste Assimilation/ Dunes, Wetlands, Dunes, Wetlands, River/Estuary/Sea transformed to urban transformed to urban River/Estuary/Sea River/Estuary/Sea Dilution Forests Forests settlement settlement Soil Erosion Agricultural Land Dunes and Dunes and Agricultural Land Wetlands / Forests Dunes and Wetlands Forests and Wetlands Protection Transformation Wetlands Wetlands Transformation Climate Control Cane fields to be Cane fields to be Coastal Forests transformed to urban Coastal Forests Coastal Forests transformed to urban Coastal Forests Coastal Forests settlement settlement Sea Erosion Not adjacent to sea Not adjacent to sea Estuary Vegetation Coastal Dunes Coastal Dunes Coastal Dunes Estuary Vegetation Protection Visual Amenity Sea Views Distant Views of Sea Sea Views M4 experience Distant Views of Sea Coastal Bush Drainage lines River Views and River Estuary Views Sea Views and River Sea Views Visual relief Estuary Views Vegetated Bluff Estuary Views
(Note to Roles Table: Each cell provides information that indicates the nature of activity or the type of asset that exists, or could exist in the relevant precinct, and which will underpin the identified role. The colour within each cell indicates the relative significance that the precinct could play with respect to the role described in the left hand column of the table.)
High Medium Low
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Figure 14: Precincts and Neighbourhoods
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4.8 ENVIRONMENTAL PLANNING FRAMEWORK
4.8.1 Environmental Planning Objectives
In terms of the vision outlined in the previous section the environmental objectives for the study area have been identified as follows:
Promote the sustainable supply of environmental services in the study area in accordance with the Municipal Environmental Services Plan (EESMP) and the metropolitan area through the protection, enhancement, expansion, linkage and integration of the network of environmental assets and the maintenance and or improvement of their quality. Protect, expand and enhance the Coastal Asset/Resource Base.
4.8.2 Open Space System
In order to achieve the abovementioned environmental objectives the land containing the coastal, terrestrial, estuarine and riverine assets within the study area should be included in an integrated open space system which links and protects the natural assets of the area and which will deliver environmental services and benefits for both metropolitan and local communities (see Figure 15). This system will also act as the primary spatial structuring element of the study area since it define which areas are suitable for urban and suburban development and those which should be retained for open space use.
The existing natural assets contained within the study area (i.e. existing EESMP footprint) should be included in the open space system, and wherever feasible, additional “amenity” areas should be included to protect the main assets. The system should be designed as an integrated series of functional ecosystem elements (i.e. cores and corridors) that may be either publicly or privately owned and managed, but which form a minimum “skeleton” and which forms part of the wider municipal open space and park system.
In order to ensure appropriate management of the environment assets in the open space system so that ecosystem function is maintained, the assets need to be identified, classified and managed according to the role and function of each element. Accordingly, the following environmental service supply elements have been identified:
Open Space Cores Core areas are those areas that are critical for the supply of an environmental service. Included in the core areas are the highly functional areas of biodiversity / environmental significance that enjoy some form of legal protection (i.e. estuaries, wetlands, grasslands, coastal dunes, and forest areas), areas that fall within the 1 in 100 year flood line and all areas that fall within the sea erosion line. No transformation of the natural assets or the development of land for purposes other than conservation should be permitted in this category of open space.
The Core areas include the:
Ohlanga and the associated coastal forests on its northern banks, Umdloti and associated coastal forests on both southern and northern banks Tongati Estuaries and associated coastal forests on both its southern and northern banks,
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Open Space Corridors Included in this element are areas that provide a natural buffer for the Cores, areas that provide a natural link between Cores, and areas that supply, or ensure the supply of, significant environmental services. Transformation of natural assets and the development of land in these corridors should only be permitted under controlled conditions. The corridors should be designed to establish buffers and corridors that protect and link core areas. Buffers protect core areas from being situated immediately adjacent to urban development and so reduce the level of impact that development can have on the functioning of the core area. Corridors promote and enable the flow of energy, water, nutrients, genetic material and plants and animals between Core areas.
The corridors include:
entire coastal dune corridor between the Tongati River and Ohlanga River, all terrestrial corridors linking the immediate hinterland to either the Cores and or to the dune corridor system The marine corridor running immediately offshore of the study area between the Tongati and Ohlanga Rivers
Amenity Areas While the EESMP ecological footprint is a core – it is preferable where possible to extend the open space asset outwards from this to incorporate other types of open space that enhance and diversify the services that the open spaces provide in improving quality of life, social amenity and economic opportunities. This has been done in the Ohlanga-Tongati LAP through the establishment of the Amenity Area. These areas should be retained as open space such that they can provide enhanced social and environmental amenity including:
Recreational amenity (urban greenways for walking, jogging, cycling, picnicking) Visual amenity (attractive green spaces for houses and offices to look onto) Cultural amenity (sacred spaces for people to worship, pray and practise traditions) Ecological amenity (spaces for nature education, for animals, birds and reptiles to shelter) Risk management (additional areas to buffer people from the increasing risks of global warming, storm seas and flooding).
The amenity areas have been delineated to include: Open space linkages between larger chunks of open space in the EESMP – to act as human movement corridors Seepage, drainage or potentially flooded zones that are not ideal for living but can be used for agriculture, development of natural assets for human enjoyment and economic gain (e.g. wetlands for birding) Oversteep or unstable areas that are not ideal for development but can play a positive role in the landscape as amenity areas Additional buffering of potentially risky zones (e.g. areas behind dunes that may be affected by high seas / beach erosion / sea level rise; areas around large floodplains that may experience increased flood risk in the future with development of the upstream catchment and with sea level rise) Areas of high agricultural potential (mainly for intensive forms of agriculture and subsistence farming) Areas of particular scenic beauty that provide amenity that adds value to transport routes or developed areas.
The Amenity Area differs from the EESMP in that certain types of development may take place there without being detrimental to the role that it plays in providing amenity services to people. For example, some parts of the amenity area may be developed for agriculture, or
Cathy Ferguson and FutureWorks Team, 2007 62 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
low intensity forms of development that does not detract from – or may contribute to - the role that the amenity area plays. For example, developments such as nature centres, rustic bush lodges and sports clubs may be considered appropriate in certain amenity areas.
Cathy Ferguson and FutureWorks Team, 2007 63 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 15: Environmental Planning Framework
Cathy Ferguson and FutureWorks Team, 2007 64 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
4.9 ACCESS AND MOVEMENT PLANNING FRAMEWORK
4.9.1 Access and Movement Goals
Ensure appropriate levels of regional and metropolitan access to, from and through the study area. Minimise regional and metropolitan through traffic in local areas. Enable the establishment of effective and efficient public transportation. Improve access to designated coastal recreation areas Promote integrated vehicular and pedestrian access and circulation.
4.9.2 Access and Movement System
In response to the abovementioned goals and taking into account the traffic modelling under taken for the northern metropolitan area and the LAP study area a number of short and long term changes to the existing road network and infrastructure may be required (See Figure 16). Proposals relating to these are discussed below. The traffic study undertaken in preparation of the proposals is attached as Appendix 2 of this report.
Regional Access Access to the study area will be gained via the regional and metropolitan access and movement network made up of the N2, M4 the M27 and the Watson Highway (M43) and will be via a series of existing, proposed and possible new future interchanges along the N2 and via existing, proposed and possible new future intersections along the M4.
Realignment of the M4 In order to provide increased road based access capacity for the northern sector of the metropolitan area in the long term (i.e. > ten years) and in order to provide opportunity for enhanced access and use of the northern metropolitan coastline it is proposed to realign the M4. The realignment will occur between the M4/M27 interchange and the Tongati River to a position approximately midway between its current alignment and the N2. Ideally the road should be a limited access road and should be constructed to the same geometric standards as the existing M4. Intersection and interchange standards should be as per the existing M4.
A key outcome of the realignment is to allow for the road along the existing M4 alignment to be downgraded from its present function and re-planned and designed to function as a precinct collector for the Tongaat Beach Precinct and as coastal access road to accommodate facilities to support mixed use development and recreation along the coast. The realignment of the M4 will set up a new road network and associated access arrangements by way of interchanges and intersections and these are presented below.
It is envisaged that the new M4 will only be developed in the long term (>10 years) when development in the study area reaches levels that require additional road capacity. In the interim it is envisaged that proposed developments in the area include road reserve provisions in accordance with the alignment of the proposed new M4.
The Municipality has commissioned two studies to test the M4 realignment proposal: (1) An optimum route location for a realigned M4 has been delineated taking into account various factors including geotechnical considerations and wetland delineation (eThekwini Municipality, May 2007: Route Location Report: Realigning the M4 (Ohlanga River to Tongati River), undertaken by Dave McFarlane & Associates). (2) An assessment of the options for upgrading the existing M4 (instead of a building a new M4) has been undertaken more recently, due in part to the costs associated with building a new road. The assessment looked at a number of aspects: town planning, environmental, transportation and road infrastructure costs. The study concluded that
Cathy Ferguson and FutureWorks Team, 2007 65 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
realigning the M4 would still be the preferred option due to the range of costs associated with upgrading the existing M4. (eThekwini Municipality: August 2008: Ohlanga Tongati Local Area Plan – Assessment of the Option to Upgrade the Existing M4, undertaken by Dave McFarlane & Associates).
However, the resolution of this issue is still subject to broader transportation planning for the greater Northern area of the city, including public transportation planning. The exact form and nature of the proposed arterial and phasing of the M4 realignment will be resolved as part of this exercise.
New Roads New development within the precincts will all require the development of new collector roads to provide access to them and to the surrounding region. However, the precincts affected by the proposed M4 realignment would require additional high level collectors in order to access the regional network conveniently and in order to ensure efficient and safe circulation within each precinct. Accordingly, additional collectors will be required to link the existing M4 (coastal alignment) to the new M4 alignment within the La Mercy Precincts and a new link will be required to connect the Westbrook precincts to the Watson Highway, the realigned M4 and the N2. Additional linkages between the study area and other areas west of the N2 could also be via bridges over/under the N2.
Interchanges Existing interchanges include the N2/Casino, N2/M27, N2/Watson Highway, M4/M27 and M4/Watson Highway. A new interchange has already been proposed between the N2/M27 and N2/Watson Highway interchanges just north of the Umdloti River to provide access to the Dube Trade Port (DTP). This interchange will provide access to the DTP in the west initially, but could also provide access to the study area east of the N2 onto the realigned M4 should this be warranted. This latter service should not however, impact negatively on the environmental quality of the neighbourhoods in this area.
Possible additional long term interchanges could also be required along the realigned M4 at points where the M4 intersects with the M27 and Watson Highway (M43) and with new collectors related to the Dube Interchange.
Intersections Intersections to serve the Sibaya and southern portions of Umdloti Beach Precincts have already been proposed along the M4 between the existing Casino entrance and the M4/M27 interchange, but additional intersections will be required along the existing M4 alignment in the Umdloti and Sibaya North Precincts, within the La Mercy Precincts and within the Westbrook precincts.
Public Transportation The M4, both existing and realigned portions, will form the primary part of the metropolitan road based public transportation route network along with the precinct collector systems that will be created within each precinct as and when development occurs in the future.
Pedestrian Movement System The pedestrian network should operate at a number of levels. In the first instance public pedestrian links along the beachfront and between the estuaries should be promoted. These should link all open space, recreation and or mixed use nodes along the beach front and should enable walks and trails along the entire length of the study area. These should be contained within the public areas of the beaches and should include formal boulevards, promenades, dedicated walkways and sidewalks and boardwalks. In the second instance pedestrian links between the primary transport routes and all mixed use nodes, beach nodes
Cathy Ferguson and FutureWorks Team, 2007 66 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
and recreation areas should be provided for in the design of the precinct collector road system.
Cathy Ferguson and FutureWorks Team, 2007 67 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 16: Transportation Planning Framework
Cathy Ferguson and FutureWorks Team, 2007 68 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
4.10 LAND USE AND ACTIVITY PLANNING FRAMEWORK
4.10.1 Land Use and Activity Goals
Promote the establishment of a balanced, integrated and sustainable mix of land uses and activities Promote and encourage the establishment of a range of residential lifestyle options. Enable the establishment of hierarchy of commercial and service nodes. Promote and encourage a mix of residential densities. Ensure the establishment of an appropriate range of regional and local level community facilities. Promote the establishment of identifiable and discrete neighbourhoods and settlements.
4.10.2 Land Use and Activity System
Hierarchy of Nodes It is proposed that a hierarchy of mixed use nodes be established within the study area consisting of the following and illustrated in Figure 17:
Metropolitan or Sub metropolitan Nodes District Local Neighbourhood Nodes Recreation Nodes
Sub Metropolitan Nodes Three potential sub metropolitan scale node locations have been identified. These include significant interceptory points within the metropolitan and regional spatial system and movement network at the intersections between the N2 with the M27, the proposed Dube Interchange and at the intersection between the N2 and Watson Highway. Given the long term expansion of the metropolitan area, in particular the Dube Trade Port site and its surrounds, the connectivity that these points will have with their immediate surroundings and with the hinterland development corridor along the R102, these locations will be highly accessible to large thresholds of population, metropolitan movement and activity. As such they should accommodate mixed higher order commercial (retail and office) and community services and facilities to serve surrounding coastal and hinterland thresholds. These nodes should accommodate higher density residential developments including hotels and should be planned and designed as integrated urban environments that include public transport facilities required as part of the overall metropolitan public transportation system. The phasing and size of these nodes will be determined in accordance with the threshold demand of the surrounding residential areas over time and in accordance with metropolitan policy relating to the establishment, protection and enhancement of existing towns and or nodes in the northern sub metropolitan area.
District Nodes A series of district nodes should be established at intersections between the realigned M4 and existing, or new east west collector roads which link the M4 to the N2. These should provide local level services and facilities commensurate with the development thresholds of the precincts surrounding them. These nodes should be designed as integrated mixed use “village” centres and should include local convenience shopping and services, restaurants, some local level offices, banking facilities, community facilities such as senior primary and high schools, places of worship and higher density, urban residential developments. They should include public transport facilities required as part of the overall public transportation system.
Cathy Ferguson and FutureWorks Team, 2007 69 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Local Nodes Local nodes should be developed within the settlement fabric of the various precincts and should accommodate local level shops and services, restaurants and higher density urban residential development. They should be located along the M4 and east west collectors linking the M4 with the coastal collector roads within each precinct.
Recreation Nodes A series of public recreation nodes should be established along the coastline to provide access to the variety of coastal recreation opportunities and experiences prevalent within the area. Existing recreation nodes that are easily accessed from regional high mobility routes and which contain existing high capacity facilities and amenity or high potential to accommodate facilities e.g. Umdloti Beach, Westbrook Beach and areas between Umdloti River and Watson Highway along Tongaat Beach should be developed as sub metropolitan level high impact recreation nodes.
Nodes and or facilities that are low impact and low intensity and designed around providing access and exposure to the natural habitats of the coast, the estuaries and associated forests could be established adjacent to the Tongati, Umdloti and Ohlanga Estuaries. These areas would need to be sensitively developed in accordance with appropriate legislation.
Range of Lifestyle Options Whilst the study area is coastal in character and an important planning aim is to retain and enhance its subtropical character there is a need to accommodate of a variety of lifestyle options through the establishment of both urban and suburban settlement types. These options not only provide accommodation choices for people, but also include opportunities for more effectively integrating settlement with the sensitive natural environment and characteristics of the study area whilst at the same time achieving metropolitan densification and sustainability objectives.
Urban settlement types, particularly higher density options, should be located along major transportation routes and precinct collector roads, within the hierarchy of mixed use nodes and/or “village” centres and in designated high density residential areas along the sea front. Sea front high density areas should be designed to ensure interactive edges with streets and public spaces at ground floor levels, to minimise shadowing of public places and beaches and building heights and massing in these areas should be sensitive to the view lines and view sheds of properties inland of them.
Suburban options should be used in low density form as low impact edges to the various components of open space system, particularly along the core elements (i.e. rivers, estuaries, forests) and as suburban medium density infill options in areas between the higher density environments and the low density edges to the open space system as described above. It must be noted that the 55 decibel noise contour has an impact on the typology of housing surrounding the Watson Highway and N2. It is recommended that housing in this area assumes private ownership and therefore the cost implications of acoustically treating houses will be borne by the home owner or developer.
Density Strategy Targets In response to the metropolitan densification and compact city policy it is proposed to target overall gross and net densities as follows:
Gross density for the study area 6 units per hectare (i.e. total number of dwelling units divided by the total study area) Net residential densities range between 5 and 30 units per hectare (i.e. total number of units divided by the developable area of the neighbourhood footprint).
Cathy Ferguson and FutureWorks Team, 2007 70 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Density Distribution Strategy In order to protect ecological systems, protect natural sub tropical landscapes, high quality view sheds and create a variety of built form townscapes within the study area the distribution of the proposed target net densities should be as follows:
Lower densities (5-10 units/hectare) should be located adjacent to core open space assets including the estuaries, coastal dune forests and the river corridors. Medium density (between 10-20 units per hectare) between low and high density areas. Higher densities (20-30 units/hectare) should be located along primary public transport corridors, within all levels of mixed use nodes and “village” centres and in the designated high density residential areas on the sea front at Umdloti (i.e. existing high density area only), along the Tongaat Beach Strip between the Umdloti River and the intersection between Watson‟s Highway and the current M4 alignment.
This density strategy is applied through the study area as summarised in Table 14.
It is noted that the density targets per precinct were originally higher than shown in Table 14. However, once subjected to the traffic modelling process (see Appendix 2) the densities were reduced to accommodate reasonable upgrades to the road transportation infrastructure, recognising that the majority of users in the area use private transport. Should a feasible public transportation strategy be implemented in the area, density targets can be reviewed and increased accordingly.
4.10.3 Land Use and Noise Contours
The noise contours as shown in Figure 19 have an impact on the land uses within the 55 decibel contour. The role and nature of the local area plans, remains as residential/coastal housing, however it would be permissible
Cathy Ferguson and FutureWorks Team, 2007 71 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 14: Density Targets
Area Units Units Units Precinct and N' hood (Ha) 5/ha 10/ha 15/ha Total Tongaat Beach Hinterland: A 77 385 385 Tongaat Beach Hinterland: B 55 550 550 Tongaat Beach Hinterland: C 147 1470 1470 Tongaat Beach Hinterland: D 118 1770 1770 Sub Total 398 385 2020 1770 4175 Tongaat Beach : A 51 255 255 Tongaat Beach : B 113 1130 1130 Tongaat Beach : C 109 1090 1090 Tongaat Beach : D 177 1770 1770 Tongaat Beach : E 184 1840 1840 Tongaat Beach : F 8 80 80 Sub Total 642 255 5910 0 6165 Sibaya: A 22 220 220 Sibaya: B 195 2925 2925 Sibaya: C 68 1020 1020 Sub Total 285 0 220 3945 4165 Umdloti Beach: A 65 650 650 Umdloti Beach: B 64 960 960 Umdloti Beach: C 147 1470 1470 Umdloti Beach: D 32 480 480 Umdloti Beach: E 31 465 465 Sub Total 339 0 2120 1905 4025 Umdloti Hinterland: A 37 555 555 Umdloti Hinterland: B 17 85 85 Umdloti Hinterland: C 12 60 60 Sub Total 66 145 0 555 700 Westbrook Beach: A 88 880 880 Westbrook Beach: B 62 620 620 Westbrook Beach: C 19 285 285 Westbrook Beach: D 87 870 870 Westbrook Beach: E 2 10 10 Westbrook Beach: F 18 180 180 Sub Total 276 10 2550 285 2845 Westbrook Hinterland: A 139 1390 1390 Westbrook Hinterland: B 29 290 290 Westbrook Hinterland: C 44 220 220 Westbrook Hinterland: D 25 125 125 Westbrook Hinterland: E 45 225 225 Sub Total 282 570 1680 0 2250
Totals 2288 1365 14500 8460 24325
Notes: 1. Scenario is based on the application of average net densities for each neighbourhood. The actual distribution of density within the neighbourhood is based on the principles/guidelines in the Precinct Tables in Section 2.7. 2. Table needs to be read in conjunction with Figure 13 relating to Precincts and Neighbourhoods.
Cathy Ferguson and FutureWorks Team, 2007 72 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 17: Land Use and Activity Planning Framework
Cathy Ferguson and FutureWorks Team, 2007 73 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
4.11 LANDSCAPE STRATEGY
4.11.1 Landscape/Townscape Goals
Protect and enhance the special visual qualities of the Study Area relating to sea and estuary views. Promote the establishment and/or rehabilitation of the natural sub tropical coastal character and landscape of the Study Area Promote the establishment of a range of identifiable/discrete settlement characters and townscapes. Promote the development of built form which respects and enhances the character of the study area and which creates environments with identity and character. Promote the establishment of a legible environment
4.11.2 Landscape / Townscape Elements
The following landscape and townscape elements should be used to guide development in the study area (see Figure 18).
Landscaped Movement Corridors
N2 - establish the N2 as a corridor of high landscaping quality with respect to road planting/adjacent property landscaping and with built form quality. M4 - establish the M4 as a corridor of high landscaping quality with respect to road planting/adjacent property landscaping and with respect to built form quality. East west corridors – establish each route/corridor as a gateway to the coastline, and which relates to the distinctive character of the precinct and or beach zone it serves. Bridge Crossings - protect view sheds of rivers and estuaries from bridges and promote sensitive design and construction of infrastructure that crosses them.
Areas of high landscape and scenic quality
Core zones of the open space system – protect and enhance the special visual qualities within these areas through limited and or sensitive development of infrastructure and buildings within them and through the control of building and landscaping quality immediately adjacent to them. Key zones in this respect are the ricer and estuary complexes and the coastal dune forest corridors. Coastal Strip – protect and or enhance the coastal dunes cordon to maintain coastal character and as a visual link between estuary and river cores through promotion of sensitive building form and public and private landscaping within settlement areas. Minor Streams – establish as well maintained structuring features and amenity areas to residential developments around them. Buffer Zones- establish low density development buffer zones immediately adjacent to areas of high scenic quality.
Buffer Zones Areas immediately adjacent to the areas of high landscape and scenic quality should be subject to additional controls which ensures that development (i.e. layout, built form and landscaping) is sensitive to the specific quality of the locale in which it falls e.g. adjacent to river or tributary, adjacent to estuary, adjacent to coastline.
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Gateway Zones Promote the establishment of Regional/Metropolitan scale gateway features (i.e. landmark buildings and/or infrastructure elements and landscape features) at the following interchanges:
N2/Watson Highway/M4- gateway intersection to the coastal area and hinterland of the metro off the national coastal route N2/M27/M4- gateway intersection to the coastal area and hinterland of the metro off the national coastal route N2/Dube Interchange- entrance to the international airport precinct off the national coastal route Other possible interchanges – entrances to coastal areas and hinterland off the national coastal route
Promote the establishment of gateway features (i.e. landmark buildings and special landscape treatment) and development at the following locations:
Entrance to Umdloti Beach Precinct-entrance to national vacation and metropolitan coastal recreation node Entrance to Westbrook Beach Precinct-entrance to metropolitan coastal recreation node Entrances to the Tongaat Beach Precinct-entrances to metropolitan coastal recreation zone and national vacation zone
Urban and Suburban Settlement Utilise Settlement Layout, built form, density and landscaping to promote the establishment of discrete and identifiable neighbourhoods and precincts throughout the study area which have a sense of place commensurate with coastal character but also with the specific local landscape character within which the development may fall (e.g. estuary, dune forest, inland stream and wetland, rocky shores and beaches, inland hilltops and slopes etc.).
Landmark Features Significant highpoints and ridgelines (i.e. skylines) should be sensitively treated according to their context in terms of the overall study area, the precinct in which they fall or the neighbourhood in which they are located. These points should be enhanced either, through appropriate built form that will accentuate the feature as an orienting element in the landscape (i.e. landmark building or structure), or through the preservation of important and high quality natural features that contribute to the sub tropical landscape character of the study area (e.g. untransformed bluff headlands located south of all the estuaries in the study area).
View Zones Special long and short views of the coastline, the ocean, the dune forests and estuary habitats within the study area are prevalent at particular points along both the N2 and the M4. These view sheds and vistas should be protected and or enhanced through the sensitive development within or adjacent to these areas (i.e. building form, density and location and appropriate landscaping) and through the appropriate design of road and bridge infrastructure that will compliment environmental character and permit unobstructed views from vehicles travelling through the areas.
Cathy Ferguson and FutureWorks Team, 2007 75 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Figure 18: Landscape Planning Framework
Cathy Ferguson and FutureWorks Team, 2007 76 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
4.12 PRECINCT FRAMEWORK
Seven discrete, but interconnected Precincts have been identified within the study area (see Figure 13). They are defined by major topographical features such as rivers and / or valleys and by major roads such as the N2 and M4. Each has their own character and opportunities for development and need to be planned and managed accordingly. The planning and management of these precincts should be aimed at turning these functional precincts into local activity systems which provide a range of facilities, opportunities and services required by local residents. The role, key characteristics, spatial development concepts and key actions are outlined for each of these functional precincts in the following tables. More detailed studies are required at the local area level.
Table 15: Precinct Descriptions
PRECINCT DESCRIPTION Sibaya Bordered in the south by the Ohlanga River, to the east is the M4, the M27 to the north and the N2 to the west. Major development in this precinct is the Sibaya Casino. Umdloti Beach To the south it is bordered by the Ohlanga River, the coast forms the east boundary, the M27 borders the north and the M4 is along the west. Umdloti is the main development in this precinct. Umdloti Bounded by the N2 to the west and the M4 to the east. To the south is the Hinterland M27 and to the north is Umdloti River Tongaat Beach To the west is the re-aligned M4 and to the east is the Indian Ocean. It is bounded by Umdloti River to the south and Watson Highway to the north Tongaat Beach To the west are the N2 and the re-aligned M4 to the east. It is bounded by Hinterland Umdloti River to the south and Watson Highway to the north Westbrook To the west is the re-aligned M4 and Indian Ocean to the east. Tongaat Beach River is to the north and Watson Highway to the south Westbrook Bounded by the N2 to the west and the re-aligned M4 to the east. Watson Hinterland Highway is to the south and Tongaat river to the north.
Precinct Planning Guidelines Roles have been identified for each Precinct based on their inherent qualities and characteristics to either protect and/or enhance the environment, and/or to support and accommodate human settlement and activity. These roles relate to the function that each will play in the municipality and describe the contribution they make to the overall planning and development objectives of the Municipality as described in the Municipal IDP.
The roles are set out for each precinct in the Tables 16 to 22.
Cathy Ferguson and FutureWorks Team, 2007 77 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 16: Precinct - Sibaya Precinct Size : 285 has
PREFERRED ROLE Regional Conservation Core (Ohlanga Estuary and Forest Complex), contributor to national coastal corridor, locally important Ecological Role supply of environmental services Economic Role National and Municipal Economic Driver related to Entertainment and associated accommodation. National and Municipal Entertainment and Recreation Node with higher income high density permanent housing and associated Social Role facilities LAND USE Agricultural Existing extensive type agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation To include a mix of regional / metropolitan and local commercial facilities, Regional / metropolitan facilities should be mixed in use Commercial (retail, and should be located at both interchanges along Umdloti Access Road and the N2 and M4 and between interchanges between office, entertainment) the N2 and the Casino Complex access road. Local commercial to be integrated with residential developments but located at key intersections along precinct collector road systems. Local Nodes to include local facilities commensurate with the demographic and land use mix of the precinct, but can include higher Community Facilities order facilities within regional commercial nodes. Establish an integrated precinct park/open space system that links all stream and river valleys, important environmental assets and the Ohlanga River System and that links into the open space system of the Umdloti Beach and Sibaya North Precinct. Open Space Protect and buffer Ohlanga Estuary, floodplains and forests - Core Conservation Area. Protect, buffer and link drainage lines and wetland areas for maximised Resource Corridor functionality and buffer to development impacts on Core Conservation Area. ACCESS AND MOVEMENT No new interchanges off N2. Additional intersections off M4 between existing Casino intersection and interchange between M4 and Access M27 Road. N2 is regional access and linkage spine. M4 is Metropolitan and Inter Precinct Connector. Establish new Internal collectors to Road Network provide access and circulation for uses within the precinct. M4 is to be the metropolitan Primary Public Transport Corridor. Internal road network of precinct must include public transport Public Transport routes in support of M4 public transport role. All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport routes. Pedestrian Network Pedestrian systems to be provided that will connect all public areas and public recreation areas associated with the Ohlanga Estuary and Mhlanga Forests. SETTLEMENT AND ENVIRONMENTAL CHARACTER Low density, low rise and minimal footprint built form to be located adjacent to ecologically sensitive areas and to areas of high Built Form (see density visual amenity associated with the Ohlanga Estuary and Mhlanga Forest. Higher densities, higher rise and extensive building tables) footprints to be located at points of high accessibility at interchanges located along the Umdloti access road. Mix of urban and suburban landscape situated within subtropical natural environment. Urban environments located in northern Landscape sections of the precinct. Visual Amenity Protect the high visual amenity associated with the estuary and forests though use of sensitive building form and appropriate
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location of development adjacent to estuary and forests... Specific view sheds associated with the estuary/forests from the M4 and N2 to be acknowledged and protected in any new development. ENVIRONMENTAL Prevent development encroachment into Conservation Cores and Resource Corridors. Prohibit new linear infrastructure installations (bridges / pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and Environmental establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Services Delivery Manage upstream catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary.
Cathy Ferguson and FutureWorks Team, 2007 79 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 17: Precinct - Umdloti Beach Precinct Size : 339 has
PREFERRED ROLE Ecological Role Section of National Coastal Corridor, regionally and locally important Conservation Cores, Sites and Resource Cores (Ohlanga Estuary, forests and Mdloti Estuary), regional and local environmental service supply Economic Role National / Metropolitan Tourist driver. Employment generator associated with tourist and permanent residential neighbourhoods. Social Role Metropolitan Recreation Node including permanent residential neighbourhoods. LAND USE Agricultural Existing extensive type agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation. Commercial Local level commercial nodes commensurate with mix and extent of permanent and tourist accommodation. Community Facilities Local Nodes to include local facilities commensurate with the demographic and land use mix of the precinct. Open Space Establish an integrated precinct park/open space system that links all stream and river valleys, coastal systems and important environmental assets and the Umdloti and Ohlanga River Systems and that links into the open space system of the Sibaya and Sibaya North Precincts. Protect and buffer Conservation Core (Ohlanga Estuary and Forest Complex), Conservation Sites / Corridors (Peace Cottage Forest, Dune Cordon) and resource Cores (Mdloti Estuary Complex) and Resource Corridors (wetlands, drainage lines). Extend and link ecological corridors through existing sugar cane, and undeveloped land along dune cordon. ACCESS AND MOVEMENT Access Primary access off the M4 off existing and possible new intersections between Casino intersection and the M4/M27 Interchange and between M4/M27 interchange and the Umdloti River. Road Network M4 is Metropolitan and Inter Precinct Connector. Internal collectors to provide access and circulation for uses within the precinct. Public Transport M4 and Umdloti Access Road is primary public transport corridor. Internal road network of neighbourhoods on either side of Umdloti Access Road must accommodate public transport routes in support of primary public transport corridors. Limited land for beach back up facilities and parking close to the beaches requires facilities to be located along the Umdloti access road corridor. Pedestrian Network All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport routes. Pedestrian systems to be provided within, and to connect, all public areas and public recreation areas associated with the Umdloti Beaches and the Umdloti Estuary.
Cathy Ferguson and FutureWorks Team, 2007 80 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
SETTLEMENT AND ENVIRONMENTAL CHARACTER Built Form Mix of low and high densities throughout the precinct. Higher densities located along public transport corridors and main road spines of the precinct. Higher density along northern beach frontage neighbourhoods limited to existing zones. Low density located adjacent to the estuary and along southern beach frontage of the precinct Landscape Mix of urban and suburban landscape situated within subtropical natural environment. Compact urban neighbourhoods located along main precinct / neighbourhood spines. Suburban or Arcadian landscapes to be located along river and beach frontages and to be used to buffer existing developments with new high and medium density developments. Visual Amenity Protect the high visual amenity associated with the Umdloti estuary though the use of sensitive building form and appropriate location of development adjacent to estuary. View sheds associated with the estuary from the M4 to be protected and enhanced. ENVIRONMENTAL Environmental Services Delivery Prevent development encroachment into Conservation / Resource Sites, Cores and Corridors, particularly along the dune cordon. Recreate functional dune cordon corridor where undeveloped land is available. Prohibit new linear infrastructure installations (bridges / pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary. Manage forest areas to prevent over-harvesting of natural resources. Manage forest edges to prevent fire damage from sugar cane / grassland burning. Promote partnership with conservation authorities to regulate harvesting of marine resources, beach driving. Control wastewater and storm water installations that pose a risk to beach / dune / near shore quality or stability. Control development that may be impacted by sea level rise.
Cathy Ferguson and FutureWorks Team, 2007 81 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 18: Precinct - Umdloti Hinterland Precinct Size : 66 has
PREFERRED ROLE Ecological Role Regional Resource Core (Mdloti Estuary), contributor to National Coastal Corridor, locally important supply of environmental services Economic Role Employment node related to regional commercial activity and residential neighbourhoods. Social Role Possible location of regional community facilities and permanent residential neighbourhoods. LAND USE Agricultural Existing extensive type agricultural practices to continue until full transformation to urban and suburban development To include a mix of urban and suburban options to accommodate both permanent residential and tourist/business related Residential accommodation To include a mix of regional and local commercial facilities, Regional facilities should be mixed in use and should be located at Commercial interchanges between Umdloti Access Road and the N2 and M4. Limited local commercial to be integrated with residential developments. To include local facilities commensurate with the demographic mix of the precinct but can include regional facilities within regional Community Facilities commercial nodes. Establish an integrated precinct park/open space system that links all stream and river valleys, important environmental assets and the Umdloti River System and that links into the open space systems of the Umdloti Beach and Sibaya Precincts. Open Space Protect and buffer Mdloti Estuary and floodplains – Resource Core Area. Protect, buffer and link drainage lines and wetland areas for maximised Resource Corridor functionality and buffer to development impacts on Resource Core Area. ACCESS AND MOVEMENT No new interchanges off N2. Possible additional intersections off M4 between existing interchange between realigned M4 and M27 Access and Umdloti River bridge. N2 is regional access and linkage spine. M4 is Metropolitan and Inter Precinct Connector. New Internal collectors to provide access Road Network and circulation within the precinct. M4 is Primary Public Transport Corridor. And internal road network of precinct must accommodate public transport routes in support Public Transport of M4 public transport role. All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport routes. Pedestrian Network Pedestrian systems to be provided to connect all public areas and public recreation areas associated with the Umdloti Estuary. SETTLEMENT AND ENVIRONMENTAL CHARACTER Low density, low rise and minimal footprint built form to be located adjacent to ecologically sensitive areas and to areas of high visual Built Form amenity associated with the Umdloti Estuary. Higher densities, higher rise and extensive building footprints to be located at points of high accessibility at interchanges located along the Umdloti Access Road. Mix of urban and suburban landscape situated within subtropical natural environment. Urban environments located in southern Landscape sections of the precinct. Protect the high visual amenity associated with the Umdloti estuary though uses of sensitive building form and appropriate location of Visual Amenity development adjacent to estuary. View sheds associated with the estuary from the M4 and N2 to be acknowledged and protected in any new development.
Cathy Ferguson and FutureWorks Team, 2007 82 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
ENVIRONMENTAL Prevent development encroachment into Resource Core and Corridors. Prohibit new linear infrastructure installations (bridges / Environmental pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological Services linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream Delivery catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary.
Cathy Ferguson and FutureWorks Team, 2007 83 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 19: Precinct - Tongaat Beach Precinct Size : 642 Hectares
PREFERRED ROLE Existing M4 to be converted in the long term to a Beach Zone Access Road and to be used to accommodate beach back up facilities and parking close to existing and new beach nodes. Section of National Coastal Corridor, regionally and locally important Resource Cores (Mdloti Estuary, Tongati Estuary), Resource Ecological Role Corridors and Sites (dune cordon, forest patches), regional and local environmental service supply Metropolitan Tourist driver related to Beach frontage and Estuary frontages. Employment generator associated with tourist and Economic Role permanent residential neighbourhoods. Social Role Metropolitan Recreation Node including permanent residential neighbourhoods. LAND USE Agricultural Existing extensive and intensive agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation. Commercial Local level commercial nodes commensurate with mix and extent of permanent and tourist accommodation. Series of Beachfront recreation nodes to be created or expanded along the existing M4 between Umdloti Estuary and Watson Community Facilities Highway intersection. Local Nodes to include local facilities commensurate with the demographic and land use mix of the precinct. Establish an integrated precinct park/open space system that links all stream and river valleys, coastal systems, important environmental assets and the Umdloti River System and that links into the open space system of the La Mercy Hinterland and Westbrook Beach Precinct. Open Space Protect and buffer Resource Cores (Mdloti Estuary Complex, Tongati Estuary Complex), Resource Corridors / Sites (dune cordon, forests, wetlands / drainage lines). Extend Corridors by securing forest and drainage / wetland linkages through existing sugar cane and through undeveloped land in the dune cordon. ACCESS AND MOVEMENT Primary access off the realigned M4 off existing and possible new intersections between the Umdloti River and the Watson Highway / Access M4 Interchange. M4 to be realigned in the long term to serve precinct hinterland and to enable the existing coastal portion of the M4 to become a precinct collector for the beach front developments. Realigned M4 becomes a Metropolitan and Inter Precinct Connector. Additional Road Network east west precinct collectors to provide access and circulation loop system for uses within the precinct between the existing M4 and the realigned M4. Existing and Realigned M4 and Watson Highway form the primary public transport corridors. Internal road network of Public Transport neighbourhoods throughout the precinct must accommodate public transport routes in support of primary public transport corridors. All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport corridors. Pedestrian Network Pedestrian boulevards / walkways and public spaces to be provided within, and to connect, all public nodes and public recreation areas associated with the Beaches and the Estuaries.
Cathy Ferguson and FutureWorks Team, 2007 84 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
SETTLEMENT AND ENVIRONMENTAL CHARACTER Mix of low and high densities throughout the precinct. Higher densities located along public transport corridors and main road spines Built Form of the precinct. Higher density along Tongaat Beach frontage neighbourhoods. Low densities located adjacent to the Umdloti Estuary and adjacent to open space corridors. Mix of urban and suburban landscape situated within subtropical natural environment. Compact urban neighbourhoods located along Landscape main precinct / neighbourhood spines and in high density beachfront neighbourhoods. Suburban or Arcadian landscapes to be located along river and beach frontages and to be used to buffer existing developments with new higher density developments. Protect the high visual amenity associated with the Umdloti estuary though uses of sensitive building form and appropriate location of development adjacent to estuary. Protect visual qualities and views of the beach and ocean from existing alignment of M4 through Visual Amenity lower density and lower rise developments along the beach front zone. View sheds associated with the Umdloti Estuary from the M4 to be protected and enhanced. ENVIRONMENTAL Prevent development encroachment into Resource Cores, Sites and Corridors, particularly along the dune cordon. Recreate functional dune cordon corridor where undeveloped land is available. Prohibit new linear infrastructure installations (bridges / pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream Environmental catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary. Manage Services Delivery forest areas to prevent over-harvesting of natural resources. Manage forest edges to prevent fire damage from sugar cane / grassland burning. Promote partnership with conservation authorities to regulate harvesting of marine resources, beach driving. Control wastewater and storm water installations that pose a risk to beach / dune / near shore quality or stability. Control development that may be impacted by sea level rise.
Cathy Ferguson and FutureWorks Team, 2007 85 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 20: Precinct - Tongaat Beach Hinterland Precinct Size : 398 has
PREFERRED ROLE Ecological Role Regional Resource Core (Mdloti Estuary Complex), contributor to national coastal corridor, locally important supply of environmental services Economic Role Metropolitan employment related to regional / metropolitan commercial nodes and residential neighbourhoods. Social Role Possible locations for metropolitan level community facilities and permanent residential neighbourhoods. LAND USE Agricultural Existing extensive type agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist/business related accommodation Commercial To include a mix of metropolitan and local commercial facilities, metropolitan facilities should be mixed in use and should be located at interchanges between the N2 and Watson Highway and between M4 and Watson Highway. Local level commercial to be integrated with residential developments. Community To include local facilities commensurate with the demographic mix of the precinct but can include metropolitan level facilities within Facilities metropolitan commercial nodes. Open Space Establish an integrated precinct park/open space system that links all stream and river valleys, important environmental assets and the Umdloti River System and that links into the open space system of the Tongaat Beach and Westbrook Hinterland Precinct. Protect and buffer Mdloti Estuary and floodplains – Resource Core Area. Protect, buffer and link drainage lines and wetland areas for maximised Resource Corridor functionality and buffer to development impacts on Resource Core Area. ACCESS AND MOVEMENT Access No new interchanges off N2. New intersections off realigned M4 between Umdloti River bridge and Watson Highway. Road Network N2 is regional / metropolitan access and linkage spine. M4 is Metropolitan and Inter Precinct Connector. Internal collectors to provide access and circulation for uses within the precinct. Public Transport Realigned and Existing M4 form Primary Public Transport Corridors. Internal road network of precinct must accommodate public transport routes in support of Realigned M4 public transport role. Pedestrian Network All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport routes. Pedestrian systems to be provided within, and to connect, all public areas and public recreation areas associated with the Umdloti Estuary. SETTLEMENT AND ENVIRONMENTAL CHARACTER Built Form Low density, low rise and minimal footprint built form to be located adjacent to ecologically sensitive areas and to areas of high visual amenity associated with the Umdloti Estuary. Higher densities, higher rise and extensive / compact building footprints to be located at points of high accessibility at interchanges between Watson Highway and the N2 and M4. Landscape Mix of urban and suburban landscape situated within subtropical natural environment. Intensive urban environments located in central and northern sections of the precinct. Visual Amenity Protect the high visual amenity associated with the Umdloti estuary though uses of sensitive building form and appropriate location of development adjacent to estuary.
Cathy Ferguson and FutureWorks Team, 2007 86 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
View sheds associated with the estuary from the M4 and N2 to be acknowledged and protected in any new development. ENVIRONMENTAL Environmental Prevent development encroachment into Resource Core and Corridors. Prohibit new linear infrastructure installations (bridges / Services Delivery pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary.
Cathy Ferguson and FutureWorks Team, 2007 87 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 21: Precinct - Westbrook Beach Precinct Size : 276 has
PREFERRED ROLE Ecological Role Part of National Coastal Corridor, Regional Resource Core (Tongati Estuary and Forest Complex), locally important supply of environmental services Economic Role Metropolitan Employment generator associated with Local Beach Node and permanent residential neighbourhoods. Social Role Metropolitan Recreation Node including permanent residential neighbourhoods. LAND USE Agricultural Existing extensive and intensive agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation. Commercial Metropolitan level node at interchange between Watson Highway and realigned m4. Local level commercial nodes commensurate with mix and extent of permanent and tourist accommodation. Community Existing Beachfront recreation node to be reinforced and expanded along the existing M4 at Westbrook Beach. Local Nodes to Facilities include local facilities commensurate with the demographic and land use mix of the precinct. Open Space Establish an integrated precinct park/open space system that links all stream and river valleys, important environmental assets and the Tongati River System and that links into the open space system of the Westbrook Beach Precinct. Protect and buffer Tongati Estuary, floodplains and forests - Core Resource Areas. Protect, buffer and link drainage lines and wetland areas for maximised Resource Corridor functionality and buffer to development impacts on Core Resource Areas. Secure Resource Corridors and Sites along steep sea-facing dune. ACCESS AND MOVEMENT Access Primary access off Watson Highway and the realigned M4 off a possible new intersection between the Tongati River and the Watson Highway / realigned M4 Interchange. Road Network M4 to be realigned in the long term to serve precinct hinterland and to enable the existing coastal portion of the M4 to become a service collector to the beach front developments. Realigned M4 becomes a Metropolitan and Inter Precinct Connector. Internal collectors to provide access and circulation for neighbourhoods and land uses within the precinct. Public Transport Existing and Realigned M4 and Watson Highway form the primary public transport corridors. Internal collectors linking neighbourhoods throughout the precinct must accommodate public transportation in support of primary public transport corridors. Pedestrian Network All neighbourhoods within the precinct should be designed to include pedestrian routes that link to public transport corridors. Pedestrian Beach front boulevards/walkways to be established to link beach activities and to link to adjacent precinct. Sidewalks and walkways in public spaces to be provided within, and to connect, all public mixed use nodes and public recreation areas including the Beaches and the Tongati Estuary SETTLEMENT AND ENVIRONMENTAL CHARACTER Built Form Mix of low and high densities throughout the precinct. Higher densities located along public transport corridors and main road spines of the precinct. Higher density along Westbrook beach frontage neighbourhoods. Low densities located adjacent to the estuary and along northern beach frontage of the precinct. Landscape Mix of urban and suburban landscape situated within subtropical natural environment. Compact urban neighbourhoods located along main precinct / neighbourhood spines and in high density beachfront neighbourhoods. Suburban or Arcadian landscapes to be
Cathy Ferguson and FutureWorks Team, 2007 88 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
located along river and beach frontages and to be used to buffer existing developments with new higher density developments. Visual Amenity Protect the high visual amenity associated with the Tongati estuary though uses of sensitive building form and appropriate location of development adjacent to estuary. Protect visual qualities and views of the beach and ocean from existing alignment of M4 through lower density and lower rise developments along the beach front zone. View sheds associated with the Tongati Estuary from the M4 to be protected and enhanced. ENVIRONMENTAL Environmental Prevent development encroachment into Resource Cores, Sites and Corridors, particularly along the dune. Prohibit new linear Services Delivery infrastructure installations (bridges / pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary. Manage forest areas to prevent over-harvesting of natural resources. Manage forest edges to prevent fire damage from sugar cane / grassland burning.
Cathy Ferguson and FutureWorks Team, 2007 89 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Table 22: Precinct - Westbrook Beach Hinterland Precinct Size : 282 has
PREFERRED ROLE Ecological Role Regional Resource Core (Tongati Estuary Complex), contributor to national coastal corridor, locally important supply of environmental services Economic Role Metropolitan employment related to regional / metropolitan commercial nodes and permanent residential neighbourhoods. Social Role Possible locations for metropolitan level community facilities and permanent residential neighbourhoods. LAND USE Agricultural Existing extensive and intensive agricultural practices to continue until full transformation to urban and suburban development Residential To include a mix of urban and suburban options to accommodate both permanent residential and tourist related accommodation. Commercial Metropolitan level node at interchange between Watson Highway and realigned M4. Local level commercial nodes commensurate with mix and extent of permanent and tourist accommodation. Community Existing Beachfront recreation node to be reinforced and expanded along the existing M4 at Westbrook Beach. Local Nodes to Facilities include local facilities commensurate with the demographic and land use mix of the precinct. Open Space Establish an integrated precinct park/open space system that links all stream and river valleys, important environmental assets and the Tongati River System and that links into the open space system of the Westbrook Beach Precinct. Protect and buffer Tongati Estuary and floodplains – Resource Core Area. Protect, buffer and link drainage lines and wetland areas for maximised Resource Corridor functionality and buffer to development impacts on Resource Core Area. ACCESS AND MOVEMENT Access Primary access off the Watson Highway and realigned M4 off a possible new intersection between the Tongati River and the Watson Highway / realigned M4 Interchange. Access off the Watson Highway between N2 and realigned M4. Road Network M4 to be realigned in the long term to serve precinct hinterland and to enable the existing coastal portion of the M4 to become a service collector to the beach front developments. Realigned M4 becomes a Metropolitan and Inter Precinct Connector. Internal collectors to provide access and circulation for neighbourhoods and land uses within the precinct. Public Transport Existing and Realigned M4 and Watson Highway form the primary public transport corridors. Internal collectors linking neighbourhoods throughout the precinct must accommodate public transportation in support of primary public transport corridors. Pedestrian Network All neighbourhoods within the precinct should be designed to accommodate pedestrian routes that link to public transport corridors. Appropriate pedestrian walkways to be promoted within Tongati estuary reserves and associated public spaces. Sidewalks and walkways in public spaces to be provided within, and to connect, all public mixed use nodes and public recreation areas and to link to the Beaches and the Tongati Estuary. SETTLEMENT AND ENVIRONMENTAL CHARACTER Built Form Mix of low and high densities throughout the precinct. Higher densities located along public transport corridors and main road spines of the precinct. Higher density along Westbrook beach frontage neighbourhoods. Low densities located adjacent to the Tongati estuary. Landscape Mix of urban and suburban landscape situated within subtropical natural environment. Compact urban neighbourhoods located along main precinct / neighbourhood spines and in high density beachfront neighbourhoods. Suburban or Arcadian landscapes to be located along river and estuary frontages.
Cathy Ferguson and FutureWorks Team, 2007 90 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
Visual Amenity Protect the high visual amenity associated with the Tongati estuary though uses of sensitive building form and appropriate location of development in the proximity of the estuary. View sheds associated with the Tongati Estuary from the M4 to be protected and enhanced. ENVIRONMENTAL SERVICES Environmental Prevent development encroachment into Resource Core and Corridors. Prohibit new linear infrastructure installations (bridges / Services Delivery pipelines) that impact on estuarine water flow / siltation patterns. Rehabilitate wetlands / drainage lines and establish new ecological linkages through existing sugar cane. Manage alien vegetation encroachment into environmental assets. Manage upstream catchment activities to reduce siltation, poor water quality inflows, solid waste pollution and accelerated flooding at estuary.
Cathy Ferguson and FutureWorks Team, 2007 91 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
5.0 DEVELOPMENT PHASING
The LAP SDF indicates the ultimate long term development scenario for the study area based on the inherent potential it has by virtue of its location within the metropolitan area, its proximity to the coast and the constraints imposed on development by its geophysical characteristics.
The roll out of this scenario will be driven by metropolitan growth and concomitant market trends and demands and it will be enabled by the capacity of the environment (i.e. coastal and estuarine environment) and that of bulk infrastructure to accommodate it (i.e. specifically transportation and sewage disposal infrastructure).
Transportation infrastructure capacity is currently at levels that can accommodate significant demand within the study area, but this will need to be supplemented with local level upgrading of intersections and or local level road widening. Longer term demands will require more substantial upgrading and additions to the road network in accordance with the proposals outlined in the SDF and associated traffic modelling forecasts (See Appendix 2). The phasing of the M4 realignment or upgrade is the subject of broader transportation planning for the Northern area of the city as part of the Northern Spatial Development Plan and National Integrated Transport Plan processes.
Development capacity relating to sewage disposal is more complex and is the function of both the capacity of the available infrastructure as well as the estuarine reserve determination processes (i.e. in this case the natural capacity of the Tongati and Umdloti Rivers to accept additional waste water). The reserve determination processes for both rivers have indicated that both can accept additional treated effluent flows to accommodate the requirements of the draft Northern Spatial Development Plan (including the density targets as contained in the Local Area Plan, pg. 69). The development of a new Umdloti Works and upgrades to the Tongaat Works will be required to accommodate additional flows.
Phasing of development within the Ohlanga Tongati area is now subject to broader phasing of development within the Northern area, taking into account development trends and pressures for the whole of the northern region. Once this broader Northern area phasing has been determined, the Ohlanga Tongati Local Area Plan can be updated to indicated specific phasing for this coastal area.
Cathy Ferguson and FutureWorks Team, 2007 92 eThekwini Municipality revisions, 2008 & 2010 Ohlanga Tongati Local Area Plan and Coastal Management Plan
6.0 Implementation Strategy
6.1 OBJECTIVES
The objectives of the implementation strategy can be considered in terms of short and long term items:
Short Term (immediate to 3 years) . Implement procedures, mechanisms and guideline tools that will assist the Municipality in dealing with current private sector development pressures. . Implement development and management projects and programmes that will accommodate the increasing demands on existing public recreation infrastructure and facilities. . Implement projects that will address immediate and long term (i.e. climate change level) environmental threats.
Long Term (immediate to 10 years) . Implement projects, programmes, planning and management procedures and tools that will achieve the vision of the LAP with respect to the extent and character of development that it advocates. . Implement measures that will remediate and prevent further adverse impacts on the natural environment and on urban infrastructure.
6.2 STRATEGIES THAT COULD BE EMPLOYED
a) Facilitate the Approval of the LAP in terms of the package of plans approach . Meetings with Area Councillors and Chair of Planning and Development Committee to present the project and the draft LAP as part of the Municipal package of plans . Submission of LAP to Council for in principle support
b) Formalise the Ohlanga / Tongati Steering Committee . Confirm the Steering Committee as the primary coordinating structure for planning and development management in the LAP area. . Set up a programme of meetings to monitor the recommendations of the LAP
c) Establish An Integrated Sectoral Planning and Development Programme
PLANNING AND LAND USE MANAGEMENT Initiate Specialist Studies e.g. Density, Community Facilities Undertake Precinct Planning / Special Areas Planning Accelerate LUMS Revision and Consolidation Undertake GIS Update and Consolidation Establish Planning and Urban Design Review Process/Procedures
ENVIRONMENTAL MANAGEMENT PROGRAMME Updating of EESMP GIS data base with respect to proposed new recommended open space footprint, existing environmental reservations and zonings. Notification of Landowners of Environmental Management Options with regard to identified open space assets.
Cathy Ferguson and FutureWorks Team, 2007 93 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
Facilitation of the Establishment of Ohlanga / Tongati LAP Open Space Management Agreements Confirmation and Packaging of projects relating to municipal owned land identified in the LAP (see list prepared by Nicci and Cathy).
INFRASTRUCTURE PLANNING AND DEVELOPMENT PROGRAMME Roads and associated infrastructure . Confirm M4 Realignment . Identify link routes between existing M4 and proposed realigned M4 . Undertake a Public Transportation Study to determine the need and implications for the planning and development of road and pedestrian infrastructure . Prepare a cycle route plan for recreational and training purposes.
Storm Water . Prepare Storm Water Management Plan to include short term remedial and long term strategic interventions
Sewage Disposal . Identify and select a short term approach to accommodating development before regional sewage disposal solutions are confirmed . Undertake alternative sewage disposal studies and planning as per the proposed process contained in the LAP
d) Integrate Budgeting and Expenditure . Business Plan Preparation . Prioritisation of Projects and Programmes . Property Rating Systems . Urban/Environmental Improvement Districts/Precincts
e) Market the LAP through the Municipal Communications Programme . Communication of the plan to Municipal officials who will be responsible for implementing the plan or managing land use and development in terms of the plan a. Meetings to present the plan b. Circulation of summary documents for use by officials c. Preparation of A1 or A0 poster for counter staff in the northern office and the northern area framework team to place on their walls d. Placement of the document on the intranet . Communication of plan to the community as part of the package of plans being prepared for the city to establish a new planning system a. Use of the Municipal newspaper to publish the draft plan b. Community meetings c. Placing the documents in the internet or a web-site where people can access them d. Placement of the draft documents in local libraries or community centres
Cathy Ferguson and FutureWorks Team, 2007 94 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
PROGRAMMES AND PROJECTS
Development Projects Responsible Short or Department Long term M4 Realignment: basic alignment and ETA Medium to alternatives for phasing in. The hinterland area Long must be opened up with a road running through the area roughly between the N2 and the coastal road. This should follow the proposed M4 realignment route for the most part and be linked to the N2 at the proposed Dude Trade Port interchange and to the M4 through appropriate link roads. The balance of the road reserve should be indicated on plans and the Scheme once it is implemented in the area. Full alignment with new bridges once traffic volumes warrant it. Take into consideration impact of climate change and sea level rise on existing M4 Road alignment. Rectification and consolidation of public road ETA and Medium reserves for existing roads where these are still Development in private ownership. Planning Install signage, view site infrastructure and ETA/Provincial Short to appropriate screening vegetation to establish Roads medium the existing M4 as a recognised scenic route Departments/Parks term after a within the Metropolitan area. and Leisure decision on the M4 realignment has been made Establish additional formal parking areas for ETA/ Roads Short to beach access behind foredune in Tongaat Branch medium Precinct. term Wetlands and forests rehabilitation programme - Environment Medium to implemented as part of development roll-out in Management Long Term Ohlanga-Tongati Local Area (including for Branch current commercial facilities). Establish formalised and controlled pedestrian Parks, Leisure & Short beach access infrastructure and facilities Cemeteries through forest & dune cordon (in Umdloti, Tongaat Beach, and Westbrook Beach Precincts). Implement dune stabilisation measures and Private landowners Short dune rehabilitation at Umdloti north (Bellamont), – guidance from dune blow-out areas in Tongaat Beach and EMD & Parks Westbrook Beach Precincts. Implement visual amenity improvement project Parks, Leisure & Medium to
Cathy Ferguson and FutureWorks Team, 2007 95 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
Development Projects Responsible Short or Department Long term along Umdloti and Westbrook beaches with Cemeteries Long planting / artificial dune creation, with priority given to areas where foredunes have been replaced by retaining walls. Upgrade storm water outfalls along beachfront Coastal and Short to reduce visual impacts & pollution risk (and Drainage protect Blue Flag Beach status at Umdloti). Implement additional / failsafe measures to Waste Water Short prevent spillage of sewage from pump stations Management to beaches. Relocate or upgrade informal settlements that Housing Medium pose a risk to coastal amenity (Tongaat Precinct). Implement bank stabilisation measures at Private landowners Short Ohlanga-M4 where erosion occurring. – guidance from EMD & Parks Develop nature trails system (walking / Parks, Leisure & Long mountain bikes) through forest area west of Cemeteries Bellamont Rd (inland).
Strategic Planning and Management Projects / Responsible Short or Programmes Department Long term Obtain Council approval of the LAP as a Development Short directive for all other units and departments and Planning as a reference with respect to the approach to be taken by them in the planning, design, development and management of activities, land use, infrastructure and facilities in the area. Design Review - Establish or increase the Development Short Term capacity of, and / or the procedure for design Planning review within the municipality so as to improve Architectural the quality of the public and private built Division environment. Environmental Alternatively initiate the preparation of an Management environmental design guideline handbook for Housing use by both developers and municipal officials involved in management and development activities. It is important that this component coincide with the increase in development that can be anticipated in the area as a result of the Dube TradePort Investigate the introduction of financial Development Short/Mediu mechanisms (and other land use management Planning m tools) that will be effective in implementing the Cathy Ferguson and FutureWorks Team, 2007 96 eThekwini Municipality revisions, 2008
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Strategic Planning and Management Projects / Responsible Short or Programmes Department Long term vision of the LAP Treasury Land Legal Westbrook to Causarina Beach Precinct Plan: Development Short Planning Precinct Plan to be prepared extending from the northern end of the Westbrook Beach Parking area to the southern portion of the Causarina Beach facilities. Precinct plan to include development proposals and projects to enhance the recreational node, urban design, pedestrian, cycle and vehicular movement, parking, public facilities, protection of dunes, zoning, and management of facilities. Westbrook Beach facilities may be expanded. Forest area to south of Westbrook Beach to be retained in entirety. Current GR 2 Zonings to be amended to Public or Private Open Space and Government and Municipal. Control development setbacks. Refer to recreational node guidelines for medium to high intensity recreational node. Causarina Beach facilities may be expanded. Existing parking areas must be retained. Boutique hotels may be considered on existing SR and GR sites. Larger hotels should be encouraged to locate west of the M4 with appropriate pedestrian crossings over the down graded M4. Existing commercial should be retained for beach related shops and restaurants – zoning should be amended to allow for 2 stories only and appropriate parking. Access to beach to be redesigned and dune vegetation to be rehabilitated where possible. La Mercy Beach strip including the existing M4 Development Short alignment Precinct Plan: Planning Precinct Plan including urban design framework for Beach facilities linking Causarina Beach and Ohlanga Estuary recreational nodes: possible board walk and cycle path; access through dunes at carefully selected places; restriction of access to rest of dunes; public facilities such as toilets. Include the recommendations of this report into Development Short the wider northern sub metropolitan area LUMS Planning initiative i.e. the consolidation of existing Schemes and then a Scheme review. Initiate Density and Social and Community Development Immediate/S Facility Study so as to identify and locate Planning hort preferred coastal housing typologies, forms and densities, as well as, quantify and provide
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Strategic Planning and Management Projects / Responsible Short or Programmes Department Long term guidance on the location of facilities that will be needed to support anticipated population This should give consideration to the facilities currently used by residents and where these are located; current shortfalls in facility provision; new facilities required to serve potential population; identification of proposed sites (indicative only – actual sites to be planned as and when layouts are prepared for the area) Preliminary Road network for new residential ETA Short areas Parking Shuttle feasibility study for Umdloti ETA Short – part Beach of Sibaya proposals As part of the Northern Spatial Development Various Short Plan complete the study of bulk service provision particularly with respect to sewerage. Prepare Catchment Management Plans for Coastal and Medium to Ohlanga, Tongati, and Umdloti River Drainage Long Catchments. Prepare Estuary Management Plans for Environmental Medium to Ohlanga, Tongati and Umdloti Estuaries. Management Long Department Initiate a programme that will establish a Development northern metropolitan coastal park (system) Planning/Environ through the demarcation and establishment of a mental series of discrete private and public Management parks/reserves along the coastline and its associated estuaries/tributaries. Identify & delineate coastal wetlands needing to Environmental Short be preserved to maintain coastal integrity. Management Department Marine Resource Harvesting Management Environmental Short Project to manage off take rates. Management Department Investigate sustainable sewage management Waste Water Medium alternatives for coastal zone that minimise risk of Management sewage spills & discharge of substandard effluent to coastal zone. Review / Prepare Sewage Pump station Spill Waste Water Short Response Plans for all pump stations along the Management
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Strategic Planning and Management Projects / Responsible Short or Programmes Department Long term coast. Review / Prepare Umhlanga Wastewater Wastewater Short Treatment Works Disaster Management Plan for Management Umhlanga WWTW. Investigate alternative / best possible Coastal and Medium stormwater pipeline / discharge design for beach Drainage areas. Prepare Shoreline Management Plan. Coastal and Short Drainage Storm water management plan Coastal and Short drainage Prepare Safety and Security Strategy for Beach Parks and Short Nodes & Corridors. Recreation/ SAPS Metro Police Prepare Shark Nets Policy. Parks, Leisure & Medium Cemeteries Investigate and Prepare Marine Pipelines & Water Services Medium Desalination Plan / Strategy. Prepare Shipping Disaster Management Plan Disaster Medium Management
Operation and Maintenance Responsible Short or Department Long term Prepare Maintenance Plan for Beach Node Parks and Short to Infrastructure and Facilities. Recreation Long Provide & maintain safety & informational signage Parks, Leisure & Short to along beachfronts & at estuaries. Cemeteries Long Provide and maintain litter bins & public furniture Parks, Leisure & Short to along Beach Road promenade. Cemeteries Long Manage marine resource harvesting rates / bag Parks, Leisure & Short to limits. Cemeteries Long Manage / control launching of watercraft. Parks, Leisure & Short to Cemeteries Long Enforcement of national regulations & local bye Parks, Leisure & Short to laws relating to beach driving, littering, vandalism, Cemeteries Long public disorder, and maintain crime-free safe environment for visitors & residents. Monitor uncontrolled access through dune cordon Parks, Leisure & Short to & fencing / vegetation clearing within dunes. Cemeteries Long Maintain dune walkways / boardwalks for Parks, Leisure & Short to managed beach access. Cemeteries Long Cathy Ferguson and FutureWorks Team, 2007 99 eThekwini Municipality revisions, 2008
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Operation and Maintenance Responsible Short or Department Long term Maintain safe swimming areas & rescue services Parks, Leisure & Short to at main beach. Cemeteries Long Monitor performance of Umhlanga Wastewater Wastewater Short to Treatment Works. Management Long Manage alien plant invasions (aquatic and Parks, Leisure & Short to terrestrial); encourage management by private Cemeteries Long land owners. Maintain firebreaks around forests. Private Short to Landowners Long with support from Parks, Leisure & Cemeteries Manage agricultural land for minimised soil erosion Private Short to / agricultural pollution. Landowners Long with support from Parks, Leisure & Cemeteries Leverage operational management funding from Environmental Medium Working For Water / Working for Wetlands / Management Poverty Alleviation Fund / Working for the Coast Department for beach clean-up, dune rehabilitation projects, projects to address visual impacts of retaining walls & stormwater outfalls, alien plant management, wetland rehabilitation etc. Prepare Peak Period Beach Node Management Parks and Short Plans, including provision of parking inland of Recreation beach corridor with shuttle service to beaches at SAPS peak periods. Metro Police Monitor stormwater discharge from N2, M4, and Drainage & Short to commercial facilities and other developed areas, coastal Long and agricultural land (quantity and quality) to determine appropriate mitigation should impacts arise.
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7: Monitoring and Review Strategy
WHAT SHOULD BE MONITORED? . Approval of the LAP by the Municipality . Implementation of the LAP and its Strategies . Impacts of the LAP process on the rate, type, form and impact of development
WHO WILL MONITOR? . Development and Planning Unit will drive the approval process. . Whilst each Strategy will need to be driven and managed by a responsible sectoral agent, overall integration and monitoring should be the responsibility of the Development and Planning Unit. . It is recommended that the Ohlanga Tongati Steering Committee continue to function and that its agenda be the contents of the implementation strategy of the LAP.
HOW WILL MONITORING OCCUR? Through the use of KPI‟s related to each Strategy
KPI‟s will include: . milestones in the LAP approval process including buy in and or approval by the community stakeholders, governmental stakeholders and EThekwini Municipality . milestones with respect to the preparation of sectoral plans and programmes . Milestones with respect to the integration of sectoral plans and programmes . identification and confirmation of sectoral budgets . expenditure of sectoral budgets . Measurement in the change of community perspectives on development in the area.
Through the use of KPI‟s related to the performance of each sector in terms of outcomes related to delivery of the service as well in terms of impact on the performance of the natural and built environment
WHEN WILL MONITORING OCCUR? . Monitoring of preparation of outlines of planning, programmes and budgets to occur within current budget cycle. . Monitoring of planning and programmes to occur around commonly agreed target dates during the next budget cycle.
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APPENDICES
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APPENDIX 1: DEVELOPMENT APPLICATIONS 2002 - March 2006
Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units
UMDLOTI 1277 Portion 1007 of the 19 Newsel Road, GD & M Strydom Building Plan Apartments 4 Farm Cottonlands Selection Beach No. 1575 666/03; 514/04 Portion 2147 of the Unknown C De Beer (Aqua Building Plan Apartments 4 Farm Cottonlands Marine) No.1575 UM-1 23 Lyme Grove 20 South Beach Barley Beach Building Plan Apartments 5 Approved Rd, Umdloti Club UM-2 Erf 2114 North Beach Rd Sugar Beach and Building Plan Two apartment 20 Approved and Marine Dr Sugar Crest blocks UM-3 Erf 1580 Bellamont Rd, Villa Amor Building Plan Three residential 3 Approved Umdloti units UM-4 Portion 2269 North Beach Rd, Villa Viente Building plans Eight units 8 Approved Umdloti UM-5 16 Lymegrove 17 First Avenue, Crystal Waters Building plans Multi-unit 18 Approved Umdloti development UM-6 / (546;921/02) Erf 2442 / Portion 15 First Avenue, Bantry Bay Building plans Multi-unit 10 Approved (57;64;111;161;678;741; 2442 of the Farm Umdloti development (real 9571182;1276/ Cottonlands rights) 03)(275/04) No.1575 UM-7 Portion 2297 of Erf 10 Bellamont Turtle Bay EIA and building Four storey 12 In 2222, Umdloti Road, Umdloti Apartment plans apartment block process Development UM-8 Erf 1632 Umdloti 58 North Beach Special consent Medium density 2 Approved Rd, Umdloti housing - only 2 units UM-9 / 507 Erf 2222 / Rem of North Beach Rd, Thirty Degrees / SDP Revised plans for 32 In Portion 2222 of Umdloti / 17 Starfish Hill 6 storey structure - process Farm Cotton Land Beach Road apartments No. 1575 North, Newsel
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Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units Beach UM-11 Rem of Erf 1074 (of Bellamont Rd, Belize SDP/scoping report Development of 26 26 In 275) of Cottonlands Umdloti units - zoned process No. 1575 Intermediate Residential UM-12 Erf 2298 (of 1967) Bellamont Rd, Kirribati Scoping report Apartment block - 8 In and 2299 (of 1753) Umdloti 3 storeys process Cottonlands UM-13 Erf 2447 Umdloti Bellamont Rd, Special consent Relaxation of side 4 In Umdloti and rear space process Sub-total: 156 LA MERCY 001 Erf 771Tongati, 8-16 South La Mercy Mews SDP - 24 Desainager Beach Road, (Razorbill Prop Tongati Pty 398 Ltd) 004 Erf 725 Tongati 184 South Capstan Trading SDP Town Houses 10 Beach Road, La Mercy LM-1 Erf 41/5/662 South Beach Rd Building Plan 4 unit 4 Approved development LM-2 / 4/04/000 26 Erf 171 La Mercy Building Plan Apartments 9 Approved LM-3 Erf 715 South Beach Rd SDP Apartments 24 Approved LM-4 Erf 720 South Beach Rd Salmon SDP Apartments 11 Approved Properties LM-5 Ptn 211 (of 210), Ptn La Mercy Umdloti Lagoon EIA (Scoping Housing estate - 600 In 399 (of 213), Ptns Valley/Lagoon report)/DFA 262 Special process 209, 210, 213 and Farm Residential stands 214 all of farm of which 92 are Cottonlands No. duets (total 354 1575 units) and 7 PUD sites (16 units per ha) = total 600 units LM-6 Erven 739, 740, 741, 214-220 South Monarch SDP 6 storey apartment 94 Approved
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Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units 742, 743, 744 Beach Road, La block Tongati Mercy LM-7 Erf 734 TGT 200 South Building Plan 12-unit 12 Approved Beach Road, development on Tongati property zoned GR2 (2 storeys). Proposal is 7 storeys from road, max 4 storeys at any one level (incl basement parking) LM-8 Erf 719 Tongati South Beach Rd Building Plan Five unit 5 Approved apartment block LM-9 Lot 476 Tongati South Beach Rd SDP Zoned General 48 In Residential 1 - process proposed 6 storey, 48 unit building Sub-total: 841
WESTBROOK 4/04/000 78 Lot 10224 Unknown Zuara Building Plan Apartments 29 Westbrook Investments 4/02/000 30 Portion 284 (of 261) 75 North Beach H.J. Walker Building Plan Residential 2 of Lot 44 No 1570 Road, Genazano complex North Beach 4/03/000 18 Portion 292 (Lot 59 North Beach J.A. Steenhuisen Building Plan Duplex apartments 2 261) of Lot 44 No Road, Genazano 1670 North Beach 4/03/000 47 & 81 Sub 293 (of 261) of 57 North Beach R.R. Ward Building Plan Residential 2 Lot 44 No 1570 Road, Genazano complex North Beach 4/04/000 07 Portion 1 of 544 81/83 North Tongati Beach Building Plan Apartments 21 Tongati Beach Road, Hotel (extension
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Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units Tongati to Oyster Bay) 003 Erf 568 Tongati 37 North Beach Bali Hai (Msima Building Plan Aparts&Rest. 36 Road, Tongati Inv.) 008 / 4/04/000 27 Erf 597 Tongati 27 Malcolm Prop. Billito Building Plan Apartments 24 Welfare Circle, C.C.(North Coast Genazano Securities) 011 Erf 7077 Tongati 15-21 Malcolm Forest Lodge SDP and building Town Houses 48 Welfare Circle, plans Tongati 010 Rem of Erf 544 82 North Beach Oyster Beach SDP Apartments 13 Tongati Road, Tongati (Oyster Beach Dev) 009 Rem of Erf 4216 81 North Beach Oyster Bay Body SDP 40 Tongati Road, Tongati Corporate 4/04/000 07 Portion 1 of 544 81/83 North Tongati Beach New Dwellings Apartments 21 Tongati Beach Road, Hotel (extension Tongati to Oyster Bay) 002 Erf 594 Tongati; - Vista La Mer SDP/ General Plan Unknown 115 Rem of Erf 595 (Remark Inv. Cc) Tongati; Erf 595 Tongati; Erf 596 Tongati WB-1 Erven 10223 to Malcolm Welfare Westbrook Beach SDP/subdivision SR development 85 Approved 10290 Circle, Club 1 Westbrook WB-2 / 4/04/000 71 Erf 6417 Tongati 73 North Beach Redboy Beach EIA exemption Five residential 5 In Rd, Tongati Houses units process WB-3 Erf 528 98 North Beach Rezoning SR 1 to GR 1 - 20 0 Refused - Rd, Westbrook units on appeal WB-4 Erf 917 Westbrook 6 Spathodia Rezoning from Four storey 124 In (Tongati Ext 2) Crescent, Admin and Public apartment block process Westbrook Building to Mixed Use WB-5 Erf 600 Malcolm Welfare SDP/building plan General 12 Approved
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Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units Circle Residential WB-6 / 013 Sub 294 (of 261) of 53A North Beach Sweet Plant SDP Two apartment 10 Approved Lot 44 No. 1570 Rd Investments cc / blocks, 2 storeys. North Beach Westbrook Beach Club WB-7 Erf 10220 and 10221 Westbrook Zuara SDP Three apartment 35 Approved Tongati development blocks WB-8 Erf 5927 Westbrook Westbrook Beach SDP Two apartment 67 In Club 2 blocks process Sub-total: 691 DESAINAGER DES-1 Ptn 169 of farm Dolphin Ave, Rezoning from Gated residential 413 In Cottonlands No. Desainager Undetermined to estate - 124 SR process 1575 GR 3 and SR 3 sites (minimum 600m2), 6 PUDs (GR3) - 5.78ha (maximum 50 units per ha = approx 289 units) and 2 POS. DES-2 Erf 657 Desainager Boys Town site Initial request for Special and 250 In municipal response intermediate process on draft layout- will residential - 200 to lead to rezoning 250 sites application depending on relocation of Boys Town. Sub-total: 663 SEATIDES SEA-1 Ptn 21 of Erf 44 Seatides, Rezoning SR 1 to GR2 18 Approved Fairbreeze Tongati SEA-2 Erf 4791 Seatides Seatides, Tom Naidoo's Request for Development of 6 11 In Tongati development comment/building floor residential process plans block with
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Code / Plan No. Cadastral Street Project Name / Application Proposed Total Approval Description Address Applicant Type Use Proposed Status Units commercial on ground floor - site zoned Limited Commercial Sub-total: 29
Total units: 2380
NOTE: Only building plans for multi-unit developments and SDPs are shown here. NOTE: Shaded developments overlap with Aug 2004 to March 2006 list = total 174 units.
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APPENDIX 2: OHLANGA TONGATI LOCAL AREA PLAN TRAFFIC STUDY
1. INTRODUCTION
As part of the Ohlanga Tongati Local Area Plan (OT LAP), an important element is the future road network within the study area. This section of the report discusses the investigations undertaken and the outputs obtained.
2. METHODOLOGY
The overall methodology was to develop a (SATURN) traffic model as a tool to understand the existing and likely future traffic patterns in the study area. This model covered the area bound by the R102 to the west, Ohlanga river to the south, Tongati river to the north and seaboard to the east. The model covers a larger area than the OT LAP area, but this was felt to be necessary due to the existing and proposed developments in the region, which will influence traffic patterns into the future. These developments included the new King Shaka International Airport / Dube Trade Port as well as developments to the north (KwaDukuza), south (Umhlanga) and west of the study area. 3. OVERVIEW OF THIS REPORT
The various sections of this report and their content are briefly described below.
Section 4 covers details of the traffic model developed. Section 5 then gives a broad overview of the existing traffic conditions within the study area.
Section 6 then discusses some of the “non-traffic” objectives for developing the area, which in turn will influence the future transportation network requirements for the area. Section 7 then expands on the future transportation network requirements, more in terms of broad principles rather than in detail.
Section 8 next explores the existing road networks in the established and developing areas close by, the main intention being to highlight the strong and weak points of each which could be lessons to apply to the OT LAP.
Section 9 then looks in more detail at the road network options available. The pros and cons of each of these options are also discussed.
Finally (Section 10) conclusions are drawn from the exercise.
4. TRAFFIC MODELS DEVELOPED
Traffic models were developed for both the existing (base model) and likely future conditions (future model), as expanded on below.
The base model (as shown on Figure 1)was calibrated for current conditions (2006) based on existing land uses and traffic counts covering the study area. Firstly a prior trip matrix was developed by applying typical trip generation rates by type of land use. This matrix was then refined based on traffic counts covering the area using standard techniques (entropy maximisation) within the SATURN computer program. The base network was developed from recent aerial photographs, site visits and records within the ETA of traffic signals within the study area. Separate models were developed for the AM peak hour (typically 07:00 to 08:00 on week days) and PM peak hour (typically 16:30 to Cathy Ferguson and FutureWorks Team, 2007 109 eThekwini Municipality revisions, 2008
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17:30 on week days), normally being the conditions to cater for in terms of transport infrastructure. As the model area is largely undeveloped with a sparse road network, the calibration statistics were very high (average GEH value of 0.8 over 278 counts, R2 = 0.97) as would be expected for such a model.
For the future model (as shown on Figure 2), predicted future land uses were added to the base model. The predicted future land use came from the OT LAP, North SDP (Nov 2009) and recent trip generation predictions for the King Shaka International Airport / Dube Trade Port. Typical trip generation rates were then applied to this information and a “future” trip matrix developed. This “future” trip matrix is best described as the “potential” for the area, rather than a specific time frame, but certainly would be 2020 or beyond.
For trip distribution (origins and destinations of trips in the study area), use was made of existing patterns and predicted future patterns from the Municipal wide (EMME2) traffic model.
The assumed trip generation rate by residential DU was 1.0, being a critical assumption. In order to put this into perspective, typical trip generation rates are as shown below.
Typical suburban high income areas = 1.5 / DU Typical suburban low income areas = 0.5 / DU Zimbali (high season) = 0.6 / DU Zimbali (low season) = 0.3 / DU Mount Edgecombe Estate 1 = 0.6 / DU Mount Edgecombe Estate 2 = 0.9 / DU
5. EXISTING TRAFFIC CONDITIONS
The existing traffic conditions comprise a number of different trip purposes, as expanded on below: Long distance through routes from north to south and south to north on both the N2 and M4. Due to the toll on the N2 at the Watson Highway interchange (Tongaat Toll), a number of vehicles are diverting onto the M4 at Ballito, including a high proportion of heavy vehicles. Trips from Tongaat to and from the south via Watson Highway (M43) and both the N2 and M4. The peak direction is north to south in the morning, returning in the evening. Trips from Verulam to and from the south via the Umdloti road (M27) and both the N2 and M4. The peak direction is north to south in the morning, returning in the evening. Trips from the coastal strip (Westbrook, Desainager, La Mercy and Umdloti) to and from the south via both the N2 and M4. The peak direction is north to south in the morning, returning in the evening.
As a result, the traffic volumes increase from north to south, as indicated in Tables 1 and 2 below.
TABLE 1: EXISTING (2006) AM PEAK VOLUMES
VEHICLES PER HOUR ROAD AND SECTION N -> S S -> N N2 – north of M43 530 700 N2 – between M43 and M27 900 750 Cathy Ferguson and FutureWorks Team, 2007 110 eThekwini Municipality revisions, 2008
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VEHICLES PER HOUR ROAD AND SECTION N -> S S -> N N2 – south of M27 1800 870 M4 – north of M43 490 490 M4 – M43 to Desainager 700 480 M4 – Desainager to La Mercy 850 490 M4 – La Mercy to M27 1080 450 M4 – south of M27 1430 460
TABLE 2: EXISTING (2006) PM PEAK VOLUMES
VEHICLES PER HOUR ROAD AND SECTION N -> S S -> N N2 – north of M43 700 560 N2 – between M43 and M27 800 900 N2 – south of M27 1070 1530 M4 – north of M43 500 560 M4 – M43 to Desainager 510 760 M4 – Desainager to La Mercy 500 840 M4 – La Mercy to M27 530 1050 M4 – south of M27 420 1440
In general terms, there is ample spare capacity on the N2 currently as a four lane (2+2) facility.
For the M4, it is only to the south of the M27 that the traffic volumes are approaching capacity. To the north of this point (particularly between the M27 and La Mercy), the high proportion of heavy vehicles on the M4 (avoiding the N2 toll) does, however, make conditions slow and uncomfortable along the no-passing sections.
For the east/west links, the M27 on the western approach to the N2 has limited spare capacity as a two lane two way road (1100 vph in the peak direction). Watson Highway (M43) west of the N2 at some 900 vph has more spare capacity.
6. OTHER OBJECTIVES
The other objectives (as defined by others) for developing the area are as listed below: 1) Provide as much residential dwelling units as possible. There is a need for housing within the Municipal area, with the aim of densifying this as far as possible to avoid urban sprawl. 2) Although some non-permanent residents are foreseen in this area (ie resorts / holiday homes), this area is seen as having a high proportion of permanent residents. In other words, a scenario closer to the Umhlanga area rather than that further north in areas like Ballito. This is largely due to its close proximity to the new airport. 3) Unlock the potential of the coastline / beaches in this vicinity for recreation purposes. This includes parking areas, other facilities and ease of access to the beaches. 4) Improve the environment, including the current undesirable M4 river crossings through this area.
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7. FUTURE TRANSPORT NETWORK REQUIREMENTS
The first main consideration is the level of public transport usage within this area into the future. The current situation is a very high level of private car usage and virtually no use of public transport by high income populations. This is the critical factor in terms of what road (or rail) infrastructure is required to support the development of this area (and surrounding areas), as well as what development densities can be put in place.
It is understood, however, that the introduction of far higher levels of public transport usage is not easily achieved. This will require a major mind shift away from current habits as well as the provision of new infrastructure stretching from Durban‟s CBD to the south to Ballito to the north. A light rail system to the east of the N2 (for example) linking the major origins and destinations (Durban CBD, Kings Park, Durban North, Umhlanga Ridge, King Shaka Airport/Dube Trade Port, OT area (including Sibaya) through to Ballito) would significantly reduce the amount of road infrastructure required in this region.
Not withstanding the above, this assessment below has been based largely on historical (and current) trends in terms of public transport usage.
The three elements of concern are to provide sufficient capacity, ensure sufficient access and retain mobility through the area to an acceptable standard. The provision of road infrastructure is directly related to development densities in the area (the use of public transport) and trips through the area.
For developments within the area, the requirements are: Access. The capacity of the system is directly related to the number and type of intersections or interchanges on the road network, to the point where these would need to be in balance. Throughput capacity. Once accessed to the road network, there should be sufficient throughput capacity to accommodate local (and through) traffic either into or out of the area at acceptable Levels of Service. Mobility. One should aim for reasonable travel speeds through the area.
For through trips, the requirements are: Throughput capacity. The road network would require sufficient throughput capacity to accommodate both local and through traffic in the area at acceptable Levels of Service. Mobility. For long distance trips through the area, one should aim for reasonable travel speeds.
For the other objectives (as described in Section 6 above), the requirements are A road network more like that seen in Umhlanga Ridge / Durban North rather than that seen in (say) Ballito. Downgrading of the existing M4 to remove the barrier of a high capacity and mobility route so close to the beachfront. Replace the existing M4 river crossings with wider spans and further inland from their current position. Minimise the impact on wetlands and other sensitive areas.
8. ADJACENT DEVELOPED AND DEVELOPING AREAS
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Three existing areas in the region are discussed below, being the greater Ballito area, Umhlanga and Durban North. This exercise is to highlight how these local road networks have developed, including the strong and weak points of each which could be lessons to apply to the OT LAP. (It must be stressed that these road networks have developed over time based on the current and historical scenario of a very low use of public transport).
The greater Ballito area is defined here as from the Tongati river in the south to the Umhlali river to the north and east of the N2. The distance from the coastline to the N2 is between 2.5 and 3 km. Apart from the M4 from the Tongati river to P445 (Ballito access road), there are no high capacity/high mobility north/south road links, this rather being a series of lower order roads that are slowly being put in place as the area develops. In this area, the N2 is critically important in terms of capacity and mobility, both locally and through the area. This is possible through 3 closely spaced interchanges along the N2 (with a fourth planned just south of the Umhlali river) which also allows for a high level of access into the area, with numerous east/west roads into the area. The main strength of this layout is the high level of access, with the main weaknesses being that mobility north/south is highly restricted and the capacity of the system limits development densities and types (holiday homes vs permanent residents). The Ohlanga Tongati Local Area is of similar width (N2 to coastline). Currently there are two interchanges onto the N2 (Umdloti and Watson Highway) with a third planned for the new airport. A fourth interchange could be positioned between the new airport interchange and the Watson Highway interchanges. The big difference, however, is the existing high mobility road through the area (M4) and the likelihood of higher traffic generators (more permanent residents than holiday homes, or activities related to the new airport), clearly indicating a need for a higher capacity road network within the area than that in the Ballito area.
The Umhlanga area (Ohlanga river to Glen Anil) is also roughly 3 km from the coast to the N2, with higher traffic generators than in the Ballito area. The road network that has evolved is the N2 and M4 in the north/south direction with high capacity and mobility, as well as limited access, and Umhlanga Rocks Drive as the limited capacity and mobility but high access north/south road. Without the M4 as a high mobility road, this area could not function traffic wise. Due to only one main east/west link (M41) this road is of a very high capacity (8 lanes in sections). The lessons from the Umhlanga area to apply in the Ohlanga Tongati Local Area are the need for (at least) one more north/south road link, the need for a high mobility road through the area for both local and through trips and the need for numerous east/west links for ease of distribution of trips between the north/south links.
Further to the south through Durban North, the N2 is further from the sea. From Glen Anil southwards, a fourth major north/south road is introduced (North Coast road), with these north/south roads roughly 1.5 km apart. Again the high mobility of the M4 through this area is critical to the functionality of the area. The M4 through this area also provides for a high level of accessibility, with closely spaced (relatively) low standard interchanges spaced at between 1 and 2 km apart, also highly important for the functioning of this area. The lessons from the Durban North area to apply in the Ohlanga Tongati Local Area are the need for major north/south links roughly 1.5 km apart, and the important role of a road such as the M4 through this area (urban freeway) providing a high level of capacity, mobility and access and critical for the functioning of the area.
In a similar manner, the M13 through Westville, M7 through Queensburgh and M1 through Chatsworth provide the same function, and critical for transportation within and through these areas.
In summary, the positive aspects that can be gained from existing developed areas in the region are as below: Cathy Ferguson and FutureWorks Team, 2007 113 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
An additional north/south link will be required through the Ohlanga Tongati Local Area, at roughly 1.5 km spacing. Planning for such needs to proceed before major developments are established in the area (eg Ballito). An urban freeway through this area (such as the M4 through Durban North) would be highly desirable in the long term. The provision of numerous east/west links to effectively distribute traffic between the east/west links is again highly desirable.
9. ROAD NETWORK OPTIONS
Below is a discussion of the road network options for the area, starting at the option with the highest capacity and mobility, then options below that. Again it is stressed that these are based on the current levels of public transport usage levels.
These options only discuss the higher order road network. Within any road network developed, there is always an hierarchy of types of roads, starting at freeways, arterials (including expressways), collectors and local roads. Beyond what is discussed below will be a grid covering the area of collectors and local roads as access to individual properties.
The existing road network and spacing of the various elements are as shown schematically on Figure 3. The area is roughly 17 km in length and between 2 and 3 km wide.
The ideal road layout (Option 1) would be that as shown on Figure 4, being a new four lane (2+2) urban freeway from the Tongati river all the way to Umhlanga Rocks, situated roughly midway between the N2 and the coast, with closely spaced interchanges along its length.
The pros of this network are as listed below: This would allow the highest development density for the OTLA (public transport interventions excluded). Mobility through the area will be optimum. Access to the OTLA will be optimum. This would be via the new interchanges as well as more closely spaced at-grade intersections along the existing (downgraded) M4. This new route would run through green fields (sugar cane) minimizing the impact on existing developments and the cost of construction. The existing M4 could be severely downgraded, opening up the beachfront for development. The existing (environmentally unfriendly) Tongati and Mdloti river crossings can be removed. The Municipal wide road network will be in balance, spreading the traffic load from the north to both the N2 and M4 south of the Ohlanga river.
The cons of this network are as listed below: The huge impact on planned developments in the region (Zimbali Lakes, Sibaya and Umdloti Lagoon in particular), being an area of major concern. The impact on the Hawaan Forest to the south of the Ohlanga River. In order for this road layout to operate efficiently, the existing M4 from the Ohlanga River to Umhlanga Rocks would need to be four lanes, which will have an impact on the Forest. This could, however, be minimized using options such as retaining wall or other construction methods through this area.
Cathy Ferguson and FutureWorks Team, 2007 114 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
Impact on the M4 south of the M41. Again, to be fully effective, the existing M4 from south of the M41 to over the Umgeni River crossing would need to be a 6 lane (3+3) facility, as opposed to its existing 4 lane (2+2) configuration. It can be argued, however, that this upgrade will be required anyway in the longer term (and is included in the eThekwini roads long term plan). Cost of the new realigned M4. Although the capital cost will be high, it should be borne in mind that some form of road will be required anyway (including new / widened river crossings) which could cost the same or more, and, at the end of the day, the cost/benefit (benefit being development densities that can be provided in the region) will be high for this option.
Option 2 could be a downgraded version of the proposed new M4 realignment. This would be interchanges only at the intersections that connect to interchanges on the N2 (M43, M27 and the new Airport interchange), with widely spaced at-grade intersections between these interchanges. (Option 3 could take this concept further with only at-grade intersections over its full length). These options can only have negative impacts (relative to Option 1) for the following reasons: To provide the same throughput capacity for this road as Option 1, a far wider road of 8 through lanes (4+4) will be required (freeway lane capacity 2000 vph per lane, signalized arterial 1000 vph per lane). The cost of such a large facility would be as much, if not more so than Option 1. The alternative to such a large facility (eg a 4 through lane (2+2) arterial) will require reduced development densities in the OTLA. Mobility through the area will be severely impacted on. It could be argued that the N2 could be used more for this role, but the existing Tongaat Toll on the N2 would have to be removed. There would also be the additional cost of providing more lanes on the N2. Impact on the N2 south of the Mount Edgecombe interchange. These options would mean more traffic on the N2 than on the parallel north/south routes to the east. If the load is not spread between the M4 and the N2, traffic volumes on the N2 south of Umhlanga Ridge will grow to unmanageable levels. The N2 is already 8 lanes (4+4) in this vicinity with limited spare capacity.
To provide for this loss of mobility and capacity (Option 4), the existing M4 could be upgraded (4 lane urban freeway with interchanges along its full length and no at-grade intersections) to fulfill that role. A new road will still be required between the M27 and the Tongati river (but at a lower standard) roughly midway between the N2 and the coastline, including new river crossings. The major benefit of this is that this new road could terminate short of the Tongati river (ie not cross the Tongati river and not impact on Zimbali Lakes). The negative impacts, however, are: The increased cost of construction of upgrading the existing M4 through a more developed area, as compared to Option 1. It is highly questionable whether the existing at-grade intersections can actually be upgraded to interchanges, which may have to be positioned in new positions along the M4, with new localized linkages from the local road network. The existing M4 will become a major barrier, and make the upgrading of the beachfront in this area very difficult. The existing M4 river crossings will only worsen the environment. The mitigating option is to replace these totally with new bridges, obviously at high cost. Mobility in the east/west direction will be severely impacted on. This could be mitigated by providing interchanges at the east/west links and new north/south road intersecting points, but at additional costs.
Cathy Ferguson and FutureWorks Team, 2007 115 eThekwini Municipality revisions, 2008
Ohlanga Tongati Local Area Plan and Coastal Management Plan
Another option (Option 5) would be to have a layout as per Option 1 (as shown on Figure 4), but terminate the new urban freeway just south of the Tongati River. The capacity over the Tongati River then becomes an issue. To mitigate this, sub-options could be: Forcing traffic to use the N2 by simply not providing more capacity beyond the existing M4 Tongati crossing. In order to achieve this, the Tongaat Toll on the N2 would have to be closed. The problem of more traffic on the N2 further south would then occur, but not as acute as for Option 2. Remove the existing M4 Mdloti river crossing and downgrade the section of the existing M4 from Watson Highway to La Mercy. Although a compromise to Option 1, this would force traffic over the existing Tongati river from the north away from the beachfront onto the new frewway, and allow for the development of the beachfront in this vicinity.
10. CONCLUSIONS
For any of the future road options for the OTLAP, there are pros and cons for each, some of which will impact severely on how the region ultimately develops. As with any process, these need to be debated to come up with an overall plan acceptable to all concerned.
Cathy Ferguson and FutureWorks Team, 2007 116 eThekwini Municipality revisions, 2008