Ohlanga-Tongati Local Area Plan and Coastal Management Plan Final Report
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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.