TECHNICAL WORKSHOP 4 – KWADUKUZA MUNICIPALITY

1. BACKGROUND

The KwaDukuza Municipality is one of four local municipalities that fall under the iLembe District Municipality jurisdiction. The KwaDukuza area covers approximately ±750km² between the uThongathi and uThukela rivers in Northern Kwa-Zulu . It is located between Africa’s two largest harbours, the Harbour and Richards Bay harbours.

The boundary extends from:  the uThukela River and the Local Municipality in the north,  the eThekwini Metropolitan Municipality and the uThongathi River in the south  the Local Municipality and Local Municipality boundaries in the west to  the coastline in the east.

The municipality borders a coastline that spans approximately 50km incorporating a range of sensitive coastal environments and excellent tourism opportunities. The KwaDukuza region consists of a number of development nodes with varying degrees of development. All main towns but three are found along the coast, namely:

Rock   Tinley Manor  Zinkwazi  KwaDukuza (formally known as Stanger) 

The KwaDukuza Municipality has one of the fastest growing populations in the province, it is characterised by a fairly young population. The growing population has subsequently increased the demand for housing, social facilities, infrastructure and economic opportunities to absorb the labour market. As per the STATS SA 2011 Census data it has experienced a growth rate of approximately 3.2% between 2001 and 2011.

Figure 1: Current Population – Source: Statistics

POPULATION Thousands 0 50 100 150 200 231189 Black POPULATION GROUP Coloured

Black 182284 Indian Coloured 2213 White Indian 32532 White 12884 Other Other 1272

Figure 2: Population Distribution – Source: Statistics South Africa

AGE (YEARS) 2500

< 9 47440 2000 10 - 19 40652 Thousands 1500 20 - 29 52681 30 - 39 36855 1000 40 - 49 23270 500 50 - 59 14650 0

60 - 69 9445 < 9 <

> 70 6195 70 >

10 - 19 - 10 29 - 20 39 - 30 49 - 40 59 - 50 69 - 60

1.1. Spatial Planning and Growth

The KwaDukuza Spatial Development Framework provides strategic guidance for the future, physical/spatial development of the KwaDukuza municipal area. It ensures that the envisaged physical space economy reflects the social, economic and environmental development issues identified in the IDP. The adopted package of plans provides guidance for the existing and future physical / spatial development of the municipality. It facilitates integration, i.e. ensuring appropriate vertical and horizontal linkage of policies, intentions and development which are given credibility by national, provincial and local policies. A key piece of information that reflects the growth of KwaDukuza Municipality is that as depicted in the Statistics South Africa report “Selected building statistics of the private sector as reported by local government institutions, 2015” where eThekwini Metropolitan Municipality recorded the

highest value of building plans passed, contributing 68,5% or R11 445,9 million to the total of R16 706,8 million reported for KwaZulu-Natal during 2015, followed by KwaDukuza Municipality (13,4% or R2 238,1 million), Msunduzi Municipality (4,7% or R784,0 million), Newcastle Municipality (3,2% or R540,6 million) and City of uMhlatuze (2,7% or R446,5 million).

The above indicates that the municipality is experiencing rapid growth since it is considered to being a secondary city.

2. LOCATION MAP

3. DESCRIPTION OF THE TECHNICAL WORKSHOPS The purpose of the technical workshops is to provide delegates with a diverse experience of the planning and development atmosphere that currently exists in the Municipality. It will expose the delegates to a number of the conference themes and further highlight the key challenges that affect a diverse growing municipality that consists of rural, urban and coastal regions.

3.1 Study Area 1: Greater Compensation Area Conceptual and Development Framework Plan

Study area one consists of the southern region of KwaDukuza Municipality. It is located within an “Aerotropolis” or “Airport city” which has the Dube TradePort and the King International Airport as its nucleus. It is also located within the eThekwini-uMhlathuze corridor which is the primary provincial corridor in terms of the provincial growth and development plan.

The study area for this framework plan forms part of the southern region of KwaDukuza Municipality and borders eThekwini Metropolitan Municipality and Ndwedwe Local Municipality, and it falls within the iLembe District Municipal area. There are challenges relating to cross border planning involving the different municipalities, bulk infrastructure availability, and legislation relating to the Subdivision of Agricultural land, 1970 (Act No. 70 of 1970).

Figure 4: Compensation Locality Plan

The role of the study area is detailed below: Roles Social Economic Environmental

History and cultural heritage associated with Economic support role to corridor linking Sibudu Cave archaeological site National King Shaka eThekwini to Richard’s Bay Vegetation and species of national significance

Regional catchment role for water resources Mix of suburban, rural/ traditional and Economic support role to N2 corridor and KSIA/DTP Regional biodiversity role for KDM/NLM/IDM Provincial/ agrarian settlements at the interface between Expansion of industrial/logistics development along interface Regional the northern corridor and inland region for primary provincial corridor Regional landscape role at interface between settlement, landscape, culture developed corridor, rural and natural landscapes Residential area alternative to coastal corridor Industrial and logistics expansion area and hub Potential social hub for community services Regional town centre expansion from Ballito Biodiversity and environmental services role for provision Agriculture and tourism municipality, including protection of water Municipal Rural services networks Employment opportunities and investment location resources and downstream assets, UDL, etc. Consolidation of the urban edge and Protection of water resources and downstream Visual gateway to the metro and coastal areas protection of the accessibility of the coastal tourism assets corridor Rates income for the municipality

Residential settlement area Local environmental services and natural Local economic activities and employment Local / Social networks and community structures resources opportunities GCA Community facilities and institutions Local recreation Local retail and commercial services hub Local cultural heritage and tradition Landscape and local sense of place

Scenario planning for the Greater Compensation Area:

Growth Scenario 1: Low Growth 1% pa growth rate for KwaDukuza (based on KwaDukuza SDF growth projections) 8% share of growth allocated to GCA (based on continuation of current share)

Growth Scenario 2: Medium Growth 3% pa growth rate for KwaDukuza (based on continuation of historic growth rate) 10% share of growth allocated to GCA (based on increasing share given strategic potential of GCA)

Growth Scenario 3: High Growth 5% pa growth rate for KwaDukuza (based on contribution likely to be required from KDM to achieve 3% pa growth of iLembe District in iLembe RSDP) 12% share of growth allocated to GCA (based on a significantly increased share given strategic potential of GCA)

Estimated Land Demands

Should Growth Scenario 2 be taken into consideration, it is estimated that approx. 2 350 new households will need to be accommodated in the GCA by 2020.

LAND USE AREA BASIS Residential 80ha  KDM pop growth of 3% and GCA absorbs 10% of KDM pop increase  Average occupancy ratio of 3 per/du  Average density of 30du/ha Industrial 60ha  KDM absorbs 50% of IDM growth and GCA absorbs 50% of KDM growth Commercial/Business 20ha  Estimated at 25% of residential land demand Social Facilities 20ha  Estimated at 25% of residential land demand Sports, Recreation and 20ha  Estimated at 25% of residential Cultural Open Spaces land demand Total 188ha –

Figure 5: Compensation Aerial Image

3.1.1 Challenges  Fragmented land use pattern  Identifying new linkages to support existing road networks  Cross border alignment  Provision of Infrastructure  Release of land from the Subdivision of Land Act, 1970 (Act No. 70 of 1970)

Table 4: Drivers of Change in GCA NO. SOCIAL IMPLICATIONS FOR STUDY AREA

1 Population Growth Medium to high population in KDM and GCA will generate increased demand for housing, facilities, jobs, infrastructure, services, public spaces, etc 2 Demographic Profile Mixed income, education and skills levels with significant issues in relation to poverty, low skills and education, increasing younger population, etc. impacts in affordability, demand for facilities, skills available in the economy, etc. 3 Settlement Growth Existing settlements at Ballito, Umhlali, Shaka’s Head and Driefontein will attract growth and development and require supporting urban systems 4 Urbanisation and Sprawl Increasingly urbanised population but tendency for development to occur in more suburban, peripheral and greenfield locations promotes sprawl, inefficient and wasteful resource use, etc. 5 Lifestyle Choices Preferences for suburban and rural lifestyles impact on the type and location of housing demand Security issues precipitate an increase in cluster/gated developments 6 Social Inclusion Need for social inclusion and social justice influences demands for greater social, economic and spatial integration, expectations around improved service delivery, requirements for basic needs provision, etc. NO. ECONOMIC IMPLICATIONS FOR STUDY AREA

1 Agricultural Activities Declining dominance of the agricultural sector with competing land demands for urban and industrial uses Increasing importance of food security and retention and improvement of food production activities 2 Industrial and Logistics Increased demand for industrial and logistics Development development linked to N2/R102, airport and DTP Large scale, inward looking nature of development with potential impacts on built form, spatial integration, etc. 3 Commercial and Flight of offices, retail and business developments to Business Development greenfield sites in suburban and peripheral locations Growing population generates demands for commercial services and employment opportunities

Proposed development in the Greater Driefontein Area:

3.2 eThembeni Precinct Plan/Township Establishment Project

Study area two is the eThembeni township establishment and lies west of the uMvoti Toll Plaza on the N2 national road and south-east of Groutville, within the KwaDukuza Local Municipality. The project area comprises 82 properties on approximately 230 hectares which was set aside for a human settlement project called the Chief Albert Luthuli Rural Upgrade Project (CALRUP). Previously, the area comprised rural small holdings. However, over the past few years, the area has experienced rapid development, due mainly to the informal subdivision and disposal of sites by the original owners. Numerous residential houses have been and are being constructed on the plots, without formal subdivision or proper planning layout and, in some cases, in waterlogged areas. As a consequence, there is a need to formalise the area to control the ad hoc and illegal developments, with structures appropriately located, with the provision of bulk services and with management of the environmentally sensitive areas (primarily wetlands) on the site. Added to this situation, is the fact that a large portion (+-73%) of this area is considered to be a wetland.

To this end, the KwaDukuza Local Municipality has appointed a professional services to co- ordinate the eThafeni Planning and Development Framework which will guide formal township establishment.

There are currently a number of interventions under way including: 1) Environmental Authorization, 2) Regularization of illegal development, 3) Providing a Planning framework, 4) Township establishment process, and 5) facilitating the transfer of land.

Figure 9: eThembeni Aerial Image

The key themes that are set out to be addressed are Urban Planning and Policy making in times of uncertainty, fragility and insecurity, and Planning Activism and Social Justice.

3.2.1. Challenges:

 Lack of service infrastructure;  Occupation of uncertified housing structures;  Sand mining operations within the catchment;  Inadequate sewage disposal system due to high water table;  Canalisation, drainage and farming of various units across the site;  Encroachment and direct loss of habitat through formal and ad hoc development

# Issue Description Items of Concern Recommendations Specialists and Key Role Players Required

1 Wetlands Preliminary . No development may take A comprehensive wetland Wetland Ecology Specialist findings indicate place in wetlands or delineation (delineate the outer that wetland associated buffers. This edge of the temporary zone of Town Planner coverage could sterilises potentially 27-81 wetness) is required to Project Co-ordinator range between 27 hectares of the site. accurately determine wetland and 81 hectares . The ongoing protection of boundaries and appropriate Specialist studies are (12-35%) of the wetlands as a no buffers (generally 30m), so underway and appropriate total 230 hectare development zone is that “no go” areas can be more applications to the relevant site (this includes required in the township accurately determined. departments to be done. areas already plan. A wetland under housing). rehabilitation plan is The planning team is to recommended. determine whether the extent . Water Use Licenses are of “no go” areas affects the required if development feasibility of developing the encroaches on wetlands or site, from a cost perspective. their buffers. . Increase in the development cost.

2. Existing Subject to . Theoretically, these The project team will need to Wetland Ecology Specialist Structures in confirmation via structures should be consider the options, consult Wetlands detailed wetland removed, the area with DWA and DAEA and Town Planner Current and future building in delineation which is rehabilitated, the owners wetlands needs to be stopped. Department of Water Affairs underway, it is compensated and (DWA) likely that a number application made for Water of houses have Use Licenses from DWA. Department of Agriculture been constructed and Environmental Affairs within wetlands. . Another option is to create (DAEA) drainage structures to dry out the areas where the houses are standing. The destruction of wetlands and their buffers would require retrospective applications to DWA (Water Use Licenses) and DAEA (environmental authorisation).

3 Poor site Regardless of . Founding conditions for Relevant specialists and Soils and Geotechnical drainage/ where true structures. project team members to Specialist wetlands are . Effects of rising damp on advise on items of concern, site wetness situated, the site is structures. including how this affects costs Hydrology Specialist generally very wet Ongoing damp damage to of construction, operation and . Structural Engineer and built structures. as high clay soils maintenance. Building Services Specialist retain moisture and . Sewage disposal. are poorly drained. . Stormwater drainage (to Wetland Ecology Specialist prevent inundation of buildings and gardens). . Increased cost of bulk services.

3 Land use The current land . Arable land will be lost. The town plan should make Town Planner use is largely Vegetable gardens are an provision for the incorporation residential, important survival strategy of individual or communal Department of Agriculture however, there will for poorer households. vegetable gardens, some be a change of wetlands may not be used for land use from . The Department of this purpose. agricultural to Agriculture will need to give housing via the permission to develop the Permission to release the land Land Use land to a non-agricultural from agriculture will require a Management use. strong motivation as this goes System against Department of Agriculture’s policy. This may be favourable as the area is already settled

4 Soil and water Drainage lines and . Waste disposal services Project team will need to Town Planner pollution streams are are required. consider the level and costs of currently polluted . Ongoing anti litter and services required KwaDukuza Local with litter and water dumping management (construction, operation and Municipality quality appears required. maintenance). poor, especially in . Increased cost of service drainage lines provision (with a negative around stand effect on rates). pipes. Illegal dumping is taking place in some areas.

5 Illegal Individual owners . Since the subdivisions are The issue of land subdivisions KwaDukuza Local subdivisions of original large illegal, while new house and land ownership will further Municipality and land plots have sold off owners have invested in be investigated, confirmed and ownership small parcels to their properties, they are resolved. Town Planner numerous unlikely to hold legal land Land Legal Services individuals who tenure. have built houses without legal subdivision or title deeds.

6. Timing of Time frames While approvals are being The project team will need to Town Planner approvals associated with sought, problems on site (illegal consider how these issues are various construction, illegal managed in the interim. Legal Advisor applications to subdivisions, inundation, KwaDukuza Local obtain the damage to wetlands, etc) will Municipality necessary continue, if not controlled. authorisations and Current and future building in licenses are being wetlands needs to be stopped. sought.

3.3 Groutville Priority 1

Study area three focuses on Groutville which is located approximately 4 km south of the KwaDukuza Town. This project entails an upgrading of an existing informal settlement which has both formal and informal structures. There are housing structures that are located on wetlands and environmentally sensitive areas. The project grapples with the challenge of maintaining a balance between the provision of infrastructure and sustaining existing location of houses.

Figure 11: Groutville Aerial Image

The key themes that are set out to be addressed are Transforming Human Settlements. Urban Planning and Policy making in times of uncertainty, fragility, and insecurity, as well as Planning activism and Social Justice.

3.3.1 Challenges:

 Policy gaps and/or rigidity;  Illegal land transaction;  Illegal development;

 Competing needs i.e. provision of social land recreation vs residential opportunities;  Number of proposed units not matching beneficiary needs;  Delays in town planning process of implications on the ground;  Implications to relocation of existing structures located within wetland zone, size of structure vs low income unit

Images of Groutville Priority 1:

3.4 Rocky Park Integrated Housing Project

Study area four is called the Rocky Park Integrated Housing Project. It is located on the western periphery of the KwaDukuza CBD. This is a mixed use development comprising of community residential units, affordable units, and lower income units with associated service infrastructure and social amenities. It is a ground breaking project as it integrates a range of income levels and accommodates different forms of housing opportunities.

The project is an infill development and provides housing opportunities within close proximity to areas of economic activity. The Rocky Park Integrated Residential Development has met the key objectives of the KwaDukuza Municipality (which are derived form the National and Provincial Strategies) which include the following:

 ensure the development in well located areas that provide convenient access to urban amenities, including places of employment.  create social cohesion.  servicing of stands for a variety of land uses including commercial, recreational, as well as residential blocks for both low, middle and high income groups.  land use and income group mix are based on local planning and needs assessment.

As the project is an Integraed Residential Development, part of the criterion for it to be classified as an Integrated Residential Development it takes into account the different strata of income levels which determined the mix of income groups and these have been defined below:

 R 0.00 – R 3,500.00  R 800.00 – R10,000.00  R 3,500.00 – R 15,000.00  > R 15,000.00

Tenure types are as folows:  Sectional Title Ownership (Low income)  Low Income Rental  Middle Income Rental

As a synopsis, Breaking New Ground principles were used to inform the project outcomes which are summarised below:

Is it applicable BNG – KEY PRIORITIES to the project? Residents should live in a safe and secure environment, and have adequate access to economic opportunities, a mix of safe and secure housing, and tenure types, reliable and ✔ affordable basic services, educational, entertainment and cultural activities and health, welfare and police services. Ensure the development of compact, mixed land use, diverse, life-enhancing environments with maximum possibilities for pedestrian movement and transit via safe and efficient public ✔ transport in cases where motorized means of movement is imperative. Ensure that low-income houses are provided in close proximity to areas of economic ✔ opportunities. Integrate previously excluded groups into the city, and the benefits it offers, and to ensure the development of more integrated, functional and environmentally sustainable human ✔ settlements, towns and cities. The latter includes densification. Encourage social (Medium-density) Rental Housing – Social rental housing is generally medium-density and this housing intervention may make a strong contribution in urban renewal ✔ and integration. There is a need to move away from a housing-only approach to a more holistic development of ✔ human settlements, including the provision of social and economic infrastructure. More appropriate settlement designs and housing products, and more acceptable housing ✔ quality. Enhancing settlements design by including professionals at planning and project design ✔ stages, and developing design guidelines. There is a need to focus on changing the face of the stereotypical RDP houses, and ✔ settlements, through the promotion of alternative technology and design. Social renting houses must be understood to accommodate a range of housing product ✔ designs to meet spatial and affordability requirements. Social housing products may include: Multi-level flat, or apartment options, for middle income groups, incorporating beneficiary mixes ✔ to support the principle of integration and cross-subsidisation; Co-operative group housing; and ✔ Communal housing with a combination of family and single-room accommodation ✔

Figure 12: Rocky Park Aerial Image

The key themes that are set out to be addressed are Transforming Human Settlements. Planning Activism and Social Justice, and Planning for an interlinked and integrated rural- urban development.

Challenges:  Flexibility of traditional town planning policies (i.e. town planning scheme);  Municipal policies on infrastructure provision not adequately catering for affordable housing;  Funding availability for beneficiaries

4 EXPECTED OUTCOME The main purpose of the workshop and selected sites is to expose the delegates to a number of the conference themes. The workshops will further ensure that the delegates are provided with a holistic view of key challenges that the municipality has overcome and still has to overcome in order to achieve the concept of “cities we need”.

The municipality is also hoping to engage delegates in finding innovative and sustainable solutions in order to solve existing problems as well as provide further guidance in maximising on identified opportunities.

Images of Rocky Park IRD:

5 PROPOSED ITINERARY

Technical Workshop Item Description Time 1. Workshop delegates All participants and delegates depart 8:00 depart from Durban ICC from the Durban ICC

2. Arrival of delegates at All participants and delegates will be KwaDukuza Municipal welcomed by Mr. Mava Ntanta and 9:00 offices. Chimene Pereira 3. Presentation and The municipality will identify a suitable Discussion - Greater venue where delegates and participants Compensation Area will converge to receive briefing on the Conceptual and 9:15 Greater Compensation Area Conceptual Development Framework Plan. and Development Framework Plan (Study area 1). 4. Drive around To give delegates a feel of the area KwaDukuza 10:00 Municipality

5. Departure for Rocky The delegates will be transported to the Park Integrated Rocky Park Integrated Housing project 11:15 Housing project (Study area 4) 6. Presentation and Delegates arrive at Rocky Park. Discussion - for Rocky Presentation by Mr. Themba Dube 11:45 Park Integrated Housing project.

7. Departure for Chief The delegates will be transported to the 12:30 Albert Luthuli Museum Groutville Priority 1 area (Study area 3)

8. Arrive at Chief Albert Delegates arrive at Groutville Priority 1. Luthuli Museum Presentation by Mr. Brian Xaba. 13:00 LUNCH and 9. Departure for The delegates will be transported to the 14:30 eThembeni eThembeni area (Study area 2)

10. Arrive at eThembeni Delegates arrive at eThembeni. 14:45 Presentation by Mr. Mava Ntanta

11. Departure for Groutville The delegates will be transported to the 15:45 Priority 1 Chief Albert Luthuli Museum

12. Presentation and Delegates arrive at Groutville Priority 1. Discussion - for Presentation by Mrs. Nqobile Khawula 16:00 Groutville Priority 1

13. Discussion and All to contribute 16:45 debriefing

Technical Workshop Item Description Time 14. Workshop delegates All participants and delegates depart depart from from the KwaDukuza Municipality for KwaDukuza Durban ICC 17:00 Municipality for Durban ICC

6 TECHNICAL WORKSHOP LEADER(S)

 Mr. Mava Ntanta – Director (EDP)  Mr. Chimene Pereira – Chief Town Planner (EDP)  Mr. Themba Dub – Director Human Settlements  Mrs. Nqobile Khawula – Senior Manager KDM Human Settlements