ETHEKWINI MUNICIPALITY HUMAN SETTLEMENTS UNIT
LIVE WORK PLAY
PART PART 6
–
COMBINED APPLICATION
SUBDIVISION OF ERF 110 OTTAWA TO FORM PORTIONS 14-16 AND REMAINDER AND REZONING OF PORTION 14 OF ERF 110 OTTAWA, FROM SPECIAL RESIDENTIAL 650 TO LIMITED COMMERCIAL
UMLAZIINFILL HOUSING
OCTOBER 2020 WARD 78, 83 & 84 - TOWN PLANNING FEASIBILITY / DESIGN REPORT ZIMANGA URBAN AND RURAL DESIGN – SUITE 304, RIDGE 5, 41 RICHEFOND CIRCLE, UMHLANGA, 4319, TEL: 031 566 3935 MAY 2020 1 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
COMBINED APPLICATION IS HEREBY MADE:
CATEGORY 3 IN TERMS OF THE PLANNING AND LAND USE MANAGEMENT BY-LAW 2016 (MUNICIPAL NOTICE 114 OF 2017) AND THE CENTRAL SCHEME
COMBINED APPLICATION:
SUBDIVISION OF ERF 110 OTTAWA TO CREATE PORTIONS 14 – 16 AND REMAINDER ALL OF ERF 110 OTTAWA AND REZONING OF PORTION 14 OF ERF 110 OTTAWA
FROM SPECIAL RESIDENTIAL 650 TO LIMITED COMMERCIAL
CLIENT DETAILS: VLR PROPERTY TRUST-TRUSTEES
AGENT DETAILS: ZIMANGA URBAN AND RURAL DESIGN (PTY) LTD SHOP 20, FIRST FLOOR
PROTEA HOTEL – FIRE & ICE! 14 PALM BOULEVARD UMHLANGA 4319 TEL: (031) 566 3935
SUBMITTED TO:
ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY DEVELOPMENT AND PLANNING UNIT REZONING DIVISION
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 2 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
TABLE OF CONTENTS
A. WITHDRAWAL OF DIAGRAMS 6
B. APPLICATION DETAILS 7
C. EXECUTIVE SUMMARY 8
1.0 INTRODUCTION 10 1.1 Purpose Context of the Report and Site Context….……………………………… 10 1.2 Background………………………….……………………………………………… 10 1.3 Structure of the Report………………………………………….………………….. 11
2.0 STATUS QUO ANALYSIS 12 2.1 Wider Development Context………….………….……………………………….. 12
SITE LOCALITY – Metropolitan and Local Context 14
3.0 THE SITE 15 3.1 Site Description………………………………………………………….………… 15 3.2 Ownership and Extent…………………………………………………………….. 15 3.3 Existing Zoning……………..……………………………………………………… 15 3.4 Existing Land Use…………………………..……………………………………… 16 3.5 The Site Context…………………………..……………………………………….. 17 3.6 Roads, Rail and Transportation Context Analysis…..…………………………… 18 3.7 Infrastructure Assessment Context Analysis………..……………………………… 20 3.8 Environmental Considerations…………………………………………………….. 21
4.0 SUMMARY OF THE PHYSCAL & SOCIO-ECONOMIC CHARACTERISTICS 22
4.1 Land Form Analysis……………………………………………………….…………… 22 4.2 Land Tenure……………..……………………………………………………………… 22 4.3 Existing Development and Land Use………………………………………………… 23 4.4 Surrounding Nodes of Economic Activity….………………………………………… 24 4.5 Commercial Property Market Assessment: Real Estate Agent Survey…………….… 24 4.6 Commercial Demand Assessment…………………………………………………… 25
5.0 THE PROPOSAL 27 5.1 Subdivision and Rezoning Proposal………………………………………………… 27 5.2 Generalised Impression of the Future Uses…………………..……………………… 27 5.3 Accessibility…………………………………………………………..………………… 27 5.4 Environmental Considerations………………………………………………………… 28 5.5 Traffic Considerations…………………………………………………………………… 28 5.6 Engineering Considerations…………………………………………………………….. 29 5.7 Site Photos…….………………………………………………………………………….. 30
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 3 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
6.0 PLANNING DESIGN PRINCIPLES AND APPROACHES 33
7.0 THE MOTIVATION FOR SUBDIVISION AND REZONING 34 7.1 Overview…………………………………………………………………...... 34 7.2 To Consider Context…….…………………………………………………………… 34 7.3 Need and Desirability………………………………………………………………… 35 7.3.1 Need………………………………………………………………………..……… 35 7.3.2 Desirability……………………………………………………………………….……. 36 7.4 Compliance with SPLUMA……………………………………………………………. 38
8.0 CONCLUSION 41
ANNEXURES:
ANNEXURE A: APPLICATION FORMS & OTHER DOCS ANNEXURE B: TITLE DEED ANNEXURE C: EXISTING ZONING CONTROLS ANNEXURE D: PROPOSED ZONING CONTROLS ANNEXURE E: DRAFT SUBDIVISIONAL DIAGRAMS ANNEXURE F: TOWN PLANNING SUBDIVISIONAL PLAN ANNEXURE G: TRAFFIC IMPACT ASSESSMENT ANNEXURE H: SURVEY SUPPORTING DOCUMENTATION
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 4 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
SPLUMA CHECKLIST:
Yes No Not Applicable 1. Land Owners Consent √ 2. A locality plan of the township √ 3. A layout plan identifying the boundaries of the proposed development and the physical and natural characteristics of the √ site/property (including landforms, appropriate contours and flood line where applicable) 4. Planning Report explaining the concept and planning rationale √ 5. Copies of Planning Report and Layout Plans √ 6. 1 Electronic copy of the sector reports and plans √ 7. Surveyor – General Diagram √ 8. Form of densification √ 9. Copy of Title Deeds √ 10. Typical House Plan/Design √ 11. Copies of Planning Report and Layout Plans √ 12. Conditions of Establishment √ 13. Land Use Controls √ 14. A copy of the mortgage bond(s) relating to the land √ 15. The owners or applicants power of attorney, if applicable √ 16. A certified copy of the applicants board, council or company resolution, if applicable √ 17. A copy of the mortgage’s consent, if applicable √ 18. Community & Social Facility Assessment, including surrounding √ capacity assessment. 19. Proof of Funding √ 20. Zoning Certificates √ 21. Compliance with Parking Requirements √ 22. Deed of Servitude √ 23. Flood line Certificate √ 24. 100 flood line (if applicable) √
25. Wetland Delineation (if applicable) √ 26. Mineral Rights approval √ 27. Conveyancer Certificate √ 28. Land Legal Report including Restrictive Conditions of Title to be √ removed 29. A copy of a geotechnical report √ 30 Comments from Services Providers √ 31. Service Level Agreement (if applicable) √ 32. Community Participation √ 33. Allocation of land √ 34. Copy of Environmental Authorisation or ROD (if applicable) √ 35. Land Claims Clearance, Land Claims Commission letter √ 36. DOT / SANRAL Approval (if applicable) √ 37. Traffic Impact Assessment/ Traffic Study (if applicable) √ 38. Approval from Department of Education √ 39. Approval from Spoornet/PRASA (if applicable) √ 40. Clearance from Dept. Of Agriculture (Release of land to Act 70 of √ 70)
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5 41. Water Use License Authorisation (if applicable) √
COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 5 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
A. WITHDRAWAL OF DIAGRAMS
TO BE READ IN CONJUNCTION WITH ANNEXURE H
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 6 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
B. APPLICATION DETAILS
C
B
A
THE PROPOSAL ENCOMPASSES THE:
1. SUBDIVISION OF ERF 110 OTTAWA TO CREATE PORTIONS 14 – 16 AND REMAINDER ALL OF ERF 110 OTTAWA; AND
A – PORTION 14 OF ERF 110 OTTAWA (BLUE) B – PORTION 15 OF ERF 110 OTTAWA (ORANGE) C – PORTION 16 OF ERF 110 OTTAWA (YELLOW)
2. REZONING OF PORTION 14 OF ERF 110 OTTAWA (SITE A) FROM SPECIAL RESIDENTIAL 650 TO LIMITED COMMERCIAL.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 7 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
C. EXECUTIVE SUMMARY
This report provides motivation and background to enable the Subdivision of Erf 110 Ottawa to Create Portions 14 – 16 and Remainder all of Erf 110 Ottawa, and subsequent Rezoning of Portion 14 of Erf 110 Ottawa, from Special Residential 650 to Limited Commercial. The sites are located within a developed context that is characterised by predominantly residential and commercial activity however, the subject properties are characterized as being vacant. A key feature of the sites context is the limited topographic constraints, which permits the site being utilized for commercial activity. The subject properties are owned by VLR Property Trust- Trustees and it is the applicant’s intention to Subdivide and Rezone (portion 14) from Special Residential 650 to Limited Commercial. It is understood that the proposed rezoning will easily integrate into the existing fabric. It is anticipated that a greater degree of compatibility and market relevance can be obtained through the above Subdivision and Rezoning.
The motivation for the proposed Subdivision and Rezoning is underpinned by several themes. The overarching motivating factor is that the proposal would allow for a Commercial facility that caters for the commercial needs of the community and surrounds, all of which is consistent with the surrounding context and in promoting Ottawa as an area that is suitable for commercial development, whilst not detracting from or negatively impacting on the surrounding area and amenities. This will inevitably create employment opportunities whilst providing an integral service to the local residents and commuters.
The first pillar that underpins the motivation are the key trends at a broader level that supports and informs the motivation for the proposal. This includes:
o The demand for provisions of commercial facilities, in a safe and reputable location.
The second pillar that underpins the motivation for Subdivision and Rezoning is the potential use of the site to contribute to, and be mindful of, the local context. Key issues for consideration here include:
o Scale and Intensity of Development: Allows for a greater degree of compatibility in terms of use and in acknowledging the local commercial context. Therefore, by recognising the scale and intensity of the surrounding development, the proposed Limited Commercial zone will allow for the development of a Commercial facility in line with the envisaged zone. This is in keeping with the local fabric of the surrounding context given the existing commercial activity along Old Main Road.
o Amenity Considerations: As indicated above, the proposed Subdivision and Rezoning allows for the development of a Commercial facility that will enhance the commercial corridor along Old Main Road, thereby ensuring that the proposal does not detract from local amenity given the applicant sites’
location in close proximity to additional Commercial development.
The third pillar that underpins the motivation for the subdivision and rezoning application are the opportunities for growth and integration as a result of the proposal. Key issues here include:
o Boosting the Local Economy: Promoting development of a commercial nature results in an increase in employment opportunities as well as the local economy. By providing a wider range of services and amenities in the area, the standard of living will inherently increase provided that a steady stream of income is yielded through local employment.
Due to the nature of the proposal, no additional impact is foreseen. In addition, the applicant sites are situated within a developed context, and therefore no negative environmental impacts are envisaged.
This proposal comprises of the Subdivision and Rezoning of Portion 14 of Erf 110 Ottawa from Special Residential 650 to Limited Commercial.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 8 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
The Existing Zoning Controls for Special Residential 650 are as follows:
Refer to Annexure C: Existing Zoning Controls.
The Proposed Zoning Controls for Limited Commercial are as follows:
Refer to Annexure D: Proposed Zoning Controls.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 9 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
1.0 INTRODUCTION
1.1 PURPOSE OF THE REPORT AND SITE CONTEXT
This report has been submitted to the eThekwini Municipality – North Operational Entity, for the purpose of motivating and providing adequate background to enable the Subdivision of Erf 110 Ottawa to Create Portions 14 – 16 and Remainder all of Erf 110 Ottawa; and Rezoning of Portion 14 of Erf 110 from Special Residential 650 to Limited Commercial.
The Ottawa area abuts the R102 northern inland development corridor linking the central urban areas of the municipality to Verulam and Tongaat as well as importantly the King Shaka Airport and Dube Tradeport in the north. Surrounding areas include the Cornubia development in the south-east, the growing and densifying largely residential development of Phoenix, the largely informal high-density areas of Inanda and the growing town of Verulam in the north.
While the present development of Ottawa consists largely of peripheral residential development, being a legacy of the past, it is understood that there exist substantial pressures for increased commercial, industrial, high density residential mixed-use development.
The location of Ottawa, i.e. forming part of the main northern inland development and access corridor, surrounded by growing residential development, is expected in future to be exposed to increased pressure for development more appropriate to its location.
It is the role of this application and the relevant Land Use Management Scheme to allow and encourage the more appropriate development within Ottawa and to enable the municipality to guide and manage the development accordingly.
The site is located at 59 Old Main Road within an established residential/ commercial context that is subject to an existing Town Planning Scheme within which it is zoned Special Residential 650 and characterized as being vacant. It is the applicant’s intent to develop a Commercial facility, hence application is made to subdivide and rezone Portion 14 of Erf 110 Ottawa to Limited Commercial. In light of the above, the proposed development is deemed feasible given the nature of the surrounding context, wherein residents of the community and surrounds will not have to travel far distances in order to satiate their commercial needs.
1.2 BACKGROUND
Being located north of the EThekwini Municipality, Ottawa nestles between Verulam, Cornubia and Parkgate and can be regarded as a “hidden” suburb. Ottawa possesses a rich history which underlines its importance and thus the need for a new look. Surrounding areas include the Cornubia development in the south-east, the growing and densifying largely residential development of Phoenix in the west, the largely informal high density areas of Inanda and the growing town of Verulam in the north.
Ottawa acts as a predominant residential suburb with a dominant commercial strip along the main road. There is an increasing amount of conversion of residential to mixed use commercial. Affordability levels are high in Ottawa with majority of the population falling within the middle to higher income bracket and over half the population employed. Majority of the population is employed in the tertiary sector (Wholesale and retail trade and Transport and communication). This is due to its location near logistics routes and industrial and commercial developments.
Falling within the Verulam-Cornubia Local Area, the role of the area identified by the Northern Spatial Development Plan is; Residential expansion zone, Regional Public Transportation Intermodal Terminal (Verulam), Mixed use, business and industry opportunity.
Ottawa is experiencing some pressure in term of land use conversion from residential to business use along the main road bordering the Cornubia development. While land values are expected to increase in Cornubia, Ottawa may experience development pressure. Increasing demand for commercial property in Ottawa is
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5 shown by the high land sale value and conversion of land use from residential to commercial. In addition,
COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 10 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
there exists a need for affordable commercial space for small to medium enterprises who cannot afford the current prices and rentals.
The issue faced with vacant properties are the sites becoming derelict, thereby attracting illegal activity which negatively impacts on the surrounding community through an increased crime rate. It should be noted that this site was utilised illegally for the storage and sale of damaged vehicles. Following the intervention of the municipality together with the land-owner, the site was restored. This is not to say that all vacant sites should be developed, however, the proposal sought by the applicant seeks to accommodate a Commercial development that takes cognisance of the surrounding context whilst taking into consideration the nature of the site, such as sloping (developable area) and any environmental sensitives. In light the above, the site once subdivided is considered to be located in a desirable position along Old Main Road, within a corridor that comprises of existing commercial development such as Globe’s Shopping Centre – Supermarket and Butchery, Globe’s Liquor Store, Ottawa Veterinary Clinic and various other smaller commercial entities.
Therefore, based on a range of factors such as location, marketability and economic feasibility, this report is submitted on the basis of presenting the motivation for Subdivision and Rezoning of the applicant site and attempts to provide an adequate background in order to facilitate this process. Following the approval of the proposal, it is the applicant’s intention to develop a commercial facility in an area that is conducive of business, services the community, and assists in alleviating the demand for employment by creating employment opportunities.
One of the key objectives of the Northern Development Spatial Plan is to address past imbalances and build for future by responding to future needs and anticipated growth patterns and trends. To this end, the R102 and M41 have been identified as a Metropolitan Spine and Sub Metropolitan Spine respectively. The purpose of the spines is to promote the efficient and effective linkage between rural and urban areas across the metropolitan areas as well as the provision of high-density opportunities in close proximity to the public transportation routes.
The Northern Spatial Development Plan suggests the following for Ottawa:
• Residential expansion zone, • Mixed Use, Business and Industrial Opportunity, • Light rail link from existing passenger rail route to King Shaka International Airport, • Establish new mixed density housing development opportunities along the R102 development spine
The Combined Application is hereby made: - Category 3 in terms of the Planning and Land Use Management By-Law 2016 (Municipal Notice 114 of 2017) and the North Scheme of the eThekwini Municipality.
1.3 STRUCTURE OF THE REPORT
Following the Executive Summary, this Combined Application is structured in the following manner:
Section 1 presents the introduction and provides an overview of the purpose of the report and the background to the project.
Section 2 - 6 presents the site analysis, proposed use and site development plan and need and desirability motivation for the site.
Section 7 provides a conclusion for the proposed Combined Application.
Section 8 includes all supporting documentation and annexures.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 11 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
2.0 STATUS QUO ANALYSIS
2.1 WIDER DEVELOPMENT CONTEXT
THE SITE
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 12 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
While the development of Ottawa is governed by the overall and local planning intentions, these intentions have also been influenced by the existing development realities. As development progresses in the wider context, e.g. the location of the airport, the further development of Umhlanga, Cornubia, Verulam etc. will, and needs to have, an influence on the future development of Ottawa.
THE SITE
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 13 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
SITE LOCALITY – Metropolitan and Local Context
THE SITE
Figure 4: Broad Locality Map The site is located approximately ±30 kilometres north west of the Durban CBD, ±5km south of the Dube Tradeport and King Shaka International Airport, and ±3km South of the Verulam Central Business District. The site is situated along Old Main Road. However, given the sites undeveloped state, this access is informal. Following the approval of the proposed
application, the commercial development is envisaged to gain access from Old Main Road. THE SITE With regards to Bus and Taxi routes, the site is well situated in terms of overall locality being situated along Old Main Road, which is considered a major transportation road.
As indicated, Old Main is considered a major transport route as it forms links between existing higher order roads such as the M27.
The subject property is located in close proximity to the R102 provincial road which links the north to the south and vice versa. The R102 links Ottawa to Umhlanga to the south and Verulam to the north. The road networks in the area allow for good permeability and access.
9 MAIN OLDROAD, OTTAWA Overall, the proposed site is situated in an area that
5 is well located and easily accessible and therefore the proposed Rezoning will be feasible from a Town Planning perspective. Figure 5: Site Locality Map COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 14 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.0 THE SITE
3.1 SITE DESCRIPTION
The subject property is described as Erf 110 Ottawa; Reg Division FU, Province of Kwa-Zulu Natal - situated at 59 Old Main Road.
3.2 OWNERSHIP AND EXTENT
The site is owned by VLR PROPERTY TRUST-TRUSTEES, with the total area of the property measuring 12 952 m2. Deed of Transfer No. T 16739/ 2013. Refer to Annexure B: Title Deed; and Annexure E: Draft Sub Divisional Diagrams.
3.3 EXISTING ZONING
THE SITE
The Applicant Site is currently zoned Special Residential 650. This is the predominant zone within the sites context. However, immediate surrounding zones include, Administration, Transport, Special Residential 350, Residential Small Holding, Educational, Commercial and Limited Commercial, the latter of which creates precedent for the proposed zone. These can all be found within a 100m radius.
At a broader scale zones range from Community Facility, Light Industry, General Residential 4, Public Open Space and Special Residential 180, in addition to Special Residential 650.
As evident, the proposed Limited Commercial zone will blend in well with the surrounding context.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 15 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.4 EXISTING LAND USE
The surrounding land uses are predominantly residential in nature with Commercial and Social activity amidst. The proposed rezoning is for the purpose of accommodating Commercial Development that will cater for the needs of the community and surrounds. Therefore, the development would enhance the local amenity and existing land uses within the sites immediate context.
LEGEND:
THE SITE COMMERCIAL INDUSTRIAL
RESIDENTIAL MIXED USE OPEN SPACE/ VACANT
PLACE OF WORSHIP OTTAWA COMMUNITY GLOBE’S SHOPPING HALL CENTRE / LIQUOR
JHUGROO PRIMARY OTTAWA TRAIN LOTUS CAR CARE AND SCHOOL - EDUCATION STATION CAR WASH
CORNUBIA AUTO OTTAWA LIQUOR SB CENTRE / PARTS GODFELLAS SPORTS BAR
MALUSI BED AND 9 MAIN OLDROAD, OTTAWA STYLISH HARDWARE
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 16 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.5 THE SITE CONTEXT
The applicant site is currently zoned Special Residential 650, however, they it is characterized as being vacant. This can attract illegal activities given the sites derelict nature which can result in an increased crime rate amongst residents in the immediate context.
The area in which the subject property is located in comprises of predominantly residential/ commercial activity. This ensures that the proposed development will congruently blend in with the surrounding context, whilst benefiting the community through the provision of a quality service that satiates the commercial needs of residents.
The site is located along Old Main Road which is interlinked to M27 and JG Champion Drive – this serves as a major connecting route and will serve as access to the proposed Commercial facility.
Social and Commercial facilities such as the Ottawa Community Hall, Globe’s Shopping Centre – Supermarket and Butchery, Globe’s Liquor Store, Ottawa Veterinary Clinic and Ottawa Primary School, are not only easily accessible but also in close proximity to the site.
With regards to surrounding amenities, a major commercial facility situated along Old Main Road in close proximity to the applicant site is the Globe’s Shopping Centre. It should be noted that the shopping centre site is zoned Limited Commercial. Thus, precedent is set for the proposed Limited Commercial zone.
The above suggests that the site is strategically located and well facilitated; hence the envisaged development will enjoy the benefits of the amenities and facilities provided by the sites context.
Being located within a fully developed context, the site enjoys the benefit of existing infrastructure that is sewer, water and electricity.
The proposed development will be well integrated into the current context due to the surrounding residential activity and growing population rate.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 17 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.6 ROADS, RAIL AND TRANSPORTATION CONTEXT ANALYSIS
BUSES RAIL PUBLIC TRANSPORT
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PEDESTRIAN DESIRE LINES PARKING COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 18 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
The Ottawa area is located strategically in relation to the Cornubia mixed-use development, Dube Tradeport and KSIA, falling within the Northern Urban Development Corridor (NUDC). The Ottawa area benefits from the following road network capacity resulting in improved connectivity for the study area:
North Coast Road (R102) between Verulam and Phoenix;
R102 (Gopalall Hurbans Road) /Phoenix Highway (JG Champion Drive/ Northern Drive);
The Cornubia Arterial from Phoenix highway (JG Champion Drive/ Northern Drive) to Cornubia IC;
The IRPTN future feeder route linking the study area to the C8 Corridor;
The proposed rail upgrades in terms of infrastructure, increased operations, rolling stock improvements etc.;
The Cornubia industrial development could potentially place pressure on Ottawa for housing, social and retail amenities.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 19 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.7 INFRASTRUCTURE ASSESSMENT CONTEXT ANALYSIS
BULK SEWERAGE SERVICES BULK WATER SERVICES
Bulk Water Infrastructure
The total water storage available in the Verulam/Cornubia area is approximately 48Ml. Future plans are to increase this storage capacity up over 142Ml which will benefit Ottawa. The main driving influence on these upgrade decisions would however be the expected growth in demand of the Cornubia industrial area which is immediately adjacent to Ottawa.
Proposed bulk pipeline upgrades that will ultimately increase supply to Ottawa include the following:
o The Northern Duffs road to Waterloo pipeline o Augmentation of the Northern Aqueduct pipeline
Bulk Sanitation Infrastructure
Ottawa is situated immediately across the Ohlanga river from the Phoenix WWTW which has upgrade plans in the future from an existing capacity of 25Ml/day up to 50Ml/day. This will obviously secure future sewerage demands from Ottawa but also cater for the expected increase in demand from the Cornubia development.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 20 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
3.8 ENVIRONMENTAL CONSIDERATIONS
DMOSS
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5 100YR FLOOD LINE & RIVERS
COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 21 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
4.0 SUMMARY OF THE PHYSICAL AND SOCIO-ECONOMIC CHARACTERISTICS
4.1 LAND FORM ANALYSIS
Ottawa falls within an area that is relatively flat. Steep slopes situated along R102. Low lying areas south and east of
development.
Elevation rises from the
low lying area of 40m
asl to 60m asl
Development implications
The sensitive natural environment situated to the south and east needs to be appropriately integrated in the planning and development. Improve on existing development conditions. Allow for more opportunities within the residential fabric.
4.2 LAND TENURE
The map on this page provides an indication of the major land owners within study area.
Approximately 90% of the area is privately owned.
Remaining 10% owned by EThekwini Municipality, Transnet and the State.
The Applicant site is owned by VLR Trust – Trustees, which makes it privately owned.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 22 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
4.3 EXISTING DEVELOPMENT AND LAND USE
In summary the
tables indicate the various land uses relating to Ottawa.
As evident, it should be noted that the residential fabric has been transformed to meet with the needs and aspirations of the individuals.
Investigations have proven that some THE SITE individuals have been served with contravention notices for non- aligning uses.
The eThekwini Municipality North planning scheme is meant to address these issues.
This gives a clear indication that owners are converting their properties to either commercial or mixed use as means of gaining income.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 23 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
4.4 SURROUNDING NODES OF ECONOMIC ACTIVITY
The adjacent map shows the surrounding nodes of economic activity in relation to Ottawa.
These include retail, office and industrial development. The
major nodes include; THE SITE
Phoenix Industrial, Canelands Industrial, Mount Edgecombe Industrial, Dube Trade Port and the growing Umhlanga Town Centre node.
4.5 COMMERCIAL PROPERTY MARKET ASSESSMENT: REAL ESTATE AGENT SURVEY
Nine estate agents and a local attorney were contacted in order to gain an understanding of the local commercial and industrial property market. It was noted that while houses along the main road are being converted for commercial use, Ottawa is primarily residential and limited commercially zoned land exists.
According to the agents, demand for commercial property in Ottawa is excessive as there is a lack of zoned commercial land available. In addition, people view Ottawa as being well located in terms of accessibility to logistic networks and existing and planned industrial activity (Cornubia etc.). Current trends show that the existing residential property mainly along key transport routes are being converted for commercial use.
Current prices are high and often deemed too expensive. For example, a 200m² warehouse can sell for up to R 1.5 million and a 375m² (ground and first floor) sells for around R 3.5 million. Currently, businesses share space and rental due to high prices. A 1 000/ 1 200 m² plot of land costs around R 1.2 – R 2 mil. A 1 000m² plot with a building costs around R 2.5 mil. A 1 000m² plot rents for R 8 000 – R 10 000 per month. A 1 000m² plot with a building rents for around R 20 000 – R 25 000 per month. Based on internet searches, current rentals for industrial property in Ottawa range from R 75/m², R 504 to R 1 407/m².
There is a huge market for rentals and a key gap in the market is the need for property for the low to middle income categories. In addition to retail space, there is a need for shopping facilities and offices within Ottawa. Warehouse/lock up garage type development is in demand of approximately 50-200 m².
In terms of office space, the market is looking in the range of 40m² to rent at around R 2 500 – R 3 0000/month. excluding lights and water or R 450 000 to buy. In addition, there is a need for SMME opportunities to be created for the low to middle income businesses such as minifactories or warehouse type of development.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 24 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
4.6 COMMERCIAL DEMAND ASSESSMENT
Judging from the real estate agents survey, there is an existing demand for commercial property in Ottawa. The planned Cornubia development is also set to attract commercial activity to the adjacent vicinity creating pressure on Ottawa. This section provides a demand model which is used to assess the latent and projected demand for commercial space in Ottawa. A demand assessment was carried out using main place data (i.e. Verulam).
Data in the form of employment in the associated sectors is used to calculate demand for commercial space. The table below shows figures of the number of people employed per sector, the total number of people employed, the average square meters per employee using an average of 4 m² per employee for Verulam and Ottawa.
This was used to calculate the total space required in Ottawa with an average vacancy of 10% (10% was assumed for a conservative calculation method). Given that employment information is not available for Ottawa, it is assumed the percentage contribution of employment per sector is 13% of Verulam’s total.
13% is taken from the percentage contribution of the population of Ottawa to the Verulam main place. As shown 80 817 m² was needed to meet demand in 2013. The current growth rate of employment in the tertiary sector of Verulam is 4% and is assumed the same for Ottawa.
Total population employed in commercial related industries Verulam, 2013 Ottawa, 2013
Wholesale and retail trade, catering and accommodation 8 039 1 045
Transport, storage and communication 2 437 317
Finance, insurance, real estate and business services 4 653 605
Community, social and personal services 3 551 462
General government 3 522 458
Total population employed in office related industries 22 202 2 886
Ave square metres per employee 4 4
Total space required 88 809 11 545
Average vacancy (10%) 8 881 1 155
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 25 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
The graph below shows a graphic representation of the previous projected demand table per annum. This representation shows that there is a latent demand for commercial property in Ottawa.
This study indicates that while Ottawa is primarily a residential suburb, a key commercial strip of activity has naturally agglomerated toward the Ottawa Old Main Road (now, Chris Hani Road). Ottawa is strategically located within eThekwini’s Northern Corridor in close proximity to key northern growth nodes and is located near key logistic routes. These, among others, include; Dube trade Port, Umhlanga New Town Centre, planned Cornubia estate and various Industrial Parks such as Canelands, Phoenix Industrial etc. With 51% of
people employed in Ottawa and a predominantly middle to higher household income status, affordability levels are higher than the Verulam main place.
While Ottawa is largely residential characterised by large residential plots ranging from 500 m² to 2000 m², there is a trend of residential property along the main road being converted to include commercial. There is a market for commercial property however prices are exorbitant showing a huge demand especially for more affordable commercial property.
A key opportunity exists to rezone residential land to include mixed use and commercial development to accommodate existing business and densify to accommodate latent demand. In addition, an opportunity exists to provide affordable commercial space for small to medium enterprises who cannot afford the current prices and rentals.
While there has been limited property on the market, property prices have increased. Also, while the newly developing Cornubia Industrial estate will cater for commercial land in the near vicinity, this may create pressure and increase surrounding land value which will make it difficult for small business to enter the market within the vicinity.
Other commercial opportunities that exist include; warehouse/lock up garage type development of ±50-200 9 MAIN OLDROAD, OTTAWA m²and offices around 40m².
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 26 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
5.0 THE PROPOSAL
5.1 SUBDIVISION AND REZONING PROPOSAL
The proposed Subdivision and Rezoning of the applicant site aims at accommodating Commercial development use that primarily serves the everyday shopping needs of the community whilst also ensuring compatibility with neighbouring residential sites. A development of this nature will create job opportunities and employment ranging from professional services before and during the construction phase; full-time employment; and maintenance.
It should be noted that within a 200m radius of the applicant site, there exists Limited Commercial and other Commercial zones that creates precedent for the proposal. In light of the above, these surrounding commercial entities have been in existence for years without any negative impacts on the immediate surrounding context, this is a result of the surrounding residential context feeding into the commercial activity by satisfying the community’s commercial needs. The proposal is deemed feasible from a Town Planning Land Use perspective; hence application is made. The proposal sought promotes an aesthetically pleasing image along the major street frontages, namely, Old Main Road and will further enhance the immediate and surrounding context through the proposed development.
Therefore, the proposal encompasses the Subdivision and Rezoning of the site from Special Residential 650 to Limited Commercial in to accommodate a Commercial development that makes provision for on-site parking and loading bays. The proposed controls for this zone include a coverage of 50% and a minimum Building line of 7.5m. Refer to Annexure D: Proposed Zoning Controls.
It is anticipated that a greater degree of compatibility and market relevance can be obtained through the above subdivision and rezoning.
5.2 GENERALISED IMPRESSION OF FUTURE USES
The Applicant sites are currently zoned Special Residential 650 however; they are characterized as being vacant. The proposal encompasses the Subdivision of Erf 110 Ottawa to Create Portions 14 – 16 and Remainder all of Erf 110 Ottawa; and the Rezoning of Portion 14 of Erf 110 Ottawa from Special Residential 650 to Limited Commercial.
The proposed commercial/retail facility will provide a variety of shopping outlets as well as sufficient parking within the curtilage of the site. The proposed commercial use will benefit the existing community. Being situated within a residential area the Commercial development will shorten the distance residents have to travel for their basic shopping needs. As mentioned, the site is situated within a predominantly residential area, however, it is in close proximity to the following facilities: Education, Civic and Social (Community Hall) and Commercial.
The proposed development will blend in well with the surrounding context and further enhance it by reinforcing the commercial use of the area and providing residents with commercial facilities that are in close proximity and are easily accessible. In addition, commercial development promotes economic growth by contributing to the local economy as well as providing employment opportunities to locals.
5.3 ACCESSIBILITY
The proposed development would gain access from Old Main Road (Provincial Road 79). A single point Access to the development site is proposed that would be a priority controlled intersection with Provincial Road 79, with priority given to Provincial Road 79.
Provincial Road 79 is under the auspices of the KZN DoT. Refer to Annexure G: Traffic Impact Assessment.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 27 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
5.4 ENVIRONMENTAL CONSIDERATIONS
It is anticipated that the proposed commercial development would not have any negative impact on the receiving environment, and there shall be no need for environmental assessments. This can be attributed to the developed surrounding context.
5.5 TRAFFIC CONSIDERATIONS
SuRoCon Engineers were appointed on behalf of Indels Cartage cc to undertake this Traffic Impact Assessment study in support of a commercial development along Old Main Road (P79), under the auspices of the KwaZulu Natal Department of Transport (KZN DoT) within the eThekwini Metropolitan Municipality.
Transportation Facilities
According to the RIFSA classification of the road network, the study area constitutes of a Class 3, 4 and 5 road. Table 1 (Road Characteristics) below lists the roads relevant to this traffic study with its key transport information.
Intersection Control: The intersections within the study area are priority stop controlled.
Traffic growths
The proposed development is situated in an area where traffic volumes are not expected to increase at a high growth rate, therefore, it was assumed that a growth rate of 2% will be applicable for this development, which is in keeping with the growth rate applied by the eThekwini Transport Authority.
Reduction Factors – Vehicle Ownership
Vehicle ownership is based on the report “Study to Determine the Present and Future Spatial Distribution of Population, Employed Residents, Workplace Employment and Vehicle Ownership for the eThekwini Metropolitan Area, ETA, 2011”. The eThekwini Metropolitan Area was divided into 60 such areas, each with its own vehicle ownership rate.
The proposed development site falls within the Ottawa Environs (Area R 32) area which has an average car ownership of 137 cars / 1000 population. This falls in the low vehicle ownership area.
Accordingly, a reduction factor for a low vehicle ownership development was applied to the appropriate land uses. The Vehicle Ownership Reduction Factor for the respective land uses are summarised in the table below.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 28 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
Pedestrian Assessment
The Rezoning and Subdivision application to establish a Limited Commercial zone is anticipated to generate pedestrian activity along Old Main Road (P79) in the vicinity of the development site.
Sight distance conditions in excess of 90.0 metres for existing pedestrians walking along Old Main Road (P79) are good and the traffic entering and leaving the proposed development is therefore not expected to have any major impact on the existing pedestrian movement along its edges in the vicinity of the development site.
The presence of sidewalks provided along the western edge of Old Main Road (P79) approximately 1.5 metres wide further enhances pedestrian movement along it.
Parking
The eThekwini Municipality’s parking and loading requirements for a Retail development are as follows:
o Retail Parking 4 bays per 100 m² PFA Loading 1x WB50 vehicle per 1 500.0 m²
The Developer would be required to provide the minimum parking requirements as per the eThekwini Municipality’s parking and loading requirements for a Retail development.
In addition to the above, the following must be adhered to:
o No parking on the verges o All vehicles to enter / exit the application site in a forward gear
All parking facilities, accesses and driveways are to be designed and dimensioned in accordance with the schedule of guidelines for off-street parking as per the eThekwini Transport Authority’s standards’ and specifications for off-street parking.
Public Transport Assessment
Public transport operators using minibus taxis and the Ottawa Railway Station are available within 400.0 metres of the application site along Old Main Road (P79).
It is anticipated that the minor public transport users that could be generated as a result of the proposed development would be accommodated in the available public transport system.
Refer to Annexure G: Traffic Impact Assessment.
5.6 ENGINEERING CONSIDERATIONS
As the subject site is located in an area with adequate existing services, infrastructure and capacity in terms of roads, sewer and Storm Water drainage, no further upgrading of engineering services is anticipated. The proposed development will connect into the existing infrastructure.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 29 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
5.7 SITE PHOTOS
TOP / BOTTOM LEFT: A VIEW OF THE ENTRANCE TO THE APPLICANT SITE FROM OLD MAIN ROAD. AS EVIDENT, THE SITE IS CURRENTLY VACANT AS STATED PREVIOUSLY IN THE APPLICATION.
TOP RIGHT: A VIEW OF THE SITE’S WESTERN BOUNDARY FROM JUNGBHADUR ROAD TOWARDS THE SOUTHERN DIRECTION.
BOTTOM RIGHT: A VIEW OF THE SITE’S WESTERN BOUNDARY FROM SUNKER ROAD TOWARDS THE EASTERLY DIRECTION.
TOP / BOTTOM LEFT: COMMERCIAL DEVELOPMENT SITUATED SOUTH OF THE APPLICANT SITE ALONG OLD MAIN ROAD. IT CONSISTS OF GLOBE’S SHOPPING CENTRE – SUPERMARKET AND BUTCHERT, GLOBE’S LIQUOR STORE, JAYMALA’S EASTERN WEAR AND OTTAWA VETERINARY CLINIC.
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5 TOP RIGHT: A VIEW OF PITSTOP AUTO CENTRE WHICH IS A MOTOR SHOWROOM ALONG OLD MAIN ROAD IN THE VICINITY OF THE SITE.
BOTTOM RIGHT: EXAMPLE OF A RESIDENTIAL PROPERTY ALONG OLD MAIN ROAD USED AS A MECHANIC SITE. COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 30 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
TOP LEFT: THE WORSHIP FACILITY KNOWN AS FAROUK-e-AZAM MUSJID SITUATED AT THE CORNER OF OLD MAIN ROAD AND MAHARAJ ROAD.
TOP RIGHT: DEPICTION OF THE COMMERCIAL FACILITY ADJACENT TO THE SUBJECT PROPERTY ON THE LEFT FACING WEST. IT CONSISTS OF COLOUR DIMENSION, OTTAWA FISHERIES AND OTTAWA USED SPARES.
BELOW: COMMERCIAL/MIXED USE ACTIVITIES SITUATED ALONG OLD MAIN ROAD AND IN CLOSE PROXIMITY TO THE SUBJECT SITE. AS EVIDENCED, OLD MAIN ROAD IS A COMMERCIAL NODE/ CORRIDOR, THUS CREATING PRECEDENT FOR THE PROPOSED COMMERCIAL/ RETAIL DEVELOPMENT, AS WELL AS ENSURING THAT THE PROPOSAL BLENDS IN WITH THE SURROUNDING LAND USES.
ABOVE LEFT: LOTUS CARE ABOVE RIGHT: OTTAWA CAR & CAR WASH LIQUOR STORE (CNR OF MIDDLE: OTTAWA KISSOON RD & OLD MAIN) MOTORS WOKSHOP BELOW RIGHT: IMAM BELOW LEFT: DYNAMIC HUSSAIN A.S. MOSQUE (INDUSTRIAL SUPPLIER) OTTAWA (WORSHIP)
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 31 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
BELOW: COMMERCIAL DEVELOPMENT, KNOWN AS B.D SINGH AND ASSOCIATES SITUATED NORTH OF THE APPLICANT SITE ALONG OLD MAIN ROAD. TOP / BOTTOM RIGHT: AN EXAMPLE OF THE HOUSING TYPOLOGIES SITUATED ALONG OLD MAIN ROAD, IN THE FORM OF SINGLE AND DOUBLE STOREY FREESTANDING
UNITS.
ABOVE: A VIEW OF THE EXISTING COMMERCIAL & MIXED USE ACTIVITY IN THE VICINITY OF THE SUBJECT PROPERTY SITUATED ALONG OLD MAIN ROAD. AS EVIDENT, THE MIXED USE ACTIVITY IS IN THE FORM OF AN INDUSTRIAL, SPECIALISING IN THE SALE AND PURCHASE OF NEW AND USED SPARES AND SCRAP METAL; AND SB CENTRE. BELOW: STYLISH HARDWARE SITUATED DIRECTLY OPPOSITE THE SITE, AT THE CORNER OF STATION RD&OLD MAIN RD. BELOW LEFT: COMMERCIAL ADJACENT TO THE SITE COMPRISING OF A HARDWARE, DENTAL SURGEON, & HAIR SALON.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 32 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
6.0 PLANNING DESIGN PRINCIPLES AND APPROACHES
ESTABLISHING A DEVELOPMENT STRUCTURE, i.e. identifying basic structuring elements which provide development guidance, certainty, growth opportunities and flexibility,
FACILITATING INTEGRATION, i.e. ensuring appropriate vertical and horizontal linkage of policies, intentions and development,
CREATING GENERATIVE SYSTEMS, i.e. encouraging the establishment of development which generates additional activities, variety and growth,
PROMOTING INCREMENTALISM, i.e. acknowledging development as a continuous process and facilitating an ongoing development process,
CREATING A SENSE OF PLACE, i.e. building on the specific opportunities of each location and encouraging the creation of unique environments,
CLUSTERING DEVELOPMENT AND ESTABLISHING A CENTRE STRATEGY, i.e. discouraging development sprawl, encouraging the clustering of compatible development and establishing a hierarchy,
IDENTIFYING ACCESS ROUTES AS INVESTMENT LINES, i.e. utilising levels of accessibility as guidance for the location of development components,
RECOGNISING NATURAL RESOURCES AS PRIMARY ASSETS, i.e. positively integrating natural elements in the creation of a human and sustainable environment,
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 33 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
7.0 THE MOTIVATION FOR SUBDIVISION AND REZONING
7.1 OVERVIEW
The proposed development is desirable from a contextual point of view for the following reasons:
The proposal does not negatively impact on the visual quality of the surrounding context in a sense that the surrounding interfaces are predominantly residential/ commercial in nature, therefore the proposal will enhance the current context rather than impede it by creating a continuation of commercial development.
After analysis from a traffic and transportation perspective, the proposed development does not impede on the operation of the existing road network and thus the current road infrastructure is sufficient to accommodate the said development.
The proposed development will not only provide commercial activity but it will also add value and enhance the immediate and surrounding area, including the commercial corridor along Old Main Road. In addition, the need to subdivide and rezone is also based on the sites immediate surroundings compromising of existing commercial development.
The proposal sought seeks to accommodate a Limited Commercial zoned development within a primarily residential/ commercial node. Examples of development of a similar nature includes Globe’s Shopping Centre – Supermarket and Butchery, and Globe’s Liquor Store. Therefore, precedent is created by the existing context without negatively impacting on the surrounding area.
Local residents and commuters will no longer have to travel long distances to cater for their everyday commercial needs as the proposal will serve this purpose.
The applicant site is strategically located in terms of being surrounded by residential land uses. This residential context will contribute towards the proposed developments success.
Economic corridors are meant to attract investment and generate economic activities within a contiguous region, on the foundation of an efficient transportation system. They are meant to provide two important inputs for competitiveness: lower distribution costs and high-quality real estate.
7.2 TO CONSIDER CONTEXT
A key feature that underpins the motivation for subdivision and rezoning is the potential use of the site to contribute to, and be mindful of, the local context. Key issues for consideration here include:
Scale and Intensity of Development
The proposal allows for greater compatibility in terms of economic growth and acknowledging the local residential context within the area by providing a Commercial facility that benefits the local community in terms of job opportunities and providing an almost necessary service due to the growing population rate.
Increasing Amenity
The proposed subdivision and rezoning allows for the development of a commercial facility that would enhance the local amenity. Thereby contributing towards and improving the local services provided. This ultimately creates a sustainable community.
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COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 34 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
7.3 NEED AND DESIRABILITY
The main purpose of establishing need and desirability is to ensure that land use development proposals are necessary for development purposes and desirable in the public interest, resulting in sustainable land utilization which is publicly acceptable and relevant in terms of overall economic growth and development, convenience, and benefit at all levels. The central question relating to development applications of this nature is whether or not it satisfies the twin criteria of “need and desirability”. That is, whether there is a need for the proposed Subdivision and Rezoning, and whether it is desirable.
The term “need” and “desirability” is primarily assessed from the perspective of the common or public good. That is, the primary issue is not whether the proposal is in the interest of the applicant, but whether it is in the interests of the broader community. This in turn, needs to be examined from two perspectives: the degree to which the proposed Combined Application makes a positive impact on the lives of the affected people, and the degree to which this impact may impinge upon, or negatively affect, other people’s rights.
Need and desirability has always been a fundamental principle of the Spatial Planning and Land Use Management Act 2013 (Act No. 16 of 2013) and is used as a yardstick to formulate and assess development proposals. Moreover, it shall apply specifically to areas which fall under local development plans, where the proposal may not accord with adopted policies or plans.
7.3.1 Need
The need for the proposed land use can be articulated as follow:
In terms of the eThekwini Integrated Development Plan, there is a need for employment opportunities. The project would assist by offering employment opportunities within the construction sector in the area. Studies have shown that a vast amount of residents in the area and surrounds currently involved in the construction industry, still travel far to work on a daily basis, and with the provision of various work options in the area, this will impact greatly on the current trend of migration to areas outside the project area for work purposes. Opportunities would be created in construction, maintenance and casual fields of employment. The whole of the broader Ottawa area will benefit from the economic spin-offs from the development. The significant amount of direct employment and down-stream employment generation, will contribute to reducing unemployment throughout the area.
Successful economies owe their growth and development to their commercial activities. Such activities give them a competitive advantage and become the means of bringing foreign direct investment. This contributes toward the GDP of the country and generates perpetual and sustained employment. The
proposed development is not only seen as welcome but as needed in an area that is plagued by acute economic challenges. Furthermore, the development would be strategically located in close proximity to a residential area. This allows local residents to access their places of work with convenience. Having employment close to residential areas mitigates the costs of having to travel long distances to get to work. This is sustainable from an economic and environmental perspective.
Location and accessibility are the most significant factors that determine the success of a commercial establishment. In this particular case, the site is strategically located along a major transport corridor, namely Old Main Road and is highly visible as a result.
There is a high demand for commercial development in a safe and secure environment where people can work in comfort and enjoy a variety of benefits such as being closer to home, having convenient access to shops, public transport and easy access to the CBD via major routes and main highways. The current use provides for all these amenities provided above and thus the proposal exercises this demand within the Ottawa area.
Commercial area’s occupy a small portion of a city's land being utilized for commercial activities, that include the buying and selling of goods and services through retail, wholesale buying and selling,
9 MAIN OLDROAD, OTTAWA financial establishments or through a wide variety of other services broadly classified as "business"
5 including office complexes, shopping malls, service stations and restaurants. These commercial activities
COMBINED APPLICATION - PORTIONS 14 – 16 ALL OF ERF 110 OTTAWA ZIMANGA URBAN AND RURAL DESIGN – SHOP 20, 1ST FLR, PROTEA HOTEL, 14 PALM BLVD, UMHLANGA, TEL: 031 566 3935 OCT 2020 35 ETHEKWINI MUNICIPALITY NORTH OPERATIONAL ENTITY
although only utilizing a fraction of the land are extremely important towards a community's economy as it provides employment and bring money into communities.
Within the Ottawa area, a commercial development would play a pivotal role by functioning as a tool for decentralization. The proposed development would also minimize the distance consumers are currently travelling to cater for their daily commercial needs. Therefore, reducing travel time as well as saving money. In addition, the site is directly linked to the movement system of the area and thus the proposed use would be both beneficial to residents as well as in enhancing the current context.
One of the most important factors that determine the success of any development is its location and accessibility, hence with regards to the proposed development, it is considered to be pivotally located within an established residential area. Due to the influx of residents as well as commuters alike on a day to day basis, there is a demand for additional commercial establishments.
There is a need for the expansion of the commercial node and economic development. One of the most personal advantages of businesses in the local economy is the increase in employment in the area. Along with the standard-of-living increases inherent in raising local employment, the presence of many business types can raise the standard-of-living further by providing a wider range of services and amenities in the local area. The proposed site being located within the Ottawa area the development will enhance the existing local context thereby overall enhancing Ottawa’s economy as mentioned above.
7.3.2 Desirability
In terms of desirability, the proposal has a number of key features to its benefit. These are as follows:
1. Local Benefits
The Applicant site identified for development occupies both a desirable and highly accessible location in the Ottawa area. The site enjoys quick and easy access to a number of key roads, such as Old Main Road, which is valued highly by residents and commuters as they ensure quick and convenient access to public transport routes, and other social/ commercial facilities in and around the area. The issue of employment arises once more as residents within the area would benefit from the potential employment opportunities following the proposed development. These employment opportunities would comprise of maintenance; casual/full-time staff and professional fields. This is important in assisting to alleviate the issue of a high unemployment rate.
2. Spatial relationship to residential areas
The proposed development will not negatively interfere with the surrounding residential context as the intention of the commercial facility is to provide a service and enhance the residential context by assisting in meeting the objective of creating a more compact city. Therefore, the applicant site is well situated in relation to the surrounding residential area.
Local residents and commuters will benefit from this development. Surrounding residents won't have to travel long distances to cater for their basic commercial needs. Therefore, the proposal is well-suited for the benefit of residents as well as the local economy. In addition, the proposal makes provision for on-site parking.
3. Accessibility
The proposed development will gain access from Old Main Road. Being situated along a major transport route such as Old Main Road will assist in ensuring the developments success in addition to providing good permeability. Refer to Annexure G: Traffic Impact Assessment.
4. Traffic
9 MAIN OLDROAD, OTTAWA The Traffic Impact Assessment prepared SuRoCon Engineers, states that the proposed development is
5 situated in an area where traffic volumes are not expected to increase at a high growth rate, therefore,
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it was assumed that a growth rate of 2% will be applicable for this development, which is in keeping with the growth rate applied by the eThekwini Transport Authority.
The intersection of the Access to the development site with Old Main Road (P79) was analysed within the study area. The intersection analyses showed that the additional traffic generated by the proposed development would be able to be accommodated within the existing transportation facilities, with no approach worse than LOS A during both the 2020 and 2025 Friday afternoon and Saturday peak hours. Refer to Annexure H: Traffic Impact Assessment.
5. Impact on surrounding commercial facilities
The proposed development will contribute towards the economic growth of the community in addition to providing a convenient and accessible commercial facility. Since the applicant site is located within an existing Residential context, those residing therein would be afforded convenient access to the development which in turn would increase the market value of the existing area surrounding the applicant site.
6. Appropriate use of the site
The site is located within a diverse and rapidly developing sub-region, this together with the inherent qualities and attributes of the site itself serves to create a parcel of land which is strategically located with a high economic value attached to it. The site is exceptionally well located in terms of the broader sub-region, accessibility and visibility to major collector roads, being located directly adjacent to existing residential and commercial development. It is envisaged that the proposal is appropriate from a Town Planning perspective. This site has become a strategically important parcel of land and this together with its inherent physical and aesthetic qualities has led to an acknowledgement of the appropriate use of land, that being commercial in nature.
The proposal is both a suitable and desirable development that represents a significant investment that will bring with it further employment opportunities and other positive impacts from the uniqueness of the proposed land use. The element of employment generation and the amount of employment opportunities is highly significant in a climate of acute needs for job opportunities especially in the disadvantaged area. Accordingly, it is essential that the site be developed for the best and most appropriate land use which will enhance and add to future development, whilst also contributing towards the aesthetics and attractiveness of the area. With regards to the proposal sought, this encompasses the development of a commercial facility, with adequate parking provision being made on-site. As evident, utilizing the current Residential zone to accommodate the proposed development is not possible due to the nature of the current zone. Hence, Subdivision and Rezoning is applied for.
7. Impact on the character of the area
The proposed development will address the commercial needs of the local community and surrounds through the creation of employment opportunities during and after construction, ranging from maintenance to professional fields as well as casual labour and full time employment such as staff and managerial positions. The proposed development will allow for the area to be upgraded by the provision of aesthetically pleasing buildings and the inclusion of additional commercial services, and it is anticipated that further economic growth will transpire due to the nature of the proposal.
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7.4 COMPLIANCE WITH SPLUMA
Pre-1994 planning was designed to serve a different political idea - segregation, differentiation and privilege. This has resulted in the spatial form and settlements that we have today. Deeply entrenched, the issues of human settlement and access to land development and like opportunities have proven difficult to adjust. The Spatial Planning and Land Use Management Act (16) of 2013 emerged through the Green Paper (1999) and White Paper (2001) process to replace the Development Facilitation Act as the legislative instrument to regulate spatial planning and land use management in the country. Inherent in the legislation are principles namely: Spatial Justice, Spatial Sustainability, Efficiency, Spatial Resilience, and Good Administration. All principles contained in the act apply to all aspects of spatial planning, land development and land use management.
COMPLIANCE WITH DEVELOPMENT PRINCIPLES IN TERMS OF THE SPATIAL PLANNING AND LAND USE MANAGEMENT ACT (SPLUMA) – ACT NO. 16 OF 2013
DEVELOPMENT PRINCIPLES ALIGNMENT OF THE PROPOSAL TO THE PRINCIPLES a) The principle of spatial justice, whereby— The proposal is consistent with spatial planning principles alluded herein in that; i. past spatial and other development imbalances must be redressed through improved access to and The proposed development will provide a use of land; commercial entity in an area that will welcome ii. spatial development frameworks and policies at commercial activity as it creates a focal point of all spheres of government must address the activity conveniently located for the surrounding inclusion of persons and areas that were previously residential context. excluded, with an emphasis on informal settlements, former homeland areas and areas characterized by The proposed development will create widespread poverty and deprivation; employment opportunities in construction, iii. spatial planning mechanisms, including land use maintenance, security, as well as on a casual and schemes, must incorporate provisions that enable full-time basis. redress in access to land by disadvantaged communities and persons; The proposed land use has been compatible with iv. land use management systems must include all surrounding developments in that the trend is to areas of a municipality and specifically include provide commercial activities close to places of provisions that are flexible and appropriate for the residence. management of disadvantaged areas, informal settlements and former homeland areas;
v. land development procedures must include provisions that accommodate access to secure tenure and the incremental upgrading of informal areas; and a Municipal Planning Tribunal considering an application before it, may not be impeded or restricted in the exercise of its discretion solely on the ground that the value of land or property is affected by the outcome of the application; b) The principle of spatial sustainability, whereby The Applicant site is not environmentally sensitive spatial planning and land use management and not agricultural in nature. systems must — The subject property is located within an already i. promotes land development that is within the developed context with existing infrastructural fiscal, institutional and administrative means of the services. Therefore, the development will connect Republic; to the existing infrastructural services, and no ii. ensure that special consideration is given to the major upgrades will take place. protection of prime and unique agricultural land; iii. uphold consistency of land use measures in accordance with environmental management
9 MAIN OLDROAD, OTTAWA instruments;
5 iv. promote and stimulate the effective and
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equitable functioning of land markets; v. considers all current and future costs to all parties for the provision of infrastructure and social services in land developments; vi. promote land development in locations that are sustainable and limit urban sprawl; and vii. result in communities that are viable; c) the principle of efficiency, whereby — The site is already serviced hence the development will utilize existing infrastructure that i. land development optimizes the use of existing is sewer, electricity, drainage, roads, and water. resources and infrastructure; Information that is required by the Municipality be ii. decision-making procedures are designed to provided timeously. minimize negative financial, social, economic or environmental impacts; and iii. development application procedures are efficient and streamlined and timeframes are adhered to by all parties; d) the principle of spatial resilience, whereby — As mentioned earlier in the report the proposal meets all requirements in terms of spatial plans flexibility in spatial plans, policies and land use and policies. The proposed development aligns management systems are accommodated to ensure itself to what the municipality's vision is for the sustainable livelihoods in communities most likely to area. suffer the impacts of economic and environmental shocks; and The proposed development is situated in a well- established area in terms of services and amenities and as such provides locals access to job opportunities. e) the principle of good administration, whereby — The proposal aligns with the Planning and Land Use Management By-Law as demonstrated in the i. all spheres of government ensure an integrated report. approach to land use and land development that is guided by the spatial planning and land use The public will be given an opportunity to management systems as embodied in this Act; participate and all affected members will be ii. all government departments must provide their notified as per the requirement of SPLUMA. sector inputs and comply with any other prescribed requirements during the preparation or amendment Public participation will also be undertaken of spatial development frameworks; transparently ensuring that all relevant parties iii. the requirements of any law relating to land
provide input to the application. development and land use are met timeously; iv. the preparation and amendment of spatial plans, policies, land use schemes as well as procedures for development applications, include transparent processes of public participation that afford all parties the opportunity to provide inputs on matters affecting them; and v. policies, legislation and procedures must be clearly set in order to info and empower members of the public. DEVELOPMENT NORMS AND STANDARDS ALIGNMENT OF THE PROPOSAL TO THE OF THE SPATIAL PLANNING LAND USE NORMS AND STANDARDS MANAGEMENT ACT (ACT 16 OF 2013) 1. The Minister must, after consultation with organs The proposal has considered the prescribed of state in the provincial and local spheres of development norms and standards as per the Act government, prescribe norms and standards for (SPLUMA) more especially to the promotion of and land use management and land development that commercial development and its inherent economic are consistent with this Act, the Promotion of and employment opportunities to all South African Administrative Justice Act, 2000 (Act No. 3 of citizens as embedded in the country’s constitution and
9 MAIN OLDROAD, OTTAWA 2000), and the Intergovernmental Relations lower order plans such as EThekwini Municipalities 5 Framework Act. Integrated Development Plan.
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2. The norms and standards must—
a) reflect the national policy, national policy priorities and programmes relating to land use management and land development; b) promote social inclusion, spatial equity, desirable settlement patterns, rural revitalization, urban regeneration and sustainable development; c) ensure that land development and land use management processes, including applications, procedures and timeframes are efficient and effective; d) include— i. a report on and an analysis of existing land use patterns; ii. a framework for desired land use patterns; iii. existing and future land use plans, programmes and projects relative to key sectors of the economy; and iv. mechanisms for identifying strategically located vacant or underutilized land and for providing access to and the use of such land; e) standardize the symbology of all maps and diagrams at an appropriate scale; f) differentiate between geographic areas, types of land use and development needs; and g) provide for the effective monitoring and evaluation of compliance with and enforcement of this Act.
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8.0 CONCLUSION
This report has provided the background, a statement of the current situation, and motivation which supports the Subdivision and Rezoning of the sites from Special Residential 650 to Limited Commercial. The proposal allows for the development of a good quality commercial facility in an established context. We believe this to be in keeping with the existing context at a local level. Judging from the above key points, it is evident that the proposal can be seen as being both a “need” and “desirable” at a local level.
To conclude, it should be noted that the establishment of need and desirability in a case of this kind must be examined from a number of perspectives:
The best use of the land
The issue of whether or not the proposed use represents the best use of the site in question is a central one to any development application. The “best use” of land must be viewed from one important perspective: from the site’s locational uniqueness. The site is well-suited for commercial use, as it is located within a fully recognized and developed residential/ commercial context. Furthermore, given the proposed developments accessibility and visibility, the site will be utilized as a support base for the immediate surrounding residents makes the positioning of the site more desirable for the intended zoning.
Impact on traffic flows
An important impact, which needs to be evaluated is the potential effect of the project on traffic flows, and the impact of these flows on the operation of the site at a broader scale. Significantly, this evaluation needs to occur at two scales: impact on the surrounding areas and the impact on the larger sub-district. It is submitted that the analysed intersections are expected to operate at an acceptable overall LOS for all the above-mentioned scenarios. Refer to Annexure G: Traffic Impact Assessment.
Environmental considerations
The applicant site does not form part of DMOSS and no sensitive areas have been identified. Therefore, an Environmental scoping report is not envisaged to be required.
Concluding statements:
In addition, other merits to be noted include:
The development of the site will assist in meeting the demand for employment opportunities in and around the Ottawa area, through the introduction of the proposed Commercial Development.
There is a concentration of Commercial/ Mixed Use activities situated along Old Main Road and in close proximity to the subject site. As evident in the application, Old Main Road is a commercial node/ corridor, thus creating precedent for the proposed commercial/ retail development, as well as ensuring that the proposal blends in with the surrounding land uses.
The development of the site it is argued, will not impact negatively on the surrounding environment, in terms of visual and traffic impacts, but rather, will play an important role in terms of upgrading the residential/ commercial node in the area.
No conceivable interference with amenities are envisaged to arise given the residential/ commercial nature of the immediate context.
Following the approval of the application and development proposed, the applicant sites will be identified as a local landmark by residents and commuters, given the Commercial development. The proposal sought evidently enhances the commercial corridor along Old Main Road. The Commercial aspect of the proposal will contribute towards the Community's Economy. 9 MAIN OLDROAD, OTTAWA
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The proposal complies in all respects with the objectives specified in the EThekwini Municipality: Planning and Land Use Management By-Law 2016 (Municipal Notice 114 of 2017) and the applicable scheme, in addition, the proposed development is guaranteed to create job opportunities for the community during and after the construction stage given the commercial nature of the proposal.
Judging from the above key points, it is evident that the proposed Subdivision and Rezoning Application will be considered both a “need” and “desirable” at a local and sub-metropolitan level. Furthermore, the proposal aligns with the local Town Planning Scheme, its Controls and Regulations, and subsequently, the EThekwini Municipality – North Operational Entity is respectfully requested to approve this application.
The Undersigned as duly authorized by ZIMANGA URBAN AND RURAL DESIGN (PTY) LTD, herewith confirms that ZIMANGA URBAN AND RURAL DESIGN (PTY) LTD HAS APPLIED DUE DILIGENCE TO THE CONTENT OF THIS COMBINED APPLICATION and takes full responsibility for its contents.
………………………………………… Full Name: Mr. Philani Cele MSACPLAN: A/217/2010 MSAPI: 12139
………………………………………… Checked By: Mr. Deepak Rampaul
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ANNEXURE A
APPLICATION FORMS AND OTHER DOCUMENTS
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ANNEXURE B
TITLE DEED
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ANNEXURE C
EXISTING ZONING CONTROLS
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ANNEXURE D
PROPOSED ZONING CONTROLS
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ANNEXURE E
DRAFT SUBDIVISIONAL DIAGRAMS
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ANNEXURE F
TOWN PLANNING SUBDIVISIONAL PLAN
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ANNEXURE G
TRAFFIC IMPACT ASSESSMENT
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ANNEXURE H
SURVEY SUPPORTING DOCUMENTATION
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