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Live Work Play 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 9 MAIN OLDROAD, OTTAWA OCTOBER 2020 5 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 9 MAIN OLDROAD, OTTAWA 5 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 9 MAIN OLDROAD, OTTAWA 5 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) 9 MAIN OLDROAD, OTTAWA 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 9 MAIN OLDROAD, OTTAWA 5 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. 9 MAIN OLDROAD, OTTAWA 5 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,
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