BBuuffffaalloo CCiittyy MMeettrrooppoolliittaann MMuunniicciippaalliittyy

Local Spatial Development Framework For

Gonubie Main Road

March 2012

Report submitted by: JONAS & ASSOCIATES Tel: (043) 741 1424 Fax: (043) 741 1423 Email: [email protected] GONUBIE MAIN ROAD LSDF: DEVELOPMENT PERSPECTIVE March 2012

Table of Contents 1.1 Background to the project ...... 7 1.2 Project Terms of Reference ...... 7 1.3 Purpose of this Report ...... 2 1.4 Description of the Study Area ...... 3 1.5 Project Methodology ...... 5 1.6 Structure of the Report ...... 5 2.1 Introduction ...... 7 2.2 The Legislative Framework ...... 7 2.2.1 The Municipal Systems Act (Act 32 of 2000) ...... 7 2.2.2 The Development Facilitation Act (Act 67 of 1995) ...... 8 2.2.3 The White Paper on Wise Land Use: Spatial Planning & Land Use Management ...... 8 2.2.4 The Land Use Management Bill (April 2008) ...... 9 2.3 The Local Policy Framework ...... 10 2.3.1 Principles and Guidelines of the Buffalo City Spatial Development Framework 10 2.3.1.1 Spatial Structuring Elements in the SDF ...... 10

2.3.1.2 Preferred Land Use Outcomes in the Buffalo City Spatial Development Framework ...... 13

2.3.1.3 Policy Guidelines for Major Land Uses – Residential, Agriculture, Tourism and Natural Environment ...... 14

2.3.2 The Quenera Local Spatial Development Framework ...... 15 2.3.3 Conclusion: Planning Informants ...... 17 3.1 Socio Economic Perspective ...... 19 3.1.1 Total Population ...... 20 3.1.2 Age Profile ...... 20 3.1.3 Employment Status ...... 20 3.1.4 Annual Household Income ...... 21 3.2 Land Use and Related Matters ...... 21 3.2.1 Existing Land Use ...... 21 3.2.2 Existing Zoning and Non-Conforming Uses ...... 27 3.2.3 Recent Land Use Changes and Development Trends ...... 29 3.2.3.1 Subdivisions, Rezonings and Densification ...... 29

3.2.3.2 Departures ...... 32

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3.3 Physical and Natural Environment ...... 33 3.3.1 Topography and Slope ...... 33 3.3.2 Vegetation and Biodiversity Conservation ...... 35 3.3.3 Land Capability ...... 39 3.4 Matter Arising from Public Consultation and IDP Outreach ...... 41 3.4.1 Public Consultation Process ...... 41 3.4.2 IDP Outreach ...... 41 4.1. Roads and Transport ...... 42 4.2. Water and Sanitation ...... 45 4.2.1 Bulk Water Supply ...... 46 4.2.1.1 Storage Reservoirs ...... 46

4.2.1.2 Trunk Mains ...... 47

4.2.1.3 Operational Head ...... 47

4.2.1.4 Future Demand ...... 47

4.2.2 Sewer System and Treatment Works ...... 50 4.2.2.1 Current Capacity...... 50

4.2.2.2 Future Demand ...... 50

4.3. Electricity...... 51 4.3.1 Bulk Electricity Supply ...... 51 4.3.2 Gonubie Reticulation Network ...... 52 4.3.3 Network Extensions ...... 55 4.3.3.1 BCM’s Medium Voltage Network: ...... 55

4.3.3.2 Electricity Supplies within the areas presently served by Eskom: ...... 56

5.1 Legislative and Policy Informants ...... 57 5.1.1 Legislative Informants ...... 57 5.1.2 Policy Informants ...... 57 5.2 Socio Economic, Spatial and Land Use Informants ...... 58 5.3 Infrastructure Informants ...... 60 5.3.1 Water and Sanitation ...... 60 5.3.1.1 Water ...... 60

5.3.1.2 Sewerage ...... 60

5.3.2 Electricity ...... 61 5.4 Traffic Management Informants ...... 62

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5.5 Environmental Informants ...... 63 6.1 Introduction ...... 66 6.2 Overall Spatial Structure - Identified Development Nodes & Corridors ...... 67 6.2.1 Overall Spatial Structure ...... 67 6.2.2 Identified Development Nodes and Corridors ...... 67 6.3 Rationale for Proposed Spatial Structure...... 73 6.4 Land Development Goals ...... 73 6.5 Generating the Preferred Land Development Scenario ...... 74 6.6 Core Land Development Objectives, Development Character and Land Development Parameters within each Functional Area ...... 74 6.6.1 Future Activity Corridor – Band of High-Density Urban Development along a public transportation route ...... 75 6.6.2 Mobility Route – Road with limited access that principally carry traffic between major nodes ...... 75 6.6.3 Activity Streets – Local streets located within the sphere of an activity corridor that reinforces the corridor. Vehicle and pedestrian access to a mix of land uses is a priority 76 6.6.4 Nodes – Mixed Uses and High Intensity Transport, Business and Residential 76 6.6.5 Low Impact Office Rights Corridor – Low Impact Office Development ...... 77 6.6.6 Lower Section Tourism Node – Mixed Residential (Single and General), Accommodation and Business (with hospitality focus) Development ...... 79 6.6.7 Upper Section Medium - to Low Intensity Residential Expansion – Single and General Residential Development ...... 81 6.7 Performance Criteria ...... 83 6.7.1 Performance Criteria for Land Development within Development Nodes, Corridors & Activity Streets ...... 83 6.7.2 Performance Criteria for Low Intensity Land Development Areas ...... 84 6.7.3 Performance Criteria for Land Development in the Tourism Nodal Area ...... 86 6.8 Objectives and performance criteria for transport related functions within Gonubie Main Road Local Spatial Framework ...... 87 6.8.1 Traffic Management ...... 87 6.8.2 Parking & Loading Facilities ...... 88 6.8.3 Pedestrian and Cycle Circulation ...... 88 6.9 Conclusions & Recommendations...... 89 7.1 Introduction ...... 90 7.2 Prioritised Project Implementation Programme ...... 90 7.2.1 Priority Infrastructure Projects ...... 90

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7.3 Prioritised Administrative/Enforcement Actions ...... 96 7.4 Proposed project programme and associated budget estimates ...... 97 7.5 Development Contributions / Levies ...... 102 1. Introduction ...... 26 2. Project Background ...... 26 3. Area of Development...... 27 4. Reticulation System Overview ...... 27 5. Gonubie Trunk Mains ...... 27 6. Existing Water Infrastructure ...... 28 6.1 Annual Average Daily Demand ...... 28

6.2 Storage Reservoirs ...... 29 6.3 Trunk Mains ...... 31 6.4 Operational Head ...... 31 7. Future Demand ...... 33 7.1 Annual Average Daily Demand ...... 33

7.2 Storage Reservoirs ...... 35 7.3 Trunk Mains ...... 36 7.4 Operational Head ...... 37 8. Study Outcomes ...... 38 8.1 Current Demand ...... 39

8.2 Storage Reservoirs ...... 39 9. Conclusions ...... 40 10. References ...... 40 11. Introduction ...... 43 12. Project Background ...... 43 13. Study Area ...... 44 14. Information Source ...... 44 15. Sewerage System Overview ...... 44 16. Calculation of Future Flows and Capacity...... 45 17. Beacon Bay Catchment ...... 46 18. Gonubie Catchment ...... 47 15.1 Quenera Interceptor...... 47

15.2 Beacon Bay & Quenera Interceptors ...... 48

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15.3 Klaklo Interceptor ...... 48 19. Future Requirements ...... 49 16.1 Beacon Bay Interceptor ...... 49

16.2 Quenera Interceptor ...... 49 16.3 Klaklo Interceptor ...... 50 20. Study Outcomes ...... 52 17.1 Current PWWF ...... 52

17.2 Future PWWF ...... 52 21. Conclusions ...... 53 22. References ...... 53 Annexures

Annexure I - Traffic Management Plan – Status Quo Report

Annexure II - Water – Status Quo Report

Annexure III - Sewerage – Status Quo Report

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Chapter 1 - Introduction

1.1 Background to the project

The Gonubie area has during the past few years been the focus of a considerable number of new developments and on-going densification (by way of rezonings, subdivisions and construction of second dwellings on single residential erven). This growth has in turn led to increased pressure on existing infrastructure networks, and especially on the main road that is currently the only access route to and from the Gonubie area.

Traffic congestion on Gon