N E L S O N M A N D E L A B A Y M U N I C I P A L I T Y
Summerstrand Local Spatial Development Framework
Draft
Report Number : NMBM 2016/6/1475
July 2016 Assisted By :
Johan van der Westhuysen Tel: 041 374 3980 Fax: 041 374 3984 Email: [email protected] Nelson Mandela Bay Municipality July 2016
Report Title : Summerstrand Local Spatial Development Framework : Nelson Mandela Bay Municipality Report Number : NMBM 2016/6/1475 Report Date : July 2016 Report Status : Draft Prepared By : Johan van der Westhuysen (Pr. Plan A/923/1996) Contact Number : 041 374 3980 083 321 2299 Email Address : [email protected] [email protected]
Note : The data and content contained in this report, annexures and maps are based on information as received and interpreted by Urban Dynamics Eastern Cape from secondary sources, including the Client, Land Owner and Specialist Studies. Although Urban Dynamics Eastern Cape attempts, at all times, to present accurate and reliable information, we make no warranty of any kind, expressed or implied, to the accuracy and reliability of information sourced and obtained from secondary sources.
The data and contents of this report remains the sole propriety and intellectual property of Urban Dynamics Eastern Cape and can only be used for the purposes of the project and evaluation of the application as determined by the relevant legislation.
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CONTENTS 3.3 NMBM Bioregional Plan (2014) ...... 24 3.3.1 Legislative Context ...... 24 3.3.2 Objectives ...... 25 Executive Summary...... viii 3.3.3 Critical Biodiversity Areas ...... 26 3.4 National Environmental Management : Integrated Coastal Management Chapter 1 : Introduction and Methodology ...... 1 Act and NMBM Coastal Management Lines ...... 27 3.4.1 Spatial Aspects of the Coastal Zone and Implications for Land Use 1.0 Objective of the LSDF ...... 1 Planning ...... 27 1.1 Background and Commission ...... 1 3.5 Nelson Mandela Bay Coastal Management Program (2015)...... 29 1.2 Legislative Objectives ...... 2 3.5.1 Status ...... 29 1.3 Hierarchy of Plans and Alignment ...... 2 3.5.2 Purpose of the Program ...... 29 2.0 Study Area Overview ...... 3 3.5.3 A Vision for Coastal Zone Management ...... 29 3.0 Legal Status ...... 3 3.5.4 Management Objectives ...... 30 3.1 Legislation ...... 3 4.0 Built Environment ...... 32 3.2 Land Use Rights, Conflicts and Decision Making ...... 8 4.1 Urban Form ...... 32 4.0 LSDF Components and Report Structures ...... 8 4.2 Nodes and Corridors ...... 33 4.3 Land Use and Functional Elements ...... 35 Chapter 2 : Directives and Status Quo ...... 9 4.3.1 Residential ...... 38 4.3.2 Tourist and Commercial ...... 42 1.0 National and Provincial Directives ...... 9 4.3.3 Community Facilities ...... 45 1.1 National Development Plan : Vision 2030 (NDP) ...... 9 4.3.4 Open Space and Recreational ...... 46 1.2 National Spatial Development Perspective (NSDP) (2006) ...... 10 4.3.5 Precincts ...... 48 1.3 Provincial Growth and Development Plan (PGDP) (2004-2014) ...... 11 4.3.6 Sustainable Community Units (SCU) Thresholds...... 56 1.4 Spatial Planning and Land Use Management Act (SPLUMA) (2013) ...... 11 4.3.7 Land Development Trends and Applications ...... 57 2.0 Local Directives...... 12 4.4 Ownership ...... 58 2.1 Integrated Development Plan (IDP) (2015/2016) ...... 12 4.5 Zoning and Land Use Management ...... 59 2.2 Sustainable Community Planning Guide (2007) ...... 13 5.0 Socio Economic Profile ...... 60 2.3 NMBM Metropolitan Spatial Development Framework (MSDF) (2015) ...... 15 5.1 Demographic and Age Profile ...... 60 2.3.1 Spatial Planning Directives ...... 15 5.2 Education ...... 61 2.3.2 Spatial Vision ...... 19 5.3 Employment ...... 61 2.3.3 Summerstrand LSDF Relevance ...... 19 5.4 Occupation ...... 62 2.4 Beachfront Structure and Strategy Plan (1985) ...... 20 5.5 Household Income...... 62 2.5 Humewood and Summerstrand Structure Plan (1991) ...... 21 5.6 Household Tenure ...... 62 2.6 Integrated Beachfront Development Plan (2004) ...... 22 5.7 Living Standards Measure (LSM) ...... 62 2.7 Other Local Policy Informants ...... 22 6.0 Tourism Profile ...... 62 3.0 Natural Environment ...... 23 7.0 Infrastructure ...... 63 3.1 Physical Characteristics ...... 23 7.1 Engineering Infrastructure ...... 63 3.2 National Environmental Management Act (NEMA) and Others ...... 24 7.1.1 Bulk Water Network ...... 63 3.2.1 Purpose and Objectives ...... 24 7.1.2 Bulk Sewer Network ...... 64 3.2.2 Integrated Environmental Management and the Environmental 7.1.3 Bulk Stormwater...... 65 Assessment Process ...... 24 7.1.4 Other Services ...... 66 3.2.3 Other Relevant Environmental Legislation ...... 24
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7.2 Transportation ...... 67 Chapter 6 : Spatial Development Framework...... 88 7.2.1 Existing Road Network ...... 67
7.2.2 Long Term Road Network ...... 68 1.0 SDF Parameters ...... 88 7.2.3 Public Transport Operations ...... 68 1.1 Study Area Boundary ...... 88 7.2.4 Non-motorised Transport ...... 69 1.2 Desired Spatial Form and the Urban Edge ...... 88 7.2.5 Transport Network Analysis ...... 69 1.3 Land Suitability / Sustainability ...... 89
1.4 Sector Plan Alignment and Services Availability ...... 89 Chapter 3 : Key Development Indicators / Issues (SWOT Analysis) ...... 72 2.0 Spatial Development Framework ...... 90 2.1 Desired Spatial Form ...... 90 1.0 Policy and Legislative Informants ...... 72 2.2 Brighton Drive / Marine Drive / Beachfront Precinct ...... 93 2.0 Natural Environment ...... 72 2.3 Erasmus Drive / Second Avenue Precinct ...... 96 3.0 Built Environment ...... 73 2.4 Gomery Avenue Precinct ...... 99 4.0 Socio Economic Profile and Tourism ...... 73 2.5 NMMU and Cape Recife Precinct ...... 101 3.0 Biodiversity Conservation Strategy ...... 103 Chapter 4 : Conceptual Framework ...... 74 3.1 National Environmental Management Act ...... 103 3.1.1 Purpose and Objectives ...... 103 1.0 Spatial Vision, Objectives and Principles ...... 74 3.1.2 Integrated Environmental Management and the Environmental 1.1 Spatial Principles (SPLUMA and NDP) ...... 74 Assessment Process...... 103 1.2 IDP and SDF Vision ...... 75 3.1.3 Other Relevant Environmental Legislation ...... 103 2.0 Development Objectives and Principles ...... 75 3.2 Nelson Mandela Bay Bioregional Plan ...... 103 3.0 Urban Structuring Elements ...... 76 3.2.1 Objectives ...... 104 3.1 Nodes ...... 77 3.2.2 Critical Biodiversity Areas ...... 104 3.2 Corridors ...... 78 3.3 NEM : Protected Areas Act (Act 57 of 2003) ...... 107 3.3 Infill and Densification ...... 79 3.3.1 Purpose ...... 107 3.4 Containment and Protection ...... 80 3.3.2 Objectives ...... 107 3.5 Strategic Land...... 81 3.3.3 Critical Biodiversity Areas ...... 107 4.0 Conceptual Urban Framework ...... 82 4.0 Coastal Management Strategy ...... 108 4.1 Status ...... 108 Chapter 5 : Land Use Management Guidelines ...... 83 4.2 Purpose of the Program ...... 108 4.3 A Vision for Coastal Zone Management ...... 108 1.0 Land Use Management Principles ...... 83 4.4 Priority Areas for Management ...... 108 1.1 Rationale ...... 83 4.5 Objectives per Priority Area ...... 109 1.2 Principles and Norms ...... 84 4.6 Management Objectives...... 109 2.0 Land Use Management Guidelines ...... 85 5.0 Student Accommodation Strategy ...... 112 2.1 Basis for Decision Making ...... 85 5.1 Status ...... 112 2.2 SPLUMA Principles and Decision Making Guidelines ...... 86 5.2 Objectives ...... 112 2.3 Requirements for Applications for Land Use Change ...... 86 5.3 Development Parameters ...... 112 2.4 Requirements for Approvals for Land Use Change ...... 86 6.0 Guest House Strategy ...... 114 6.1 Status ...... 114 6.2 Objectives ...... 114 6.3 Development Parameters ...... 114
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7.0 Tall Buildings Strategy ...... 115 7.1 Status...... 115 7.2 Objectives ...... 115 7.3 Development Parameters ...... 115 8.0 Transportation Strategy ...... 116 9.0 Heritage and Built Environment Management ...... 117
Chapter 7 : Implementation Strategy and IDP Alignment ...... 118
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MAPS Map 41 : Stormwater Subcatchments ...... 66 Map 42 : Primary Road Network ...... 67 Map 1 : Locality ...... 5 Map 43 : Existing Network ...... 69 Map 2 : Wards and Sustainable Community Units (Aerial View) ...... 6 Map 44 : Future Network : Medium Growth ...... 70 Map 3 : Wards and Sustainable Community Units ...... 7 Map 45 : Future Network : High Growth ...... 70 Map 4 : All Hubs and Integration Zones ...... 16 Map 46 : Study Area and Urban Edge ...... 89 Map 5 : Metropolitan Spatial Development Framework (2015) ...... 17 Map 47 : Spatial Development Framework ...... 91 Map 6 : Integrated Residential Development Sites ...... 20 Map 48 : Spatial Development Framework ...... 92 Map 7 : Humewood and Summerstrand Structure Plan ...... 21 Map 49 : Brighton Drive / Marine Drive / Beachfront Precinct ...... 95 Map 8 : Terrain and Drainage...... 23 Map 50 : Erasmus Drive / Second Avenue Precinct ...... 98 Map 9 : Ecosystem Protection Status ...... 25 Map 51 : Gomery Avenue Precinct ...... 100 Map 10 : Vegetation Types ...... 26 Map 52 : NMMU and Cape Recife Precinct ...... 102 Map 11 : Biodiversity ...... 27 Map 53 : Biodiversity ...... 106 Map 12 : Coastal Development Line and HWM ...... 29 Map 54 : Coastal Management Programme : Segments 7-12 ...... 110 Map 13 : Coastal Management Programme : Segments 7-12 ...... 32 Map 55 : Coastal Management Programme : Segments 13-15 ...... 111 Map 14 : Coastal Management Programme : Segments 13-15 ...... 32 Map 15 : Nodes ...... 33 TABLES Map 16 : Land Use ...... 36 Map 17 : Land Use ...... 37 Table 1 : IDP Ward Priorities ...... 13 Map 18 : Residential Land Use ...... 38 Table 2 : IDP Capital Budget ...... 13 Map 19 : Residential Density : High ...... 40 Table 3 : Engineering Geological Constraints ...... 23 Map 20 : Residential Density (units / ha) ...... 40 Table 4 : Critical Biodiversity Areas ...... 26 Map 21 : Population / Site ...... 41 Table 5 : Indication of Available Coastal Development Structures, Recreational and Map 22 : Tourist and Commercial Land Use ...... 43 Tourism Uses, and Information in Planning Documents for Segments 10 to 13.. 31 Map 23 : Community Facilities Land Use ...... 45 Table 6 : Nodal Development Potential ...... 34 Map 24 : Precincts ...... 48 Table 7 : Land Use Audit ...... 35 Map 25 : Beachfront Precinct ...... 49 Table 8 : Residential Land Use ...... 38 Map 26 : Marine Drive / Brighton Drive Precinct ...... 50 Table 9 : Property Value and Sales (2015/2016) ...... 42 Map 27 : Second Avenue Precinct...... 51 Table 10 : Property Value Trends ...... 42 Map 28 : Erasmus Drive Precinct ...... 52 Table 11 : Property Value Comparison (2015/2016) ...... 42 Map 29 : Gomery Avenue Precinct ...... 53 Table 12 : Period of Ownership...... 42 Map 30 : Conservation Precinct ...... 54 Table 13 : Tourist and Commercial Land Use ...... 42 Map 31 : Tertiary Education Precinct ...... 55 Table 14 : Community Facilities Land Use ...... 45 Map 32 : Education ...... 56 Table 15 : Open Space and Recreational Land Use ...... 46 Map 33 : Emergency Services ...... 56 Table 16 : Public Open Space Distribution ...... 47 Map 34 : Health Facilities ...... 57 Table 17 : Beachfront Precinct Land Use ...... 49 Map 35 : Land Development Applications (2007-2016) ...... 57 Table 18 : Marine Drive / Brighton Drive Precinct Land Use ...... 50 Map 36 : Land Ownership ...... 58 Table 19 : Second Avenue Precinct Land Use ...... 51 Map 37 : Zonings ...... 59 Table 20 : Erasmus Drive Precinct Land Use ...... 52 Map 38 : Population per Small Place Area ...... 61 Table 21 : Gomery Avenue Precinct Land Use ...... 53 Map 39 : Primary Water Network Supplying Summerstrand ...... 64 Table 22 : Conservation Precinct Land Use ...... 54 Map 40 : Sewage Flow ...... 64 Table 23 : Tertiary Education Precinct Land Use ...... 55
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Table 24 : SCU Thresholds ...... 56 Table 25 : Land Development Applications (2007-2016) ...... 57 Table 26 : Land Ownership ...... 58 Table 27 : Demographic Profile (Source : Census 2011) ...... 60 Table 28 : Education Attainment Levels...... 61 Table 29 : Employment ...... 61 Table 30 : Occupation ...... 62 Table 31 : Household Tenure ...... 62 Table 32 : Summerstrand Tourism Events ...... 63 Table 33 : NMB Accommodation Statistics ...... 63 Table 34 : Future Developments on Sewer Flows ...... 65 Table 35 : Provision for Transport Infrastructure ...... 71 Table 36 : Development Goals and Objectives ...... 76 Table 37 : Description of Critical Biodiversity Areas and other Categories ...... 105 Table 38 : Biodiversity-compatible land use guideline matrix – Category Descriptions and Management Objectives ...... 105 Table 39 : Maximum Permitted Number of Students ...... 112
FIGURES
Figure 1 : Hierarchy of Plans ...... 3 Figure 2 : Report Structure ...... 8 Figure 3 : Distances to Facilities ...... 14 Figure 4 : Integration and Sustainability ...... 15
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ABBREVIATIONS SS Summerstrand SWOT Strengths, Weaknesses, Opportunities and Threats BA Basic Assessment UNS Urban Network Strategy BEPP Built Environment Performance Plan CBA Critical Biodiversity Area CBD Central Business District CSIR Council for Scientific and Industrial Research DAFF Department of Agriculture, Forestry & Fisheries DEDEAT Department of Economic Development, Environmental Affairs & Tourism EMP Ecological Management Plan ESA Ecological Support Area GDS Growth & Development Strategy I & AP Interested and Affected Party IDP Integrated Development Plan IDZ Industrial Development Zone LSDF Local Spatial Development Framework LSM Living Standards Measure LUMS Land Use Management Strategy MSA Municipal Systems Act MSDF Metropolitan Spatial Development Framework NDP National Development Plan NEMA National Environmental Management Act NGO Non-Governmental Organisation NMBM Nelson Mandela Bay Municipality NMMU Nelson Mandela Metropolitan University NSDP National Spatial Development Perspective PA Protected Area PGDP Provincial Growth & Development Plan PGDS Provincial Growth & Development Strategy PP Public Participation SAMREC South African Marine Rehabilitation and Education Centre SANDF South African National Defence Force SC Sustainable Community SCU Sustainable Community Unit SDF Spatial Development Framework SPLUMA Spatial Planning & Land Use Management Act
Summerstrand Local Spatial Development Framework vii Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Executive Summary Executive Summary
Work in Progress subject to final Draft Approval.
Summerstrand Local Spatial Development Framework viii Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 1 : Introduction and Methodology Provide development guidelines to parties with an interest to develop or invest in the area in such a way that the strategic vision for the area and the Chapter 1 : interest of the residents’ are also taken into account. 1 Identify specific development issues and challenges within the study area Introduction and Methodology and to make proposals to address those challenges in terms of the social, economic and environmental needs of the area. Nelson Mandela Bay Municipality (NMBM) identified the need to prepare and Identify specific land parcels that have potential for development and the provide detailed strategic planning and Land Use Management Guidelines for the type of development recommended for those areas. Greater Summerstrand Precinct. It is further acknowledged that the Summerstrand Provide a logical and comprehensively derived basis for the assessment of area is of strategic importance with respect to future development and investment development applications so that the area is ultimately developed as in the NMBM area. cohesive whole in line with the strategic vision for the area. The strategic scope and orientation of the analysis is to include all potential The NMBM revised and approved the Metropolitan Spatial Development Framework development sectors (e.g. residential, community, recreational business, (MSDF) in 2015. The preparation of Local Spatial Development Frameworks (LSDF’s) environmental). The analysis itself should, as far as, possible be quantifiable / are envisaged as a second tier strategic plan in terms of the spatial planning measurable via the Sustainable Community Unit (SCU) principles. hierarchy. Examine national, provincial and local strategic growth imperatives. Define the existing situation with regards to property in terms of ownership, This document therefore represents the Local Spatial Development Framework for zoning, service infrastructure, vegetation, slope, development potential, the Greater Summerstrand Precinct, herein after referred to as the “SS LSDF”. living standards measure (LSM), demographic profile and heritage value. Take into account strategic projects in the area including, but not limited to: This Chapter outlines : Summerstrand Storm Water Master Plan and Beachfront Redevelopment Objective of the LSDF Plan. Study area overview Identify and ensure protection of all environmentally sensitive areas. Legal status Investigate existing public transport routes as well as future expansion and Land use rights and conflicts improvement to public transport infrastructure. LSDF components and report structure Investigate the status of existing housing projects in the study area as well as making proposals for future provision of affordable or GAP housing in the 1.0 Objective of the LSDF area. Establish a clear alignment between the capital expenditure as per sector 1.1 Background and Commission plans of the IDP, in order to address an implementation framework for the LSDF. The commission to prepare the SS LSDF is based on the following objectives : Investigate servicing requirements needed to support future planning proposals. Provide a strategic development vision for the study area in line with the Incorporate Sustainable Community Unit principles in planning of the study. broad development objectives emanating from the Growth and Identify possible interventions and strategic projects that could be Development Strategy (GDS), the MSDF and the IDP. undertaken to achieve the vision for the study area.
Summerstrand Local Spatial Development Framework 1 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Identify all land that is owned by the State as well as by the NMBM and investigate if such land should either be retained or released for In terms of the Local Government : Municipal Systems Act, 2000 (Act 32 of 2000) development (sold / leased) and for what purposes. (MSA) and subsequent Regulations, the following are key objectives of SDF : Address the challenges of student accommodation within the LSDF, in terms • The SDF is part of the Municipality’s IDP. of, its proximity to NMMU and investigate potential interventions. Which • The SDF sets out objectives that reflect desired spatial form and should contain would contribute to, the development of a policy to guide the development strategies and policies regarding the manner in which these objectives should and management of student accommodation policy. be achieved. • Set out guidelines for a land use management system and capital investment
1.2 Legislative Objectives framework, including programmes and projects for development of land. • Should conduct a strategic assessment of the environmental impact of SDF
proposals. In order to achieve the objectives for development, re-development and urban • Identify land for development and re-development, including infrastructure upgrading of existing built environments and vacant land, strategic planning investment and desired and undesired utilisation of space. mechanisms need to be implemented. LSDF’s are part of the strategic planning • Identify areas for priority spending and where strategic intervention is required. package or hierarchy of plans that is required within the urban environment to:
provide clear guidelines for future development and upgrading. The SDF therefore provides a broad land use framework for implementation, align land use management efforts on behalf of the Municipality and align within a pre-set vision, objectives and strategies. The SDF is a strategic planning investor and developer participation in restructuring development of the tool to assist Municipality and developers in decision making, to guide city. development of the City and to achieve a desired outcome, within a specific co-ordinate and channel Municipal budgets to areas of highest need, area. based on clear set objectives and priorities. provide stability within a free market with reference to land utilisation and 1.3 Hierarchy of Plans and Alignment management. balance competing interest and give direction to public spending, investor The SS LSDF is a key component of the NMBM’s IDP, Metro Spatial Development decisions and utilisation of scarce resources. Framework and hierarchy of plans. Based on the key structuring elements, protect the rights of individuals and the biophysical environment. overarching policy framework and land use mechanisms as outlined in the establish appropriate institutional, procedural and other mechanisms to MSDF, the SS LSDF provides a more focused medium term development vision, promote positive development and pro-active land development. including a district level and study area specific spatial concept and precinct level land use management guidelines. The SS SDF is prepared based on a strategic planning process with key milestones and land use development deliverables. The SDF process is therefore: Implementation of the LSDF is dependent on strong linkage mechanisms and tools, of which a key component is the Land Use Scheme. The Land Use Scheme strategic and multi-disciplinary. serves as an implementing and institutional mechanism, to regulate land use aimed to provide a package of plans on an incremental basis in order to rights and set the environment for delegation and enforcement. achieve final land development and economic growth objectives.
based on key informants and pre-defined structuring elements. Land use management as outlined in the MSDF and LSDF cannot function in enabling and facilitating an environment for sustainable development. isolation and require an integrated approach with the IDP, other sector plans aimed to achieve pre-defined participation and stakeholder involvement. and Land Use Scheme implementation.
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Strategic land, i.e. beachfront, open space areas and large tracks of municipal owned undeveloped land portions. Large tourist accommodation industry including Guest Houses, Bed & Breakfast facilities, Hotels and Residential Apartments. Education facilities (Pearson High School, Summerwood Primary School, Cape Recife School). Population estimate of 14 237 and 5 115 households. 2 Electoral Wards (Ward 1 and Ward 2).
3.0 Legal Status
3.1 Legislation
The SS LSDF is prepared within the context and principles of the :
Local Government : Municipal Systems Act, 2000 (Act 32 of 2000) and Regulations (MSA)
Spatial Planning and Land Use Management Act, 2013 (Act 16 of 2013) and Regulations (SPLUMA)
Figure 1 : Hierarchy of Plans Both the MSA and SPLUMA require Municipal Councils to prepare Spatial
Development Frameworks for portions of their areas of jurisdiction.
2.0 Study Area Overview
The SS LSDF planning area is situated south of the Port Elizabeth Central Business Municipal Systems Act District and south of Happy Valley, along the main beachfront area, south of Second In terms of Section 26E of the MSA, an Avenue up to Cape Recife. The area is approximately 2 294 ha in extent and “Integrated Development Plan must reflect a Spatial Development includes: Framework which must include the provision of basic guidelines for Land Use Management System for the Municipality”. High income single residential areas. High density and intensity beachfront development corridor with apartments, Section 28(1) of the MSA requires commercial, tourist and hotel facilities. “each Municipal Council, within the prescribed period after the start of Strategic land owners, i.e. Nelson Mandela Metropolitan University and Nelson each electing term must adopt the process set out in writing to guide the Mandela Bay Municipality. planning, drafting, adoption and review of its Integrated Development Sensitive and environmentally prioritised coastal belt of approximately 13 km. Plan”. Large conservation areas, i.e. Grysbok and Cape Recife Nature Reserves.
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Spatial Planning and Land Use Management Act Section 20 of SPLUMA requires that Municipal Spatial Development Frameworks be prepared as part of the Municipality’s Integrated Development Plan in accordance with Section 26E of the MSA.
Section 22(1) and (2) of SPLUMA confirms the status of Municipal Spatial Development Frameworks and procedures for decision making and requires
“a Municipal Planning Tribunal or any other Authority required or mandated to make a land development decision in terms of this Act or any other law relating to land development may not make a decision which is inconsistent with the Municipal Spatial Development Framework”.
Spatial Planning and Land Use Management Act : Regulations and By-laws It is acknowledged that the SS LSDF is prepared prior to finalisation and adoption of the SPLUMA By-laws for the NMBM. It is anticipated that the SS LSDF will be the subject of review after adoption of the By-laws.
Superseded Strategic Plans / Policy The Summerstrand LSDF supersedes the following strategic plans and policies applicable to the area (insofar as they affect the study area) :
Beachfront Structure and Strategy Plan (1985) Humewood and Summerstrand Structure Plan (1991)
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Map 1 : Locality Summerstrand Local Spatial Development Framework 5 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Map 2 : Wards and Sustainable Community Units (Aerial View)
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Map 3 : Wards and Sustainable Community Units
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3.2 Land Use Rights, Conflicts and Decision Making 4.0 LSDF Components and Report Structures
Land Use Rights and Conflicts The illustration outlines the report format and chapter components, SDF incremental The SS LSDF, being part of the NMBM IDP, should be implemented as phasing and components for each phase. part of the IDP operational strategies. The LSDF is an extension of the IDP and forms part of its operational strategies. The SS SDF will not infringe upon existing land use rights. Further to this, no guideline contained in this LSDF or any proposal regarding land use which may arise from it, creates any rights or exempts it from obligation under any other law. Specific reference is made to the procedure for change in land use, Rezonings, Subdivision, Departure and/or Council’s Consent for land development. The normal procedure with respect to Land Use Management as outlined in the relevant legislation still apply (including the requirements of the Spatial Planning and Land Use Management Act, 2013 (Act 16 of 2013), National Environmental Management Act, 1997 (Act 107 of 1997) and others).
Decision Making Decisions within the SS LSDF study area, on matters relating to land use, land use management and land use rights, should :
Consult and be guided by the LSDF. Should support the vision and development objectives of the LSDF. Not be inconsistent with the LSDF. Ensure compliance with environmental legislation and take account of public interest, engineering services and social infrastructure. Include conditions relevant to, but not be limited to, service provision Figure 2 : Report Structure and levies, additional development parameters, development phasing, landscaping aesthetics, environmental matters, impact on surrounding area, measures to improve aesthetic appearance and architectural design, measures to mitigate impact on surrounding land owners, beautification of streetscapes, landscape improvement, pedestrian movement and improving general character of the area.
Summerstrand Local Spatial Development Framework 8 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 2 : Directives and Status Quo 1.0 National and Provincial Directives
2 Chapter 2 : The principles for Strategic Planning, Land Use Management and Urban Restructuring are captured and well-documented in range of National and Provincial policies and Directives and Status Quo legislative directives. Key policy directives include :
National Development Plan : Vision 2030 (NDP) The Conceptual Framework, including the Vision, Development Objectives and National Spatial Development Perspective (NSDP) Principles and Urban Structuring Elements inform the Summerstrand Local Spatial Provincial Growth and Development Strategy (PGDS) Development Framework. The study area does not function in isolation and a Spatial Planning and Land Use Management Act, 2013 (Act 16 of 2013) number of Directives determine the key Development Indicators and Issues. This chapter outlines the Status Quo and includes : In support of these land use management directives and guidelines, a number of Legislative and policy directives National and Provincial Acts inform spatial planning and LSDF outcomes. The The natural environment following are highlighted : Built environment Regulations in terms of the Spatial Planning and Land Use Management Act, 2015 Engineering infrastructure (Reg 239 of 2015) Socio economic profile Local Government and Municipal Systems Act and Regulations, 2000 (Act 32 of
2000) National Environmental Management Act, 1998 (Act 107 of 1998) National Environmental Management Biodiversity Act, 2004 (Act 10 of 2004) National Heritage Resources Act, 1999 (Act 25 of 1999) Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985) Port Elizabeth Zoning Scheme Regulations
These informants do not function in isolation and should be read within the basket of Local Government and development related legislation and policy guidelines. The following are project related extracts.
1.1 National Development Plan : Vision 2030 (NDP)
The National Planning Commission has developed a National Development Plan (NDP) which focuses on enabling sustainable and inclusive development. The Plan aims to eliminate poverty and reduce inequality by 2030. The Plan has a target of developing people’s capabilities to improve their lives through education and skills development, health care, better access to public transport, jobs, social protection, rising income, housing and basic services, and safety. It proposes to the following strategies to address the above goals: Summerstrand Local Spatial Development Framework 9 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Creating jobs and improving livelihoods Efforts to address past social inequalities should focus on people and not in Expanding infrastructure places where it will be difficult to promote sustainable and economic Transition to a low-carbon economy growth. Transforming urban and rural spaces It is important that people are trained and skilled to participate effectively in Improving education and training the economy. Because of the tendency of people to move to areas of Providing quality health care greatest opportunity, especially when they have skills, programs in areas with Building a capable state low economic development potential should focus on enhancing people Fighting corruption and enhancing accountability skills rather than the construction of fixed infrastructure. This will avoid the risk Transforming society and uniting the nation of such investment becoming redundant if people move away or there is not sufficient demand to justify high levels of expenditure. The National Development Plan: Vision 2030 is central to the formulation of the Future government spending on infrastructure and development should be MSDF’s spatial vision and strategies, and subsequently LSDF’s. The MSDF in localities that will not become poverty traps. proposes to bring lower income people into areas where there are major economic opportunities through social housing programmes, thereby The figure illustrates the promoting spatial, social and economic restructuring. This will enhances access principles of the NSDP to job opportunities, which is key in the alignment of the NDP Vision 2030 and Spatial Guidelines. Centres the SDF. which have existing or potential economic growth 1.2 National Spatial Development Perspective (NSDP) (2006) should be the priority for economic investment, i.e. The NSDP is a critical tool for bringing about coordinated government action fixed infrastructure such as and alignment to meet social, economic and environmental goals. It is the basis housing, underground for maximizing the overall social and economic impact of government services and roads. Centres development spending by interpreting the strategic direction, promoting policy with low economic potential coordination and fitting government actions into a coherent spatial term of should not be priorities for reference. The purpose of the NSDP is “to fundamentally reconfigure apartheid fixed infrastructure. spatial relations and to implement spatial priorities that meet the constitutional imperatives of providing basic services to all and alleviating poverty and However, social capital programs such as health, adult basic education and inequality.” training, entrepreneurship development, and business and technical training should be directed to wherever people may require them. In this way, should The NSDP contains five major principles: the recipients decide to move to other centres, they will, in effect, be able to take this investment with them. Economic growth is most likely to continue where it has previously occurred
and therefore economic potential will be highest in these localities. Economically active people will tend to move to localities where jobs or other livelihoods are available.
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Facilities for the delivery of these programs in centres or areas of low economic 1.4 Spatial Planning and Land Use Management Act (SPLUMA) (2013) potential should use and share existing facilities. In many of these locations there are under-utilised school buildings, clinics, etc. which could be refurbished and The Spatial Planning and Land Use Management Act (SPLUMA) (Act 16 of 2013) used as multi-purpose centres. provides an important set of overarching guidelines through the development principles contained in Chapter 2 of the Act. The NSDP also recognises that development potential Development Principles of SPLUMA : tends to be greatest along linear corridors or axes. This is Spatial justice: as a result of the relationship - past spatial and other development imbalances must be redressed through improved access to and use of land. between urban nodes of - spatial development frameworks must address the inclusion of persons and areas opportunity and the that were previously excluded. transport and communication routes that connect them. In some instances a - spatial planning mechanisms, including land use schemes, must incorporate provisions that enable redress in access to land by disadvantaged communities river whose banks also has enhanced economic opportunities could also give and persons. rise to linear development corridors as zones of investment priority. - land use management systems must include all areas of a municipality and include provisions that are flexible and appropriate for the management of disadvantaged areas, informal settlements. 1.3 Provincial Growth and Development Plan (PGDP) (2004-2014) - land development procedures must include provisions that accommodate access to secure tenure and the incremental upgrading of informal areas.
Within the broad understanding of the Eastern Cape as having the highest Spatial sustainability: poverty rate, the second lowest per capita income and the highest provincial - promote land development that is within the fiscal, institutional and administrative unemployment, the PGDP has prioritised the following needs which are means of the Republic. - ensure that special consideration is given to the protection of prime and unique addressed through a series of interventions, namely:- agricultural land. - uphold consistency of land use measures in accordance with environmental Agrarian Transformation and Food Security management instruments. Poverty Eradication - promote and stimulate the effective and equitable functioning of land markets. - consider current and future costs for the provision of infrastructure and social Manufacturing Diversification and Tourism services. Public Sector Transformation - promote land development in locations that are sustainable and limit urban Infrastructure Development, and sprawl. - result in communities that are viable. Human Resource Development Efficiency: The LSDF should identify areas for focused investment as a catalyst for job - land development optimises the use of existing resources and infrastructure. - decision-making procedures are designed to minimise negative financial, social, creation and poverty alleviation. This will sensitise economic development while economic or environmental impacts. creating opportunities for social and economic inclusion. - development application procedures are efficient and streamlined and timeframes are adhered to by all parties.
Spatial resilience, whereby flexibility in spatial plans, policies and land use management systems are accommodated to ensure sustainable livelihoods in communities most likely to suffer the impacts of economic and environmental shocks.
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The objectives of SPLUMA : The NMBM IDP is prepared in fulfilment of the Metro’s developmental role and requirements as outlined in the MSA. The basis for the IDP is the Municipality’s Provide for a uniform, effective and comprehensive system of spatial planning. vision, placing the IDP in the centre of its activities and implementation Ensure that the system of spatial planning and land use management promotes programme and budget. social and economic inclusion. Provide for development principles and norms and standards. The Municipal vision is a reference point for land use planning : Provide for the sustainable and efficient use of land. Provide for cooperative government and intergovernment relations. “A globally competitive and preferred Metropole that works together with the Redress the imbalances of the past and to ensure that there is equity in the people”. application of spatial development planning and land use management
systems. The principle of good administration, whereby : The vision is supported by 6 key performance areas : - All spheres of government ensure an integrated approach to land use and land development that is guided by the spatial planning and land use Basic Service Delivery and Infrastructure Development management systems as embodied in this Act. Spatial Development Framework - All government departments must provide their sector inputs and comply Local Economic Development with any other prescribed requirements during the preparation or Municipal Transformation and Organisational Development amendment of spatial development frameworks. Good Governance and Public Participation - The requirements of any law relating to land development and land use are Financial Sustainability and Viability met timeously. - The preparation and amendment of spatial plans, policies, land use schemes as well as procedures for development applications, include transparent Implementation of the development priorities is based on strategies and processes of public participation that afford all parties the opportunity to projects, linked to budgets and an implementation strategy. Relevant strategies provide inputs on matters affecting them. as identified in the IDP are incorporated and aligned with the LSDF - Policies, legislation and procedures must be clearly set in order to inform and implementation strategy (Chapter 6). empower members of the public.
2.0 Local Directives
The following informants can have a direct or indirect impact on the Summerstrand LSDF and it is important to contextualise these.
2.1 Integrated Development Plan (IDP) (2015/2016)
The MSA established the principle tool for Local Government Planning and Management, i.e. the Integrated Development Plan (IDP). The key aspect of the IDP is to include a SDF.
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The 2015/2016 IDP identified a number of Ward Priorities relevant to the study The 2015/2016 IDP Capital Budget includes the following projects : area : 2015/2016 2016/2017 2017/2018 Ward Project Description Financial Year Financial Year Financial Year Major transport routes need to be upgraded - Assist NMMU in opening up second vehicular entrance off Strandfontein Road 1 Summerstrand Bulk Stormwater 2 200 000 - - - Change Jenvey Road, Summerstrand from corner Jenvey & Tee Streets to Provision of Sidewalks 500 000 - - Jenvey and Brewer Streets into a one-way, to ease the traffic flow (Pearson Beachfront Upgrading 300 000 300 000 300 000 High School enrolment is now 1050 students) - Taxi rank to corner Gomery Avenue and University Way to be relocated to the Traffic Calming Measures 80 000 - - NMMU grounds Public Lighting 260 000 - - Upgrade of beachfront / coastal toilet blocks - Beachfront toilet blocks must be upgraded at Pollock Beach, Pipe, Beacon, 2 Traffic Calming Measures 80 000 - - Schoenmakerskop Public Lighting 600 000 - - - New public ablution facilities must be provided at Flat Rocks and Sardinia Bay Summerstrand Bulk Stormwater 19 800 000 - - Beach Ward 1 Metro Service Centre – to be built on Erf 1450, Summerstrand Table 2 : IDP Capital Budget - Community Hall - Library - Clinic - Ward Office 2.2 Sustainable Community Planning Guide (2007) Upgrading of Provincial Road network in peri-urban areas - Marine Drive, from the Summerstrand Beacon along the coast to the intersection with the Sardinia Bay Road (roads must be constructed with wide The Sustainable Community (SC) Planning Methodology, formulated and shoulders on both sides to cater for all the sporting events for which these routes are used) adopted by the NMBM and conceptualised in the MSDF, functions as a key Provision of cycle tracks planning guideline and informant with respect to shaping the urban structure - Marine Drive from Admiralty Way, Summerstrand to Sardinia Bay Road and setting a spatial framework, objectives and strategies. Beachfront upgrading and improvements : - Refurbish southern beachfront walkways - Improve beachfront lighting and security The Sustainable Community Unit (SCU) concept involves defining planning - Improve beachfront play areas and playground equipment - Landscaping at Hobie Beach recreational areas areas in terms of reasonable walking distance, i.e. 2 km or 30 minutes from a Cape Recife return effluent water supply project for servicing of beachfront non- central area. Fundamental to the concept is the notion that the majority of local potable water needs Summerstrand Extension 14 – clear remaining illegal dumping and sell metro plots daily needs for any inhabitant should be within a reasonable walking distance Stimulate local economic development via advertising beachfront concessions of the home. This concept should apply to new / greenfield development and Removal of alien vegetation Ward 2 Ward-based greening – planting of additional indigenous trees throughout Ward existing upgrading and restructure programmes. Investigate traffic circle at 2nd Avenue and Marine Drive Make provision for additional lifeguards and training to Peace Officer level to improve beachfront safety and security Drafting of a formal student accommodation policy to properly address the large influx of student numbers in areas close to NMMU Address beachfront safety vis-à-vis vagrancy, illegal car guards and street kids Create policy to stimulate local economic development via advertising and allocation of beachfront concessions Formalise trading areas for hawkers around Hobie Beach precinct Permanent solution to address taxi problems in front of Boardwalk Casino Table 1 : IDP Ward Priorities
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Development Goals and Principles
Integration & Sustainability DEVELOPMENT GOALS
Poverty alleviation and the satisfaction of basic needs Focus on special needs groups – HIV/AIDS, Children and the Aged Gender equality The environment – physical, social and economic Participation and democratic processes Local Economic Development Accessibility – public transport and pedestrian focus Mixed use development Corridor development Safety and security Variation and flexibility PLANNING PRINCIPLES Densification Reducing urban sprawl
SC Structuring Elements
Housing Work FUNCTIONAL ELEMENTS Services Transport Community Character and identity Figure 3 : Distances to Facilities
The basis for SC Planning is found in the development principles that have been
adopted at central Government and Local Municipal Level and which are supported by legislation and Government Policies.
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These functional elements should be included in spatial planning and provide 2.3 NMBM Metropolitan Spatial Development Framework (MSDF) (2015) a focus for the realisation of development principles. The NMBM reviews the Metropolitan Spatial Development Framework (2009) (MSDF) as a core component of the IDP. The revised MSDF has been approved in 2015.
The MSDF and associated more detailed LSDF’s seek to achieve, over time and in a controlled way, a radical restructuring of the city to make it more equitable, integrated and efficient.
Furthermore, it seeks to guide overall spatial form and identify current and future desirable land uses within the municipality, in order to give physical effect to the vision, goals and objectives of the Municipal IDP. The MSDF informs development decisions and creates a framework for investment that facilitates both public and private spending. It also provides a basis for land use management and is ‘indicative’ of broad land uses within the municipal area of jurisdiction and directions of future development. It reflects key land uses such as major transport routes, future transport links, environmentally important areas and key potentials and constraints.
The MSDF, amongst others, base the spatial restructuring of the Metropolitan area on a number of Spatial Planning Directives and a Spatial Vision, which have direct relevance to the Summerstrand SDF.
2.3.1 Spatial Planning Directives
Primary Structuring Elements Activity Nodes Nodes are places of high accessibility which are characterised by
intense concentration of mixed use activities such as retail, office, Figure 4 : Integration and Sustainability entertainment, community facilities and residential components.
The SCU is strongly based on the concepts of accessibility and integration. The SCU Methodology therefore makes provision for thresholds and desired distances to community facilities and services. These serve as a guideline within each of the SCU’s.
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These nodes should be positive performing environments that are Map able to attract business and economic developments to these 4
points. Well-functioning urban nodes are vibrant areas comprising :
shopping, work, social and cultural opportunities and public All and Hubs Integration Zones transport facilities in a high quality, safe public environment.
Furthermore, they are regarded as priority areas for densification, integration, intensification and improvement of environmental quality. Nodes are mostly targeted for public and private invest investment as they can enhance economic opportunities and enable more efficient service delivery intensifying activities. Nodes are identified in terms of their function, economic use, intensity,
density, walkability, public facilities and public transport.
Urban Corridors Urban corridors consist of a combination of structuring elements which reinforce a hierarchy of nodes characterised by the mix of uses resulting in varying development intensity and width. These structuring elements are significant in maximising the objectives of restructuring and the creation of economic opportunities by intensifying various activities. Mixed used activities should be created and promoted within such structuring elements which include different modes of transport, thus minimising travelling costs and the costs of transport infrastructure by increasing accessibility to employment opportunities especially for previously disadvantaged communities.
Activity Spines The network of activity nodes is reinforced by a system of activity spines which connect with these nodes. Activity spines can be defined as concentrated urban development along movement routes which are typically also major public transport routes. Development can either take the form of continuous linear development or a series of nodes along the activity spine.
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Map 5 : Metropolitan Spatial Development Framework (2015)
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Natural Open Space and Green System The “urban fence” is not a physical element, but rather identified by a The open space and green system within the metro provide a spatial differentiation in proposed land use intensity between what is diverse range of environments which are characterised by inside the fence (urban development) and what is outside the fence conservation areas, recreation activities, corridor parks, (peri- urban and rural developments including small Metropolitan open watercourses, ridges, heritages sites etc. The open space and space, agricultural small-holdings, intensive farming, grazing and game green system should be protected and enhanced to ensure that farms). The delineation of an urban edge is vital for achieving an the ecosystems within it are able to effectively deliver services. efficient and sustainable municipality through - Planning should allow the City to confront and manage aspects of Containment of urban sprawl; growth and development in ways that preserve, protect, and Intensification of development; enhance the environment. Integration of urban areas; Protection of valuable agricultural, natural and cultural resources; Consolidation and Densification The optimum use of existing resources in established urban areas, Consolidation and Densification approach promotes more compact such as bulk service infrastructure, roads and public facilities; and urban development, especially to those areas which are well serviced Reducing the need for commuting as well as commuting distances. and centrally located. This approach contributes to the restructuring of the urban environment and discourages urban sprawl by promoting Other Supporting Strategies development that is adjacent to existing urban areas. Furthermore, it Urban Network Strategy (UNS) promotes more efficient use of the existing infrastructure, especially An Urban Network Strategy (UNS) Framework was approved by the along existing urban centres, urban corridors, urban nodes and other Council as part of the 2014/15 Built Environment Performance Plan areas which represent important opportunities. There, the most (BEPP) submission. important rules that should apply to densification are the following:
Higher density development should be focused around and within Sustainable Community Unit (SCU) walking distance from major activity areas and transport services. The sustainable communities unit (SCU) concept aims to establish Densities should decrease as the distance away from major activity a structure that will assist achieving the overall planning principles areas increases. Higher densities in the wrong locations or which are set out by Government in a spatial context. The SCU in its physical removed from major activity areas and transport routes can be form is the main planning zone of the overall metropolitan harmful to urban efficiency and sustainability. structure.
Growth Management NMBM Human Settlements Plan Local authorities must spend large amounts on providing and The Human Settlement Plan / Housing Sector Plan integrate the maintaining excessive amounts of infrastructure. In dealing with this housing chapter of the Integrated Development Plan (IDP), Spatial undesirable development pattern, a key consideration of the spatial Development Framework (SDF), Land Use Management Strategy development framework must be growth management through the (LUMS) and Infrastructure Development Planning all of which are demarcation of an urban growth boundary (or urban edge). essential parts of the Spatial Policy Plans and Strategies for Sustainable Human Settlement Planning.
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The SDF has identified the integration, sustainability, mobility and activity 2.3.3 Summerstrand LSDF Relevance corridors, enforcement, urban fence, central city upgrading and conservation of the built environment as the main pillars for the restructuring The following relates specifically to the SS LSDF precinct : the City. The Human Settlement Plan proposes to respond to this framework. Boardwalk / Casino Complex Node 2.3.2 Spatial Vision The boardwalk node is centred in the Boardwalk extending to Pick ‘n Pay in 8th Avenue, Sasol Garage at the Corner Strandfontein Road and 2nd Avenue. The following are recommended for this node:
The vision of the municipality is as follows: ‘To be a globally competitive and Support, sustain and maintain existing and new hotel accommodation preferred Metropole that works together with the people’. facilities between Second Avenue and Happy Valley; Promote tourism activities and related recreation land uses in support of existing and proposed tourist accommodation; Ensure linkages between accommodation facilities, existing Boardwalk The Spatial Development Framework being guided by the National and beachfront developments and proposed SANDF precinct Development Plan-Vision 2030 translate the abovementioned municipal vision, development. to have a spatial focus and/ or direction. The municipality’s envisaged SDF Mixed uses development with a strong component of recreational spatial vision is to, by 2030, turn Nelson Mandela Bay into a Metropole that is facilities to strengthen the beach front. socially and economically inclusive, an environmentally sustainable city, with
integrated human settlements- a place of opportunities where people can live, Potential Nodes to Stimulate Development study and participate in the growth of the city. Summerstrand Village Retief Plein / Radisson Complex
Integration Zone 5 (IZ5) (Walmer / Summerstrand)
This integration zone is highlighted as a new development zone for one of the large scale integrated residential development Mega Project in the
Human Settlements Programme.
Restructuring Zone
Summerstrand identified in the Human Settlements Plan as a restructuring zone.
Mega Project Mega Project 2 : Walmer / Summerstrand Ext. / Driftsands Mixed Housing
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Through the Mega Project initiative, a number of sites have been identified for integrated residential purposes, in and adjacent to the planning area.
Map 6 : Integrated Residential Development Sites
Erf 3495, Summerstrand is situated within the study area, west of Strandfontein Road, approximately 27.69 ha in extent.
2.4 Beachfront Structure and Strategy Plan (1985)
Objectives To guide development along the beachfront and form the basis on which private land development applications for the beachfront can be evaluated. The Structure Plan was prepared in 1985 and made specific proposals for future development and utilisation of the beachfront area between Cape Recife and Kings Beach, east of Marine Drive.
Land development proposals have subsequently been revised and incorporated in the Integrated Beachfront Development Plan.
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Map Key Proposals 7
Identification of 7 nodes for redevelopment and upgrading. : : Nodes include Kings Beach, Humewood, Shark Rock, Bird Rock, the Humewoodand SummerstrandStructure Plan Beacon, Flat Rock and Cape Recife. Each of the development nodes identified with a specific character for redevelopment and role in the greater beachfront area. Acknowledging key role of Beach Road and at the same time promote identification of alternative access as high volume mobility corridor. Identify areas for new and additional parking requirements. Promote pedestrian access and accessibility of beachfront and Summerstrand precincts. Promote conservation of natural areas, the environment, improved landscaping and aesthetic control.
2.5 Humewood and Summerstrand Structure Plan (1991)
Objectives Provide an attractive and convenient residential environment by : o Allowing for a variety of residential types o Minimising through traffic in the neighbourhood by having clearly defined road hierarchy o Minimising pedestrian / vehicular conflict by means of pedestrian system o Ensuring adequate provision of, and easy access to amenities and services
Ensure the co-ordinated and economic development of the area by : o Integrating all future expansion with existing development o Ensuring equitable distribution of amenities and facilities to prevent over-concentration of land use
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Key Proposals Key Proposals Implementation of various residential density topologies, community facilities, natural and nature areas, future expansion of the Summerstrand precinct and promotion of density along Marine Drive and the beachfront area, especially east of Second Avenue. Strengthening of the Strandfontein and Second Avenue access corridors. That undeveloped school site Erf 1450 which is not required for Educational purposes be rezoned to Residential 1. That provision be made for the development of the unused areas of the Humewood Golf Course for residential development. It is proposed that the erven in Summerstrand between Marine Drive and Brighton Drive up to Admiralty Way on the south be retained for higher density residential use as previously proposed by the Summerstrand Structure and Master Plan. It is proposed that the density of development in this area be controlled in terms of Residential 3 Sub Zone D which will permit a density of approximately 48 dwelling units / hectare.
2.6 Integrated Beachfront Development Plan (2004)
Objectives Physical planning framework to guide development in a co-ordinated and comprehensive manner for the Nelson Mandela Bay coastline and beachfront areas. Stimulate development potential, tourism, eco-tourism, sports and
recreational development. Implement management principles, prevent ad-hoc development and support protection of the beachfront resources. 2.7 Other Local Policy Informants Attract appropriate sustainable development and preserve natural character of the beachfront area. It is clear that a number of existing planning, spatial and policy guidelines are applicable to the SS LSDF study area and its surroundings. Additional policy guidelines directly and indirectly impacting on future development within the study area and its surrounding include :
Metropolitan Transport Plan
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Metropolitan Water Services Plan Engineering geological constraints associated with consolidated Aeolian Open Space Policies and Guidelines deposits summarised in the table, generally indicating low risk for Bioregional Plan development potential throughout the study area. Strategic Environmental Assessment Port Elizabeth Open Space System Unconsolidated Aeolian Deposits (Us) Student Accommodation Policy (Draft 2015) Expansive Clay Low Bouldery Ground Low Guest House Policy (2004) Dispersive Soil Low Shallow Water Tables Occasional Tall Buildings Policy (Draft 2015) Compressible Clay Low Poor Drainage Occasional Slaking Mudstone Low Flooding Low 3.0 Natural Environment Collapse Potential Occasional Flat Grades Occasional Settlement High Steep Slopes Occasional
Shallow Bedrock Low 3.1 Physical Characteristics Table 3 : Engineering Geological Constraints
A brief summary of the physical characteristics of the study area : The study area includes the residential and mixed use areas south of Second Avenue, Summerstrand, including the Nelson Mandela Metropolitan University Campuses, Grysbok Nature Reserve, Cape Recife Nature Reserve, Cape Recife Lighthouse area and coastal zone between Second Avenue and the shooting range in the south. The study area comprises approximately 2 294 ha, with a coastal zone of approximately 13 km including various conservation areas, areas of critical biodiversity, high income residential and mixed use developments. Topographically, the area is relatively flat with a low lying coastal strip and elevations from 0 m to 65 m above sea level. Slopes are generally low with undulating land within the undeveloped Driftsands by pass dune field and Cape Recife by-pass dune fields, south and west of the urban built up area. Coastal area includes Hobie Beach, Bird Rock, Pollock Beach, The Beacon, Flat Rock and Cape Recife. No prominent natural drainage features or dams are located in the study area. However, stormwater drainage related to urban development occurs in the existing built up areas.
Natural drainage through various coastal wetland areas, ponding within Map 8 : Terrain and Drainage dune fields and seepage areas occur. Based on the Engineering Geological Development Potential Index developed for the NMBM, the area comprises mostly of Unconsolidated Aeolian Deposits. Summerstrand Local Spatial Development Framework 23 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
3.2 National Environmental Management Act (NEMA) and Others There are a number of tools that can be applied depending on the activity, including Strategic Environmental Assessments, Environmental Impact The National Environmental Management Act (NEMA) was passed in November Assessments, Environmental Management Plans, Environmental 1998 and came into effect in January 1999. It is a framework Act underpinned Management Systems, Environmental Auditing etc. by the concept of sustainable development, and covers the 3 primary areas of environmental concern – i.e. resource conservation and exploitation, pollution There are 3 Listing Notices that identify different types of activities on a control and waste management, and land-use planning and development. threshold-basis in different areas that would need authorisation prior to commencement (and would therefore need an environmental impact 3.2.1 Purpose and Objectives assessment) from the relevant competent authority.
In essence, NEMA does the following : 3.2.3 Other Relevant Environmental Legislation translates environmental rights identified in the Constitution into a more tangible form Other applicable legislation relating to Environmental Management promotes co-operative governance in environmental management includes : provides a framework for developing environmental norms and National Environmental Management : Integrated Coastal Management standards Act (Act 24 of 2008) provides a basis for alternate dispute resolution procedures National Environmental Management : Biodiversity Act (Act 10 of 2004) emphasizes public interest in the environment National Environmental Management : Protected Areas Act (Act 57 of 2003) A number of mechanisms are provided to achieve these ideals, however the National Water Act (Act 36 of 1998) foundation of the Act is a set of environmental management principles National Forest Act (Act 84 of 1998) which are based on the concept of sustainable development. 3.3 NMBM Bioregional Plan (2014) 3.2.2 Integrated Environmental Management and the Environmental
Assessment Process 3.3.1 Legislative Context
Chapter 5 of NEMA deals with environmental assessment (EA) and describes Conservation protocols and parameters within the study area have been how the integrated environmental management (IEM) philosophy should be assessed in detail through various specialist studies conducted by the NMBM. applied in the EA process with the intention of promoting the application of The Conservation Assessment and Plan for the NMBM (SRK Consulting 2010) appropriate environmental management tools to ensure the integrated underpinned the recently completed and gazetted Bioregional Plan for the environmental management of activities. Section 23 of NEMA sets out the NMBM (2014). The Bioregional Plan is consistent with the National general objectives of EA, and Section 24 the procedures for the Environmental Management : Biodiversity Act, 2004 (Act 10 of 2004) and investigation, assessment and communication of the potential meets the requirements of the guidelines regarding the determination of consequences or impacts of activities on the environment. bioregions and the preparation of public bioregional plans (2008).
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The Bioregional Plan supports the principles of Integrated Development Map Planning and sustainable development underpinned by the National 9
Environmental Management Act, 1998 (Act 107 of 1998) (NEMA) by : EcosystemProtection identifying the biodiversity conservation priorities in the municipal area as well as other natural areas that could potentially be made available for other land uses.
3.3.2 Objectives
Status The objectives of the Bioregional Plan are to :
Form the primary biodiversity informant for land use and resource use decision making. Identify a network of Critical Biodiversity Areas that achieve national biodiversity thresholds on the least amount of land possible. Act as the spatial framework and policy for sustainable development and to assist the municipality in complying with environmental and planning legislation requirements which promote the protection and management of biodiversity.
The Bioregional Plan should be used by all sectors that are involved in land use planning and decision making and multi-sectoral planning. The users of the Bioregional Plan include mandatory users, i.e. those who are compelled to consider the Bioregional Plan and other intended users for whom the Bioregional Plan will be a useful planning and developmental tool.
The Bioregional Plan has three main uses : Reactive decision making, such as environmental impact assessment, agricultural land use decisions and development control decisions through land use legislation (e.g. rezoning, planning approvals, etc.). Proactive forward planning, such as IDP’s, SDF’s and zoning schemes. Proactive conservation, such as biodiversity stewardship initiatives and the expansion of protected areas.
Terrestrial Features The NMBM Conservation Assessment identified a total of 58 vegetation types within a number of eco-systems.
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Map 3.3.3 Critical Biodiversity Areas
10 Critical Biodiversity Areas within the municipal area are the portfolio of sites
: VegetationTypes that are required to meet the municipality’s biodiversity targets. Such areas should be maintained in their natural state in perpetuity.
Protected Areas (PA 1 & 2) Formal Protected Areas (PA 1) and Protected Areas pending declaration (PA 2), in terms of Description the NEM : Protected Areas Act and ECA Land Management
Maintain or restore NATURAL structure and ecosystem functioning Objective Land Management Maintain formal conservation protection Recommendations General Land Use Conservation (non-consumptive)
Critical Biodiversity Areas (CBA’s) ANY land or aquatic site required to meet biodiversity pattern (features), process (ecological) Description or species targets Land Management Maintain or restore NATURAL structure and ecosystem functioning Objective Land Management Obtain formal conservation protection for highest priority sires and institute conservation Recommendations management for all sites General Land Use Conservation (non-consumptive)
Ecological Support Area 1 (ESA 1) Agricultural or partly degraded land essential for connectivity in the landscape, particularly Description between CBA’s Maintain existing extensive land uses (e.g. sustainable livestock grazing) where these Land Management facilitate ecological functioning ad connectivity between adjacent CBA’s, or restore Objective NATURAL structure and ecosystem functioning, or rehabilitate to near natural state to facilitate connectivity between adjacent CBA’s Land Management Maintain existing extensive land uses to facilitate ecological connectivity or manage for Recommendations conservation Extensive agriculture of similar low intensity purposes that promote conservation and General Land Use ecological connectivity (sustainable consumptive or non-consumptives) Developed Areas : Non-restorable land with no natural habitat remaining (Dev) Irreversibly developed / degraded areas (areas that cannot be rehabilitated) : Intensive agriculture (excluding ESA 1’s) Description Urban development Industry Waste sites Land Management As per Municipal SDF, local SDF and NMBM Urban Densification and Rural Development Objective Policy Land Management As per Municipal SDF, local SDF and NMBM Urban Densification and Rural Development Recommendations Policy Preferred sites for development, but always subject to conditions in terms of NMBM SDF, Urban General Land Use Densification and Rural Development Policy and ‘sustainable human settlement’ principles Other Natural Areas (ONA)
Description Natural & intact but not required to meet targets Land Management As per Municipal SDF, local SDF and NMBM Urban Densification and Rural Development Objective Policy Land Management As per Municipal SDF, local SDF and NMBM Urban Densification and Rural Development Recommendations Policy Preferred sites for development, but always subject to conditions in terms of NMBM SDF, Urban General Land Use Densification and Rural Development Policy and ‘sustainable human settlement’ principles Table 4 : Critical Biodiversity Areas
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Map 3.4 National Environmental Management : Integrated Coastal Management Act and NMBM Coastal Management Lines 11
: Biodiversity 3.4.1 Spatial Aspects of the Coastal Zone and Implications for Land Use Planning
The ICMA provides a definition and legal status of the various spatial aspects that make up the coastal zone of South Africa which is critical to integrated management thereof - these ‘areas’ are referred to in various sections of the ICMA as well as the EIA Regulations and Listing Notices and other policy documents, and have relevance to land use planning. For clarity purposes, key areas are explained below :
Coastal Public Property Coastal Public Property includes several components such as coastal waters and land below coastal waters, islands, the seashore, and other state land (e.g. the Admiralty Reserve). The intention of this zone is to prevent exclusive use of the coast by facilitating access to, and sustainable use of productive coastal resources for the benefit of all South Africans. Section 11 of the ICMA provides that coastal public property is inalienable and cannot be sold, attached or acquired by prescription, and rights over it cannot be acquired by prescription.
High Water Mark The highest line reached by coastal waters, but does not include a line reached as a result of abnormal floods or storm events (1:10 year storm) or estuaries that are closed to the sea. This line approximately coincides with the highest normal spring tide and is officially surveyed and proclaimed as such. The position of the high water mark for the NMBM coastline has been determined using methodology by Mather et. al. (2011) as part of the exercise of developing coastal management lines for the metro.
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Coastal Protection Zone In essence, the establishment of these lines will assist in controlling Coastal Protection Zone technically includes land falling within 100 m development along ecologically sensitive or vulnerable areas, or any of the high water mark of the sea in urban areas and within 1 km in rural area that poses a hazard or risk to humans – i.e. they are there to areas. The coastal protection zone has been established to : protect the natural environment and coastal properties from damage caused by sea-level rise and storm surges. Coastal management lines protect ecological integrity, natural character, and the economic, have been developed by Masande Consultants Afri-Coast Engineers social and aesthetic value of coastal public property SA (Pty) Ltd for the NMBM coastal zone and are with the MEC for Avoid increasing the effect of severity of natural hazards gazetting at the time of writing this document. At this stage, estuaries Protect people, property and economic activities from the risks and have been excluded. The report recommends that due to the threats which may arise from dynamic coastal processes (e.g. wave uncertainties surrounding the exact impacts of climate change in terms and wind erosion, coastal storm surges, flooding and sea-level rise) of sea level rise and increased frequency and intensity of storm events, Maintain the natural functioning of the littoral active zone that the whole exercise be conducted using updated input data every Maintain productivity of the coastal zone 10 years. Allow authorities to perform rescue and clean-up operations Section 25(3) notes that a local municipality within whose area a line Littoral Active Zone has been established must delineate the line on a map that forms part Littoral active zone: any land forming part of, or adjacent to, the of its zoning scheme to enable the public to determine the position in seashore that is : relation to existing cadastral boundaries. It is therefore important that the line be shown on the metro’s SDF and all LSDFs. The latest version of unstable and dynamic as a result of natural processes; and the metro’s SDF (2015) has shown the position of the Coastal characterised by dunes, beaches, sand bars and other landforms Development Line. composed of unconsolidated sand, pebbles or other such material
which is either un-vegetated or only partially vegetated Note: Coastal management lines should not be confused with ‘setback
lines’ as defined in the EIA Regulations and listed activities. While these Coastal Management Lines (Setback Lines) two lines may coincide in the coastal zone once setback lines have The ICMA defines coastal management lines as ‘a line determined by been developed and adopted by the MEC, legally they are two the MEC in accordance with Section 25 in order to demarcate an area separate lines referred to in different Acts. Ideally a Coastal within which development will be prohibited or controlled in order to Management Line should only be determined and applied based on achieve the objectives of this Act or coastal management objectives’. scientific understanding and local knowledge, and must take into consideration natural processes, landscape values, public use and Section 25(1)(a) explains that the purpose of these lines is to protect accessibility. It must be noted that once the coastal management lines coastal public property, private property and public safety; to protect have been regulated, these will not replace any other line in the the coastal protection zone; to preserve the aesthetic values of the coastal zone, but will be applied only as indicators of the risk area. coastal zone; or for any other reason consistent with the objectives of the ICMA.
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Map 3.5 Nelson Mandela Bay Coastal Management Program (2015)
12 3.5.1 Status
: CoastalDevelopment Lineand HWM The metro’s Coastal Management Program of 2008 was reviewed and updated in 2015 in line with the requirements of Section 48(1) of the NEM: ICMA.
3.5.2 Purpose of the Program
Pressures from urbanisation, harvesting of natural resources, infrastructure development and a high density population, amongst others, impact on the functioning of coastal ecosystems and processes, and diminishes the provision of natural goods and services. The NEM: ICMA was developed to
facilitate holistic and integrated management of the coast that allows for conservation of the coastal environment as well as equitable access to, and sustainable use of, coastal resources.
Section 48 of the Act specifies the need for municipalities to prepare coastal management programs to facilitate management of the coastal zone.
3.5.3 A Vision for Coastal Zone Management
To protect, enhance and maintain the social, economic, cultural and environmental integrity of the coast; To encourage a sense of ownership and value of coastal resources amongst the public through environmental education and awareness thereby allowing enhanced community participation in maintaining the diversity of coastal ecosystems; To allow equitable access to and sustainable utilisation of natural coastal resources by all members of the community, and in so doing enhance their quality of life; To promote development within the coastal zone in a sustainable manner in which stakeholder participation and scientific integrity are the basis for responsible decision-making; To promote the rehabilitation of currently spoilt and degraded coastal environments;
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To ensure coastal zone integrity and biodiversity is sustained for the Segment 10 Segment 11 Segment 12 Segment 13 enjoyment of current and future generations through the protection of Planning Documents coastal ecosystems and resources; Shows To realise coastal management is a dynamic and continuous process Boardwalk that requires an interdisciplinary approach Happy Valley development
LSDF area, public open space, 3.5.4 Management Objectives and beachfront Shark Rock To facilitate the development of an implementation-based program, the Beach identified as development Integrated Bird Rock and Flat Rocks coastal zone was divided into 20 segments. The area in the Summerstrand node, Beachfront Pollok identified identified as Recommends LSDF falls within segments 10 to 13 (i.e. from Shark Rock Pier to the boundary Development as development development additional of the Cape Recife Nature Reserve). For each segment, a description is Plan nodes node parking at given of pertinent information for each of the 3 priority areas (i.e. natural Boardwalk resource management, coastal pollution and coastal development) in the complex form of tables and supporting maps. Coastal development is assessed Facilities strategically (rather than on a segment basis) by dividing the coast into Yes: The Island, ‘management areas’ – Northern Beaches, Southern Beaches and ‘the Tourist/convenie Yes: hotels, Yes: Something Yes: Pine Lodge Pine Lodge, nce facilities restaurants Good area SAMREC, Wildside’. Available information on coastal development is reviewed and Lighthouse Yes: Pine Lodge compared to guide where the municipality should focus development Resort No No Yes: Pine Lodge chalets and and/or maintenance. The CMP also includes a table of broad (lease/private) camping area recommendations (i.e. common to all segments/general areas of the Yes: Cape coastal zone) to achieve objectives per priority area. It is important that Public Beach Yes Yes Yes Recife Beach in nature reserve those involved in coastal zone management do not read these in isolation Yes: 1 at of the management recommendations given per segment. Something Good Yes: 1 at parking Yes: 1 at the Public ablution Yes area and 1 at area opposite Beacon Pollok Beach SAMREC parking area Sports No No No No ground/facility No formal braai No formal area. areas, however Public Public open Yes: 2 public lots of public Braai/picnic space in area is braai/picnic No open space facilities used informally areas where people for picnicking informally picnic Public Camping No No No No area
Launch site Yes No No No
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Segment 10 Segment 11 Segment 12 Segment 13 Segment 10 Segment 11 Segment 12 Segment 13
Safety Accessibility and Parking Yes, but situated Yes: Shark Rock Yes: 1 in front of Yes: entrance to in a dynamic Beach, Something the reserve is coastal process Boardwalk, Good, 1 at access Yes: 5 parking area. Need to various small Pollok Beach. controlled. Existing Parking areas have considering parking areas Both parking However, large been formalised Lifesavers Club Yes setting back if No No between Shark areas are in sections of the practical, or Rock Beach and dynamic coastal beach have no implementing Something Good process area security design mitigation Yes: beach measures to parking area Ease of access Yes: direct Yes: can access Yes: access manage risks accessed (transportation access for directly off directly from Yes: entrance to directly via routes) vehicles Marine Drive Marine Drive the reserve is Marine Drive. access Permit controlled Yes: cameras, Yes: observation controlled. Yes: Boardwalk Security lighting, car No cameras However, large Direct access to at main beach, guards sections of the beach beach at Yes: stairs, Yes: stairs and beach have no (boardwalks/si Yes: boardwalks. lighthouse is boardwalks boardwalks security milar beach directly Volunteer access) accessible from Yes Yes No No lifeguards parking area NMBM Aesthetics and Pollution appointed No No No No Surrounding lifeguards area visually Yes Yes Yes Yes Recreational use attractive Area used by Pollution risk
recreational No No Yes Yes based on land
fishermen use category in Medium Medium Medium
'catchment Cycle track Yes Yes Yes No Low to Medium area' Yes - Humpback Hiking trail No Yes Yes Table 5 : Indication of Available Coastal Development Structures, Recreational and Tourism Dolphin Trail Uses, and Information in Planning Documents for Segments 10 to 13 Formal Yes Yes Yes No Pedestrian track
Surfing area Yes Yes Yes Yes
Diving site Yes Yes Yes Yes
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4.0 Built Environment
The built environment refers to urban form and includes nodes, corridors, interface areas with specific reference to various land use categories, densities, height, zoning, ownership, heritage resources, public transport, transport networks and infrastructure.
4.1 Urban Form
Urban form and character of an area is defined by various elements, structures and movement patterns. These function within a holistic environment within the broader Metropolitan and regional context. Existing urban form further provides an insight into past and future development trends and expected outcomes.
Nodes, corridors and individual land uses are building blocks for the urban form and urban character. The Summerstrand precinct forms part of the larger Nelson Mandela Bay Metro and fulfils a key functional, economic and land use
Map 13 : Coastal Management Programme : Segments 7-12 function within the greater Metropolitan area.
The Nelson Mandela Bay Municipality covers an area of approximately 195km2 with a population of 1 152 115, is characterised by diverse land use and settlement patterns, historically influenced by pre- 1994 settlement policies, landscapes and drainage patterns.
Map 14 : Coastal Management Programme : Segments 13-15
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Development axis follows 3 prominent directions from the CBD, i.e. north along Map the coast including Sidwell, North End, towards Motherwell and Coega IDZ, west along the Cape Road / N2 corridor towards Lorraine, Westering and 15
:
Greenbushes and north-west along the Port Elizabeth / Uitenhage development Nodes corridor including iBhayi / KwaZakhele, Despatch, Uitenhage and KwaNobuhle.
The Summerstrand precinct comprises of a well-established residential suburb with various housing typologies ranging from high density beachfront apartments to large single residential properties. Key non-residential activity includes limited retail, beachfront with open space activity, recreation and a strong tertiary education component (NMMU North, South and Second Avenue Campuses). The character of the area is clearly defined within various mixed use zones and single land use character areas.
4.2 Nodes and Corridors
Nodes and corridors are strong support elements to urban form and urban functioning and the nodes and corridors within the study area are clearly defined and contained within specific geographical parameters and areas.
The following nodes strengthen and support the urban structure within the study area :
The Boardwalk Node Although generally west of the study area boundary, i.e. Second Avenue, the Boardwalk Casino and entertainment area, SANDF land, Hobie Beach parking area, Beach Hotel and higher density residential development in this area constitutes a major node in the greater Summerstrand / Humewood precincts. Current proposals to expand the commercial component of the Boardwalk node and area west of Boardwalk, north of Second Avenue will significantly increase the importance of this area within the greater Nelson Mandela Bay Metro.
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) Summerstrand Village Node 2 ) 2 Strong commercial component with surrounding medium and high FSI Node Erf No. Height Zoning (Storeys)
density residential development, especially between Scarborough and Area (m Coverage / DOT Ranking Potential (m Seventh Avenue, west of Marine Drive. Development
Erven Regional 3456 & 177 105 Special Purpose 6 35% 371 920 Shopping Summerstrand Hotel and Petrol Filling Station Node The Node 3458 Centre Although fulfilling a smaller commercial function, further expansion and Boardwalk Community strengthening of this node on adjacent vacant land are definite growth Special Purpose : 30% / Erf 4022 18 341 2 6 970 Shopping Shopping Centre 0.38 options. Centre Neighbourhood 50% / Erf 1909 2 307 Business 1 3 068 Shopping 1.33 Centre Mercado Centre Node Neighbourhood Village Node Summerstrand 50% / Erf 153 1 749 Business 1 2 326 Shopping 1.33 On the corner of Strandfontein and Admiralty Way, providing local retail Centre
function within the Summerstrand precinct.
Neighbourhood Special Purpose : Erf 1863 3 563 1 0.75 2 672 Shopping Second Avenue Petrol Filling Station Node Filling Station Centre Hotel and Petrol Filling Station Node Situated on the corner of Strandfontein and Second Avenue with small Summerstrand commercial component.
Potential for expansion to support Integrated Residential Development Community Node (IRD) sites to the west. Erf 2852 4 981 Business 1 2 100% 9 962 Shopping
Second Centre Petrol Filling Avenue and Nodal Development Potential Station
Estimated development and growth potential based on existing Community 100% Erf 1527 8 901 Business 1 2 5 341 Shopping development rights at 100% take-up. / 0.6 Node
Centre Centre The estimated development potential of the nodes in the study area Mercado present a theoretical footprint of approximately 400 000m2 of retail / Table 6 : Nodal Development Potential mixed use space.
Corridors Key accessibility corridors are Marine Drive, Admiralty Way, University Way, Strandfontein Road, Second Avenue and Gomery Avenue. Second Avenue identified as an activity corridor with expansion of Marine Drive to Strandfontein and further west, supporting medium and high density residential development and commercial intensification.
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4.3 Land Use and Functional Elements 1 343 single residential houses at an average density of 8.3 units / ha. 702 high density apartments in 24 complexes and 836 town house units in 39 The table outlines the broad land use categories, i.e. residential, commercial complexes. The high density residential units have an average density of 89.5 and tourism, community facilities, open space and recreational. units / ha and the town house developments 17.3 units / ha. A total of 2 378 dwelling units accommodate approximately 14 237 people Number Area Percentage Number Density Land Use within the precinct. of Sites (Ha) (%) of Units (Units / Ha) A large number of guest houses, bed and breakfast facilities and boarding RESIDENTIAL Single Residential 1 343 161.9 7.7 1 343 8.3 houses scattered throughout the study area. High Density (Apartments) 24 7.8 0.4 702 89.5 Commercial, office and employment opportunities limited to small business Town House Complex 39 48.4 2.3 836 17.3 nodes, community facilities and community services generally poorly Retirement Village 5 17.8 0.9 497 27.8 represented with 1 high school, 1 primary school and special needs school Total 1 411 236.0 11.3 3 378 14.3 TOURIST & COMMERCIAL serving the study area. Hotel 4 12.0 0.6 Municipal services (community facilities, municipal offices, safety and Guest Houses / B&B / Boarding 85 11.9 0.6 security, etc.) are generally poorly provided and not within the sustainable Houses community unit guidelines and travelling distances. Business / Commercial / Retail 5 3.2 0.2 Offices 4 0.5 0.0 Approximately 60% of the study area comprises of open space and/or Petrol Filling Station 1 0.4 0.0 recreational areas, including large sections that represent the Grysbok and
Total 99 27.9 1.3 Cape Recife Nature Reserves.
COMMUNITY FACILITIES Public open spaces are evenly distributed through the study area and Church 6 3.2 0.2 School 4 23.9 1.1 comprise of approximately 3.2 % or 67 ha. Crèche 1 0.3 0.0 NMMU / Academic 7 179.4 8.6 Municipal Services 11 0.5 0.0
Institution 3 4.6 0.2 Total 32 211.9 10.1 OPEN SPACE & RECREATIONAL Private Open Space 19 2.2 0.1 Public Open Space 36 67.4 3.2 Sports Facilities & Clubs 5 158.4 7.6 Nature Reserve 7 1 003.7 48.0 Beachfront Facilities 2 0.5 0.0 Vacant 265 382.9 18.3 Total 334 1 615.1 77.2
TOTAL 1 876 2 090.9 100.0
TOTAL POPULATION (Census 2011) 14 237 Table 7 : Land Use Audit
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Map 16 : Land Use Summerstrand Local Spatial Development Framework 36 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Map 17 : Land Use
Summerstrand Local Spatial Development Framework 37 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
4.3.1 Residential
Number Area Percentage Number Density Land Use of Sites (Ha) (%) of Units (Units / Ha) RESIDENTIAL Single Residential 1 343 161.9 7.7 1 343 8.3 High Density (Apartments) 24 7.8 0.4 702 89.5 Town House Complex 39 48.4 2.3 836 17.3 Retirement Village 5 17.8 0.9 497 27.8
Total 1 411 236.0 11.3 3 378 14.3 Map Table 8 : Residential Land Use 18
:Residential Land Use
Single Residential Approximately 1 343 single residential properties. Single residential density from 5 units / ha, north of Admiralty Way, east of Strandfontein Road to 20 units / ha, south of Admiralty Way and Sharwood Road. Conversions and additions to single residential property for guest house, bed and breakfast, home occupation and student accommodation purposes. Single residential character in large areas of the precinct well maintained and presentative of medium to high income suburban character.
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High Density Residential Residential Densities Approximately 702 Based on on-site land use surveys and verification, the study area residential units or comprises of approximately 3 378 residential units of various densities apartments situated in and location within the study area. 24 complexes. Density zones are defined through development along Marine Drive High density densities in (high density up to average 200 units / ha), single residential excess of 50 units / ha development within the Brighton Drive / Admiralty Way / generally situated west Strandfontein precincts (3-10 units / ha), Second Avenue corridor of Marine Drive and and south of Admiralty Way and Sharwood Road (up to 20 units / east of Brighton Drive. ha). Approved densities within this precinct up to 280 units / ha. A number of town house developments have densities in excess of High density residential precinct accessible and within walking 20 units / ha, with specific reference to retirement units and distance of public transport and large beachfront open space development south of Gomery Avenue. developed areas. High density developments along Marine Drive include Cape Marina, Summerseas and Retief Plein. Town houses and Multiple Unit Complexes Higher densities generally result in tall buildings and construction of 39 complexes or buildings generally taller than surrounding property. security estates The character of the Marine Drive area is ever-changing with comprising 836 demand for higher densities and ultimately taller buildings. residential units at an Recent land use applications up to 200 units / ha indicates future average density of 17.3 residential character change of the area. units / ha. The average population / site analysis is done on Census 2011 small These areas are place boundaries and provide a perspective on population density generally south of / site of unit. Admiralty Way, Lower densities (< 2.8 persons / unit) along the Beachfront indicate Gomery Avenue and along Second Avenue precincts. the limited potential for additional dwelling units and rentable A number of retirement complexes within the medium density rooms. residential component accommodate approximately 497 units at a Higher population / site densities are noted on larger single density of 27.8 units / ha. residential sites indicating the potential for occupancy increases Retirement complexes include Walton Park, Kruger Gardens and through Tourism Accommodation facilities and possibly student Summer Dunes along Second Avenue Extension and Admiralty Way. accommodation.
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Map Map 19 20
:Residential Density : High :Residential Density
(unitsha) /
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Map Student Accommodation
21 Nelson Mandela Metropolitan University’s South Campus, North
: Campus and CSIR Buildings are situated within the Summerstrand Population Site / precinct. Residential character and demographic mix in the study area is significantly impacted by the University and students within the precinct. Student accommodation and facilities contribute significantly to the
economic base of the greater Summerstrand area with student accommodation playing a key role in large sections of the residential areas, the beachfront and especially the public transport and taxi industries. Approximately 27 000 full time students on all 7 campuses with a staff component of approximately 3 000. 22 700 students on Second Avenue, North and South Campuses. Based on direct interaction with the University, the following estimates reflect the status quo:
o Approximately 3 500 students are accommodated on-site and approximately 3 500 students are accommodated off campus within accredited accommodation facilities. o Accredited accommodation facilities are not only situated within the precinct but include areas of Humewood, Central and others. o It is estimated that in excess of 5 000 students is accommodated within the Summerstrand precinct within various types of accommodation, i.e. converted houses and town houses for solely student accommodation purposes (mini dorms), accommodation on single residential properties as a secondary use to primary occupants, second dwelling units or converted rooms and higher density residential apartments. o Significantly, it is estimated that the majority of students travel from within the Metro to the university campuses on a daily basis. This is evident through high volumes of private and public transport along Marine Drive into University Way.
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o Increased demand for higher density student accommodation Period of Ownership
development, especially within Marine Drive / Brighton Drive Years Area precinct. > 11 8 - 10 5 - 7 < 5 o Recent land use change applications and developments in Summerstrand 50 % 13 % 11 % 25 % Ninth Avenue and Scarborough Street. Lorraine 32 % 23 % 15 % 30 % Walmer 49 % 16 % 12 % 23 % Table 12 : Period of Ownership Property Value and Trends Property Value and Sales (2015/2016) The median sale price for the previous 12 months for freehold properties Total Value Median Housing Typologies Sales (R’000) (R’000) in the study area is approximately R 2 183 000 with estate and sectional Estate 35 48 580 1 388 title properties approximately R 1 300 000. Freehold 101 220 518 2 183 Freehold property value increased approximately 60% over the last 10 Sectional Scheme 227 379 693 1 215 years and sectional title developments approximately 27%. Table 9 : Property Value and Sales (2015/2016) In comparison, residential property values in Summerstrand is generally
higher than compared precincts in the city, i.e. Lorraine and Walmer.
High percentages of ownership longer than 11 years (50%) indicate a Property Value Trends relatively stable residential environment. Housing Typologies 2005 2010 2015 Sectional Scheme 850 1 295 1 082 Freehold 1 100 1 660 1 800 4.3.2 Tourist and Commercial Table 10 : Property Value Trends
Land Use Number of Sites Area (Ha) Percentage (%)
TOURIST & COMMERCIAL Property Value Comparison (2015/2016) Hotel 4 12.0 0.6 Housing Typologies Guest Houses / B&B / Boarding Houses 85 11.9 0.6 Area Sectional Average Estate Freehold Business / Commercial / Retail 5 3.2 0.2 Scheme Offices 4 0.5 0.0 Summerstrand 1 388 2 183 1 673 1 673 Petrol Filling Station 1 0.4 0.0 Lorraine 995 1 032 686 814 Total 99 27.9 1.3 Walmer 2 573 2 021 834 1 574 Table 13 : Tourist and Commercial Land Use Table 11 : Property Value Comparison (2015/2016)
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Hotel Map
Large scale hotel 22
facilities and : TouristCommercialand Land Use accommodation include the Radisson Blu, Marine Hotel and Summerstrand Hotel. Year-round occupancy is generally high and estimated at between 60% and 70%. Expansion of hotel accommodation along the beachfront, especially between Kings Beach and Second Avenue expanded rapidly since a number of redevelopment initiatives from 2005, adding approximately 300 rooms. Available hotel rooms in and around the study area are : o Boardwalk Hotel : 140 o Beach Hotel : 58 o Summerstrand Hotel : 127 o Marine Hotel : 114 o Radisson Blue Hotel : 173
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Casino and Entertainment Centre Guest houses and associated uses defining urban structure to some Technically, the Boardwalk Casino and extent in portions of the Summerstrand precinct. entertainment centre fall outside the These facilities vary in size up to 10 guest rooms per facility, based on study area, to the west of Second the Metro’s Guest House Policy. Avenue. The guest house industry in the greater Summerstrand have played However, this represents a primary node a significant role, i.e. tourist accommodation provision, job creation of activity that directly impacts on the and urban regeneration of the precinct. Summerstrand area, the Beachfront and the Metro as a whole. Business / Commercial / Retail Increased demand for strengthening of Business and retail are the retail component, future generally confined to redevelopment, possible redevelopment the Summerstrand of the SANDF land, expansion of retail and Village, Admiralty Way high density residential activity, south Petrol Filling Station and along Second Avenue and west onto the Summerstrand Hotel NMMU sportsfield will further strengthen the Second Avenue / node and Mercado Boardwalk / Marine Drive precinct. Centre on the corner of Linkages between this node and Hobie Beach / Pollock Beach areas Strandfontein and along the beachfront remain significant structuring elements. Admiralty Way. These are local service centres and it is anticipated that future Guest Houses / B&B’s expansion of the Boardwalk retail component will include Guest houses and Summerstrand as part of its service area. converted single Commercial nodes as indicated are well weighted along the Maine residential houses, Drive corridor and supports future intensification within the Brighton mainly used for short Drive / Marine Drive precinct. term tourist Assessment of the Nodal Development Potential indicates the accommodation development footprint (100% take-up) of these nodes. purposes, situated throughout the study area, but mainly concentrated towards the Brighton Drive / Marine Drive precinct. Based on on-site survey and municipal records, approximately 87 guest houses within the study area. Increasing trend towards conversion of single residential houses for multi-use purposes include tourist accommodation, small scale conferencing and restaurant purposes.
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4.3.3 Community Facilities Map
Land Use Number of Sites Area (Ha) Percentage (%) 23
:
COMMUNITY FACILITIES CommunityFacilities Land Use Church 6 3.2 0.2 School 4 23.9 1.1 Crèche 1 0.3 0.0 NMMU / Academic 7 179.4 8.6 Municipal Services 11 0.5 0.0 Institution 3 4.6 0.2 Total 32 211.9 10.1 Table 14 : Community Facilities Land Use
Community Facilities Community facilities include a number of churches / religious centres, Pearson High School, Summerwood Primary School and Cape Recife School. Based on the sustainable community unit principles, municipal services and service centres generally do not meet the thresholds for accessibility. This relates to the high level of private transport and well served public transport and taxi industries. The community is generally regarded as very mobile with good level of accessibility to service centres throughout the Metro.
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NMMU and Academic 4.3.4 Open Space and Recreational Nelson Mandela Metropolitan Land Use Number of Sites Area (Ha) Percentage (%) University’s South OPEN SPACE & RECREATIONAL Campus, North Private Open Space 19 2.2 0.1 Public Open Space 36 67.4 3.2 Campus and CSIR Sports Facilities & Clubs 5 158.4 7.6 Buildings are situated Nature Reserve 7 1 003.7 48.0 within the Beachfront Facilities 2 0.5 0.0 Summerstrand Vacant 265 382.9 18.3 precinct. Total 334 1 615.1 77.2 This institution is a key Table 15 : Open Space and Recreational Land Use employment generator and significant tertiary Open Space institution. Large number of The university impacts public open space not only on a local or areas well represented metropolitan level, but and located nationally and throughout the internationally. precinct. The university has experienced significant student number increases Large open space over the last 20 years and expanded on-site facilities significantly. areas specifically These include, but are not limited to the Second Avenue Business along Gomery School, Engineering Building, expansions on Missionvale Campus, Avenue, Sharwood Road and Louis Botha Crescent. post-grad student accommodation on South Campus, etc. The well-developed beachfront corridor from Hobie Beach through NMMU comprises of 7 campuses, i.e. South Campus (old UPE), North Pollock Beach to the beacon. Campus (old PE Technikon), Missionvale Campus, Second Avenue Beachfront area well-maintained with developed access, parking, Campus, George Campus, Bird Street Campus and CSIR Buildings. landscaping and dune protection areas. These facilities include approximately 250 000 m2 of functional Front side of Marine Drive includes residential development of space of which approximately 200 000m2 is situated within the Summerseas and Something Good Restaurant / Summerstrand North, South, Second Avenue and CSIR Campuses (within the study Lifesaving parking area. area). Beachfront corridor fulfils multiple functions including events, i.e. Approximately 27 000 full time students on all 7 campuses with a staff Opening of the Season, Ironman, etc. component of approximately 3 000. 22 700 students on Second Avenue, North and South Campuses.
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Beachfront corridor supports higher density and intensification zone west of Marine Drive between the Boardwalk and Summerstrand Hotel nodes.
Public Open Space Distribution
Area Area (Ha) West of Brighton Drive 17.89 Between Brighton Drive & Marine Drive 3.97 Beachfront to SS Hotel (Above HWM) 13.66 Total 35.52 Table 16 : Public Open Space Distribution
Nature Reserves and Natural Areas Large portions of the study area surrounding the NMMU South Campus and south of NMMU comprise of nature areas and protected areas. These include the Grysbok Reserve and Cape Recife Nature Reserve and Cape Recife lighthouse areas. Coastal zone with recreational usage to a limited scale due to inaccessibility of large portions of the coastline south of beacon and west of Cape Recife.
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4.3.5 Precincts Map
The urban form is defined by a number of precincts that represent specific 24
:
land uses and land use character. Precincts
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Beachfront Precinct Map
Number Area Number Density Land Use 25 of Sites (Ha) of Units (Units / Ha)
High Density (Apartments) 1 1.1 80 72.7 :Beachfront Precinct Open Space (north of Summerstrand 1 13.7 Hotel) Open Space (south of Summerstrand 1 32.0 Hotel to Flat Rock) Restaurant 1 0.3 Clubhouse 1 0.2 Total 5 47.3 80
Table 17 : Beachfront Precinct Land Use
The area between Hobie Beach / Second Avenue, north of Marine Drive to The Beacon. Large public accessible space with a key function as part of the Metro’s tourist resources, events area, recreation and beachfront. Includes Bird Rock, Pollock Beach, The Beacon and Flat Rock. Recreational infrastructure and well-developed open space with limited development north and east of Marine Drive, i.e. Something Good Restaurant, Summerstrand Lifesaving Club and Summerseas Medium Density Residential Development, parking areas, walkways and dune ridges.
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Marine Drive / Brighton Drive Precinct Map
Number Area Number Density
Land Use 26 of Sites (Ha) of Units (Units / Ha)
:
Single Residential 158 18.7 157 8.4 MarineDrive Brighton / PrecinctDrive Townhouse Complex 1 0.3 7 23.3 High Density (Apartments) 23 6.7 622 92.2 Retirement Village 2 5.4 215 40.0 Hotel 3 4.0 414 102.2 Guest Houses / B&B / Boarding 46 5.9 Houses Business / Commercial / Retail 4 2.3 Offices 4 0.5 Petrol Filling Station 1 0.4 Church 3 1.1 Municipal Services 3 0.1 Public Open Space 9 4.0
Vacant 3 2.8 Total 260 52.2 1415 Table 18 : Marine Drive / Brighton Drive Precinct Land Use
Area east of Second Avenue, south of Marine Drive, north of Brighton Drive, including the Summerstrand Hotel, Walton Park and the petrol filling station south of Admiralty Way. The Marine / Brighton Drive precinct is characterised by various mixed use activity, including the Summerstrand Village commercial node, various high density residential apartments, Radisson Hotel, Marine Hotel, various guest houses, limited office development and high end single residential uses. This corridor has been identified for land use intensification and densification through the Summerstrand Structure Plan and is characterised by high demand for higher density residential development, including student accommodation and apartments. Accessibility to public transport, active and well-developed open space further enhances the potential for development intensification and part to the existing changing character. Access and linkage between Brighton Drive and Marine Drive restricted to historically narrow streets, i.e. Ninth Avenue, Sixth Avenue, etc.
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Second Avenue Precinct Map
Number Area Number Density
Land Use 27 of Sites (Ha) of Units (Units / Ha)
:
Single Residential 14 1.7 14 8.0 Second AvenuePrecinct Town House Complex 7 8.6 122 14.1 Guest Houses / B&B / Boarding 5 0.7 Houses School 1 3.8 NMMU / Academic 1 13.7 Public Open Space 1 0.0 Total 29 28.5 136 Table 19 : Second Avenue Precinct Land Use
South and north of Second Avenue between Marine Drive, Strandfontein and proposed Second Avenue Extension west of Strandfontein Road. Mixed use activity and medium density residential development with the Boardwalk and Marine Drive / Hobie Beach node, a strong catalyst for future development and development intensification. The Second Avenue / Boardwalk corridor and node has potential for future higher density development north of Second Avenue, including SANDF land and further expansion and volume increase within the Boardwalk Casino precinct. Mixed use activity further strengthened by the Summerwood Primary School, NMMU South Campus, including Business School. West of NMMU South Campus, existing medium density residential development north and south of Second Avenue with proposed intensification along the Second Avenue Extension, north and south of Summer Dunes Retirement Village.
Summerstrand Local Spatial Development Framework 51 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Erasmus Drive Precinct Map
Number Area Number Density 28 Land Use of Sites (Ha) of Units (Units / Ha)
:
Single Residential 727 99.9 727 7.3 ErasmusDrive Precinct Town House Complex 12 13.9 182 13.1 Retirement Village 2 4.6 147 31.7 Guest Houses / B&B / Boarding 26 4.4 Houses Business / Commercial / Retail 1 0.9 Church 3 2.1 School 2 11.3
Crèche 1 0.3 Municipal Services 6 0.4 Public Open Space 11 12.1 Club 1 0.6 Sportsgrounds 2 5.0 Vacant 6 4.7 Total 800 160.2 1056 Table 20 : Erasmus Drive Precinct Land Use
Area west of Brighton Drive, north of Admiralty Way and north of Sharwood Road, south of the NMMU South Campus. This precinct is characterised by predominantly single residential properties with a relatively low density of below 10 units / ha. Various guest houses, bed and breakfast facilities, social clubs, Pearson High School, open space areas, within a well-structured single residential environment.
Summerstrand Local Spatial Development Framework 52 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Gomery Avenue Precinct Map
Number Area Number Density
Land Use 29 of Sites (Ha) of Units (Units / Ha)
:
Single Residential 543 46.7 543 11.6 Gomery Avenue Precinct Town House Complex 26 34.1 647 19.0 Retirement Village 1 7.8 135 17.2 Guest Houses / B&B / Boarding 8 0.9 Houses Municipal Services 2 0.0 Institution 1 0.6 Public Open Space 11 5.7 Vacant 250 26.6
Total 842 122.4 1325 Table 21 : Gomery Avenue Precinct Land Use
South of Admiralty Way and Sharwood Road, west of Cape Recife. Characterised by medium density, single residential and cluster housing developments with densities up to 50 units / ha. Close proximity to existing NMMU Campuses with large demand for student accommodation. Many residences and town houses in the area exclusively occupied by students.
Summerstrand Local Spatial Development Framework 53 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Conservation Precinct Map
Number Area
Land Use 30 of Sites (Ha)
:
Hotel / Resort 1 7.9 Conservation Precinct Institution 1 1.5 Club 2 152.9 Nature Reserve 7 1017.9 Vacant 3 338.8 Total 14 1519.0 Table 22 : Conservation Precinct Land Use
Area south of NMMU South Campus, including the Grysbok and Cape Recife Nature Reserves, SAMREC Facility, shooting range, coastal area, Pine Lodge Resort and coastal stretch south of the beacon. Protected areas part of the Metro’s Bioregional Plan and are mostly proclaimed protected areas. Coastal management and coastal resource utilisation are priorities for future spatial planning and implementation.
Summerstrand Local Spatial Development Framework 54 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Tertiary Education Precinct Map
Number Area Land Use 31 of Sites (Ha)
:
School 1 8.6 TertiaryEducation Precinct NMMU / Academic 6 165.7 Institution 1 2.5 Nature Reserve 5 43.5 Vacant 3 10.0 Total 16 230.3 Table 23 : Tertiary Education Precinct Land Use
NMMU North and South Campus, Residences, old CSIR building and Cape Recife School. The NMMU is a key land owner and employment generator in the greater Nelson Mandela Bay Metro. Extensive facilities for approximately 20 000 students. Limited on-site accommodation facilities require approximately 16 000 students to live off campus. The academic precinct is a major employment generator and associated impact on services and current infrastructure.
Summerstrand Local Spatial Development Framework 55 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
4.3.6 Sustainable Community Units (SCU) Thresholds
The distribution and provision of land uses and social facilities are indicated on the following diagrams and these relate to the SCU thresholds as per the Sustainable Community Planning Guide.
The SCU guidelines and human settlement planning and design guidelines should be used as a point of departure to ensure future provision of non- residential land uses and services. The land use assessment done for the purposes of the SS LSDF is based on the provision of actual services and not zoned and vacant sites.
The analysis and diagrams do not specifically quantify shortfalls, but graphically indicate areas where services are under supplied. Provision of social services and the need for specific facilities should be based on community needs and prioritisation. Detailed precinct planning should analyse these factors in more detail.
Map 32 : Education Land Use SCU Threshold Pre-Primary 300 - 500 m Primary School 600 - 800 m Secondary School 1 200 m Mobile Clinic 500 m Clinic 1 200 m Community Hospital 2 000 m Social Services 1 000 - 2 000 m Local Hall 1 000 - 1 500 m Multi-Functional Centre 1 500 - 2 000 m Fire Station 1 500 m Police Station 1 500 m Neighbourhood Commercial Centre 500 m Local Commercial Centre 1 200 m Community Commercial Centre 2 000 m Neighbourhood Playground 500 m Parks / Public Gardens 500 m Large Parks / Public Gardens 2 000 m Table 24 : SCU Thresholds Map 33 : Emergency Services Summerstrand Local Spatial Development Framework 56 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Map 35 : Land Development Applications (2007-2016) Map 34 : Health Facilities
4.3.7 Land Development Trends and Applications
The following information reflects land use change applications and provides an overview of land development demand and trends in the Summerstrand precinct.
Application Type Number Business 3 Guest House 21 High and Medium Density Residential 10 Student Accommodation 15 Table 25 : Land Development Applications (2007-2016)
Summerstrand Local Spatial Development Framework 57 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
4.4 Ownership Map
36
Owner Type Area (Ha) :Land NMBM 725.30 NMMU 801.26 Ownership State 87.08 Summerstrand LSDF Study Area 2293.95 Table 26 : Land Ownership
Summerstrand Local Spatial Development Framework 58 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
4.5 Zoning and Land Use Management Map
The Land Use Management System applicable to the Nelson Mandela Bay 37
: Municipality, including the study area, is based on 2 components, i.e. Spatial Zonings Development Frameworks and Zoning Scheme Regulations. These 2
components are closely integrated and should function as a unit to manage and implement developmental and proactive land use management.
The Spatial Development Framework provides a guidelines and vision for future development and further provides a framework for implementation and various growth scenarios within the urban area. Generally, the Spatial Development Framework should reflect the Municipality’s vision and Integrated Development Plan priorities.
On the other hand, the Zoning Scheme Regulations are statutory mechanisms whereby the permitted land use rights are managed and regulated. The land use management schemes, through its parent legislation, includes processes for Rezoning, Subdivision and Consent Use.
The Port Elizabeth Zoning Scheme, promulgated in terms of Section 7 of the Land Use Planning Ordinance is applicable for statutory land use management within the Summerstrand LSDF area. With the enactment of the Spatial Planning and Land Use Management Act (SPLUMA), it is anticipated that land use mechanisms and procedures will change. This might further include the proclamation of new Integrated Zoning Scheme Regulations for the greater Port Elizabeth area, including Summerstrand.
The map indicates the zonings for the study area.
Summerstrand Local Spatial Development Framework 59 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
5.0 Socio Economic Profile The study area, with a population of 14 237 and 5 115 households, represents approximately 1.24% of the NMBM’s population, therefore a very small The socio-economic profile is aimed at understanding the social dynamics of the percentage of the demographics of the area. study area. Socio-economic factors describe the population and workforce of Average household size of 2.78 is lower than the Metro household size of 3.6. Summerstrand and provides an indication of the economic potential and current The population for Summerstrand grew by 4.8% between 2001 and 2011. performance. The number of households in Summerstrand increased by 5.4% for the same period. The socio-economic profile is based on 2001 and 2011 Census data and will consider Occupancy of 4.22 persons per residential unit is relatively high, with specific the following indicators : reference to the household size of 2.78. Student occupancy is included in the Census Survey and forms part of the Demographic and Age Profile statistics above. Education Although the Census data does not specifically identify student occupancy Employment ratios, it is noted that the high occupancy (4.8 people per residential unit) Occupation includes student accommodation and possible guest house facilities. Income A relatively old population with 77% between the ages of 18-65 years and
only 9% under the age of 15 years. 5.1 Demographic and Age Profile The focus is the size of the working age population (15-64) in relation to total
population. The size of the workforce is an important indicator for the supply The demographic profile seeks to outline the size and structure of the of labour in an area. The age profile also provides an indication of the Summerstrand population. The demographics of a study area affects its number of dependents (those too young or too old to work – under 15 and resource allocation and gives an indication of the standard of living. The table older than 65 years). below provides the demographics for Summerstrand relative to Nelson Summerstrand has a large working age population (77.4%) relative to the Mandela Bay Metro (NMBM). Metro (68.5%) and a higher proportion of residents older than 65 years
(13.1%) relative to only 6% for the Metro. Nelson Mandela Bay Growth Rate Study Area Metro (2001-2011) This can be attributed to the large proportion of students and retired Population Size 14 237 1 152 062 4.8 % individuals living in Summerstrand. Number of Households 5 115 324 263 5.4 % People per Household 2.78 3.6 Occupancy 4.22 --- (People per Residential Unit) 9 % under the age of 15 years old 26 % under the age of 15 years old Age Profile 77 % is of working age 18-65 Years 69 % is of working age 18-65 Years 13 % older than 65 Years 6 % older than 65 Years Table 27 : Demographic Profile (Source : Census 2011)
Summerstrand Local Spatial Development Framework 60 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Summerstrand has a significantly higher proportion of residents that have an education higher than matric (35.9%) compared to NMBM (12.1%). A very small percentage of Summerstrand residents has no schooling (0.3%) relative to NMBM (3.0%). The proportion of residents with educational levels higher than matric excludes those currently studying at a tertiary institution. The proportion of adult residents currently in an institution or in transit with a matric or higher in Summerstrand is 28.7%.
5.3 Employment
Unemployment is one of the key development issues in South Africa. The table below shows the number of residents employed, unemployed and provides the unemployment rate for Summerstrand and NMBM.
Number of Number of Unemployment Growth Rate of
Employed Unemployed Rate Unemployment Summerstrand 4 238 280 2.3% -1.8% NMBM 292 789 166 513 21.1% -1.6% Table 29 : Employment Map 38 : Population per Small Place Area
The unemployment rate in Summerstrand is significant lower than that of the 5.2 Education Metro. This can be partially attributed to the large proportion of not
economically active population in Summerstrand. Education is often used as a proxy for the skills level in a particular area. The not economically active population includes students and the retired. Education is also an important development indicator given the correlation The not economically active population in Summerstrand was 62.8% in 2011 between high level of education and high levels of household income. The and 36.5% for NMBM. table below shows the educational attainment levels for the adult population The unemployment rate decreased by 1.8% in Summerstrand between 2001 (older than 20 years) of Summerstrand and Nelson Mandela Bay Metro. and 2011 and by 1.6% for the Metro.
No Some Completed Some Matric Higher Schooling Primary Primary Secondary Summerstrand 0.3 % 0.7 % 0.5 % 6.7 % 26.2 % 35.9 % NMBM 3.0 % 8.9 % 4.4 % 39.8 % 29.8 % 12.1 % Table 28 : Education Attainment Levels
Summerstrand Local Spatial Development Framework 61 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
5.4 Occupation Household tenure refers to the type of ownership. The table shows that more households in Summerstrand are rented (48.4%) than any other type of The following table provides the proportion of workers by the sector they work tenure. in. Generally, those that work in the formal sector earn more than those in the Almost half (47.2%) of NMBM households are owned and fully paid off, informal sector. The table below shows the proportion in the formal, informal compared to only 26.7% of households in Summerstrand. and private households. 5.7 Living Standards Measure (LSM) Formal Sector Informal Sector Private Households Summerstrand 84.2% 5.6% 8.3% The SAARF LSM (Living Standards Measure) has become the most widely used NMBM 78.0% 9.1% 10.4% marketing research tool in Southern Africa. It divides the population into 10 LSM Table 30 : Occupation groups, 10 (highest) to 1 (lowest).
The SAARF LSM is a unique means of segmenting the South African market. It The majority of workers work in formal sector both in Summerstrand (84.2%) cuts across race and other outmoded techniques of categorising people and NMBM (78.0%). according to their living standards using criteria such as degree of urbanisation The Metro does however have a larger proportion of workers working in and ownership of cars and major appliances. private households (10.4%) relative to Summerstrand (8.3%).
The LSM for the Summerstrand precinct is 10 High, which is the highest 5.5 Household Income obtainable group rating.
Household income in this instance is used as proxy to determine the standard 6.0 Tourism Profile of living or poverty measure for a particular area.
The average monthly household income for Summerstrand households was As the Eastern Cape’s largest city, Port Elizabeth is one of the most popular tourism R25 795 in 2011 and R8 951 for NMBM. destinations in the Eastern Cape. It historic city is known for its 40 kilometres of 29% of households earn above R 300 000 per annum, which is significantly higher than the Metro average of 8%. beaches, warm water and near-perfect weather. It is surrounded by internationally acclaimed game reserves and has one of only two airports in the Province. The 5.6 Household Tenure following table highlights some of the tourism events specific to Summerstrand.
The following table shows the household tenure status for Summerstrand and Nelson Mandela Bay Metro.
Owned & Fully Owned But Not Occupied Rented Paid Off Yet Paid Off Rent-free Summerstrand 26.7% 19.4% 48.4% 3.2% NMBM 47.2% 14.2% 19.3% 15.8% Table 31 : Household Tenure
Summerstrand Local Spatial Development Framework 62 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Event Description Date The Nelson Mandela Bay Tourism Annual Review (2013) indicated that NMBM Herald Cycle The Herald Cycle Tour is a Road and Mountain Bike race. The February Domestic Tourism Direct Spend amounted for about 80.7% (R3.84 billion) and foreign Tour road race component starts at Hobie Beach while the Mountain Bike race takes place in Addo. direct spend R 920 081 556, 19.3%, of the overall direct spend (R4.76 billion) into the Splash Festival The Nelson Mandela Bay Splash Festival, hosted at Hobie Easter Weekend Nelson Mandela Bay’s economy creating a total of 37 395 jobs. beach, is an annual event, which offers a wide range of activities; Sports, entertainment, music, dance and more. Ironman South Ironman South Africa is one of the biggest tourism events in Port April Beds Available 15 635 Africa Elizabeth. The massive championship triathlon event draws Bed Nights Sold 2 939 310 more 80 000 spectators every year. The race starts with a one- lap, 3.8km swim course beginning on Hobie Beach. The course Average Occupancy 52% then goes past Humewood Beach all the way to Kings Beach Income Generated R 866 m before turning and heading back towards Hobie Beach. Foreign / Domestic Split 19.8% / 80.2 % Spar Ladies The Spar Ladies Challenge is a 5/10 kilometre run starting at May Challenge Kings Beach. Table 33 : NMB Accommodation Statistics Bridal Fair The Herald BRIDAL FAIR is a three day exhibition at the May Boardwalk Convention Centre. More than 120 exhibitors showcase. There is also a bridal fashion show. Homemakers The Homemakers Expo is a décor and home lifestyle exhibition July Although the above tourism statistics relate to the greater Metro, it is acknowledged Expo at the Boardwalk Exhibition Centre. It presents the latest trends that the Summerstrand and Beachfront area play a major role in hosting the relevant on the home front to create, decorate and renovate your home. tourism events, accommodating annual tourism influx and providing key beachfront Nelson Mandela August The NMB City Marathon is a 5km fun run, 10km run and 42km facilities and amenities. The role of the Summerstrand or Southern Beach areas within Bay City marathon through the Metro. Marathon the greater tourism industry are therefore a significant contributor to the economy of NMB Pride NMB Pride is the city's biggest LGBT event. The event is hosted November the Metro. on the Boardwalk Festival Lawns and includes stalls and entertainment. Opening of the The Opening of the Season in Port Elizabeth is an annual December 7.0 Infrastructure Season highlight and officially opens the summer season activities in Port Elizabeth at Hobie Beach. Opening of the Season will feature the traditional fireworks display and live music 7.1 Engineering Infrastructure performances. Table 32 : Summerstrand Tourism Events 7.1.1 Bulk Water Network
The majority of these events take place in or around the Boardwalk, on the outer limit The NMBM is, in terms of the Water Services Act (Act No 108 of 1997), both of Summerstrand. The size and popularity of these events draw a significant number the Water Services Authority (WSA) as well as the Water Services Provider of spectators and participants to the larger beachfront area, including (WSP) for its area of jurisdiction. Information pertaining to the bulk water Summerstrand. Ironman South Africa estimated that more than 80 000 spectators infrastructure for the area encompassing the Summerstrand LSDF is attend and support the event on an annual basis. The large crowds and day visitors extracted from the Water Services Masterplan (Water Master Plan Review - coming to the events result in an increase in daily spend for the tourism and 2011-2035). hospitality industry in the area. These tourism events therefore stimulate the local economy at these key periods during the year.
Summerstrand Local Spatial Development Framework 63 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
The primary water network supplying Summerstrand is indicated on the 7.1.2 Bulk Sewer Network image below and can briefly be described as follows: In addition to the provision of water, the provision of sanitation services is a key focus area of the Municipality. To this end, the Municipality has a Sanitation Master Plan in place, based on its Water Services Development Plan, which serves as a guide to meet its long-term needs, in line with the development of sustainable human settlements and economic development requirements.
The latest Sewerage Master Plan prepared for the Lower Baakens Urban Sewer Drainage System, in 2008 is used as the basis of the information below pertaining to the Summerstrand LSDF.
Map 39 : Primary Water Network Supplying Summerstrand
The area encompassing the Summerstrand LSDF is served predominantly by the Driftsands Reservoir, which has a capacity of 24Ml, a present demand of 5,6 Ml/day and a Full Demand of 7,6 Ml/day. It is therefore unlikely that any system upgrade will be required to the Driftsands Reservoir Zone in the near future to service the area encompassing the Summerstrand LSDF.
Map 40 : Sewage Flow
Summerstrand Local Spatial Development Framework 64 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Sewage flow from the lower Baakens reticulation system gravitates and is pumped via the bulk sewer reticulation encompassing the Summerstrand Issues and Shortfalls LSDF to the Cape Recife Wastewater Treatment Works (WWTW), as indicated Known issues from a sewer reticulation perspective are as follows: in the image above. As of the date of the study, approximately 347 l/s (Peak • From the study conducted by SSI, there are smaller diameter Dry Weather Flow) or 99 l/s (Average Daily Flow = 8,57 Ml/day) is treated at (reticulation) pipelines that will most likely require augmentation should the Cape Recife WWTW. there be densification within the Summerstrand LSDF • From the study conducted by SSI, there are sewer pumpstations that will The study showed a good correlation between the predicted flows, based most likely require upgrading should there be densification within the Summerstrand LSDF on the following flow parameters and the actual measured flow at the Cape • Depending on the extent and location of future development, it is likely Recife Wastewater Treatment Works that there will be a need for further sewer pump stations to be installed, which will require municipal Operation and Maintenance. The analysis included augmentation requirements of the existing system, as well as an analysis of future drainage. The following table gives the effect of future developments up to the year 2020 within the Lower Baakens 7.1.3 Bulk Stormwater Catchment area on sewer flows at the Cape Recife WWTW. Lack of proper control of overland stormwater is a common problem which, Scenario Q (PWWF) I/s Q (ADF) MI/d if unaddressed, leads to flooding of roadways and properties in developed Existing excluding sewered but undeveloped 347 8.57 areas. It is also a common rule that rerouting of stormwater should be Existing including sewered but undeveloped 412 10.17 avoided wherever possible, as stormwater tends to follow the natural path Existing plus additional up to 2010 499 12.32 of least resistance. Existing plus additional 2010 to 2015 511 12.62 Existing plus additional 2015 to 2020 527 13.01 Designing an effective stormwater control mechanism is essential to ensure Table 34 : Future Developments on Sewer Flows minimum maintenance whilst being certain that property and life will be
under no threat in heavy rainfall storms. It is important to determine the risks
and design the system accordingly. It is proposed that control of both the It should be noted that the sewage flow figures are higher than the water minor (1:2 year) and major (1:100 year) storms in an overland/piped system demand figures, as the Lower Baakens Catchment area encompasses a which uses both the road reserve, stormwater pipes and detention ponds as larger area than the area supplied from the Driftsands water supply area. the stormwater conduit for the 1:2 year storm and the 1:100 year storm.
The maximum flow that can be measured at Cape Recife WWTW is 30 Ml/d The best method of control is a holistic approach to reduce the peak flow and that this value has been exceeded in the past. As there is a by- pass to through a system of attenuation (detention) ponds along the natural sea and because of the measurement constraint, the actual maximum wet watercourses, together with a guideline to any future development within weather flow to the works is not known. The capacity of the WWTW will be the catchment, so as to reduce the runoff effects from these developments. investigated further once the planned development types and extents Locally, the municipality enforces developers to construct on-site detention within the Summerstrand LSDF are known. ponds with restricted outlets to solve this problem.
Summerstrand Local Spatial Development Framework 65 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
A Stormwater Masterplan (2014), which includes an analysis of the 7.1.4 Other Services stormwater subcatchments within the Summerstrand LSDF, as depicted on the following plan. Refuse Collection
Solid waste management services are to be provided by the NMBM, in accordance with the national Domestic Waste Collection Standards. This will include regular weekly removal of domestic refuse to the Arlington Landfill site. The standards used for the design of the road network should be adequate to accommodate refuse vehicles.
Post and Telecommunications This service falls outside of the scope of this report. It is however suggested that the matter be looked once the development framework of the area has been taken to a stage that the need and extent of these services can be quantified. It should be noted that the majority of the existing Summerstrand main roads have recently had fibre-optic ducts installed.
Street Lighting and Electrical Installation This service falls outside of the scope of this report. It has however been confirmed that the Summerstrand 132kV Substation, located north of Strandfontein Road has a firm capacity of 60 MVA and a current
Map 41 : Stormwater Subcatchments loading of 13,26 MVA. It has therefore a spare capacity of 46,74 MVA which will accommodate the electrical requirements of the Summerstrand LSDF. The area outside of the bounds of the existing study will need to be investigated once the proposed extents and nature of these developments are known. It is likely, as stated above, that attenuation of stormwater will be done in the form of detention or retention ponds suitably positioned to accommodate the increased runoff due to development.
Summerstrand Local Spatial Development Framework 66 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
7.2 Transportation On the approach to La Roche Drive (approximately 360m), the dual carriageway becomes a single carriageway road with three traffic 7.2.1 Existing Road Network lanes (one approaching and two exiting La Roche Drive).
The primary road network in and linking Summerstrand to the city is indicated Strandfontein Road is a major arterial road that serves as one of the two on the image below and can briefly be described as follows: main mobility links between the city and Summerstrand. Strandfontein Road consists of a single 5m traffic lane per direction with exclusive turn lanes on approaches to intersections.
Humewood Road is a major arterial road that links Summmerstrand to the city centre via Humewood. The road is effectively an extension of Beach Road consisting of two lanes per direction between Ocean Avenue and Driftsands Drive and three lanes between Driftsands Drive and Settler’s Freeway.
Marine Drive is a class two arterial road that provides a mobility link to Summerstrand from the west via Schoenmakerskop, particularly during university peaks. The road consists of a single traffic lane per direction.
La Roche Drive is a major arterial road that provides a link between Beach Road and Driftsands Drive to the city via Walmer to the south- west. The road consists of two 3traffic lanes and a parking lane per Map 42 : Primary Road Network direction separated by a kerbed median island.
Roads Linking Summerstrand to the City Internal Roads in Summerstrand Beach Road is a major arterial road that serves as one of the two main Strandfontein Road is a major arterial road that serves as one of the two mobility links between the city and Summerstrand. Beach Road consists main mobility links through Summerstrand to the NMMU Campus. In the of two traffic lanes and a parking lane per direction between Ocean Summerstrand area, Strandfontein Road consists of a single 5m traffic Avenue and La Roche Drive, three traffic lanes and a parking lane per lane per direction with exclusive turn lanes on the approaches to the direction between La Roche Drive and Lodge Road and two traffic Second Avenue intersections. lanes per direction from Lodge Road to First Avenue. Second Avenue is a surfaced distributor road that links Strandfontein Driftsands Drive is a major arterial road that links Summerstrand to the Road with Marine Drive, providing access to residential properties, city via Strandfontein Road south of La Roche Drive. Between Summerwood Primary School, the NMMU Campus and the Boardwalk Humewood Road and La Roche Drive the road consists of a dual Casino and Entertainment Centre. carriageway with two traffic lanes and a parking lane/shoulder per direction separated by a 5m wide median island.
Summerstrand Local Spatial Development Framework 67 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Marine Drive is a class two arterial road that provides access to the This route will link into Victoria Drive just west of Gqebera and provide an suburb via Beach Road. The road consists of a single traffic lane per alternative route between Summerstrand and the South-western suburbs. direction with turning lanes on the approaches to Second and Eighth Avenues. 7.2.3 Public Transport Operations
Admiralty Way is a collector/distributor road (class 3) that links Marine Current Operations Drive with Strandfontein Road providing access to residential areas and Scheduled bus and informal minibus-taxi services currently operate the NMMU Campus via University Way. along Beach Road, Marine Drive, Second Avenue, Fifth Avenue,
Erasmus Drive and Strandfontein Road between Summerstrand and the Erasmus Drive is a residential collector / distributor road (class 4) that rest of the city providing a service for domestic workers, students and serves the surrounding residential area. The road is kerbed and consists residents. The primary public transport route is along Beach Road, of one 3.7m traffic lane per direction. Marine Drive and Admiralty Way, with minor routes along Strandfontein
Road, Second Avenue, Erasmus Drive, Brighton Drive. All the schools in Brighton Drive is a residential street (class 5) that serves the surrounding Summerstrand, the NMMU Campuses and the shopping nodes are residential area. The road is kerbed, 9m wide and consists of a single served by both and minibus-taxi services. An informal minibus-taxi rank traffic lane per direction. is located at the University Way/Gomery Avenue intersection in
addition to a formal facility on the South Campus. 7.2.2 Long Term Road Network
In addition to these services, the NMMU operates a free scheduled The NMBM Transport Demand Model, indicates that no additions to the shuttle service for students between the Summerstrand (South, North major road network are required to accommodate known future and Second Avenue) and Missionvale Campuses as well as to some development in the Summerstrand area by 2031. Any road network student residences off campus. A further “hopper” service operates improvements necessary would be related to the provision of additional between the North/South Campus, and NMMU Second Avenue capacity on existing roads - for example, Beach Road, Strandfontein Road Campus via various destinations en-route (e.g. Admiralty Way Spar and and Second Avenue. Summerstrand Village).
Capacity analyses of key intersections in Summerstrand as part of various Future Operations traffic impact assessments conducted by the author indicate that at present, intersection rather than link capacity is contributing to congestion Future public transport operations in Humewood and Summerstrand will along Strandfontein Road. Upgrading of these intersections would provide consist of services on Main routes and Area routes. relief should further development occur in the short to medium term. It is noted however that such intersection capacity constraints would likely be The Main Route will operate between the CBD Terminus and the NMMU addressed as mitigating measures implemented by developers. South Campus via Humewood Road, Beach Road, Marine Drive, Admiralty Way and University Way. Area routes in the area will follow The only new road that may be required is the possible extension of Second Strandfontein Road then loop along Second Avenue, Erasmus Drive, Avenue into Driftsands to provide access to possible residential opportunities Fifth Avenue, Brighton Drive and Admiralty Way back to Strandfontein or the proposed Madiba Bay Development. Road as indicated on Figure 6 overleaf.
Summerstrand Local Spatial Development Framework 68 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
The main routes will be operated by low-level standard SOLO buses Existing Network while 35 seater midibuses will operate on the area routes. The figure overleaf indicates operation of the existing road network in 2016 in terms of Level of Service, which ranges from LOS a (free flow) to 7.2.4 Non-motorised Transport F (Severe congested condition) as indicated in the following schedule.
Established pedestrian sidewalk facilities exist along most major roads in the study area as well as along the beachfront given that the area is geared towards the tourist industry.
Pedestrian signal phases have also been provided at the Second and Eighth Avenue intersections with Beach Road and at the Strandfontein Road / Second Avenue and Admiralty Way / University Way intersections. In addition midblock pedestrian signals are situated on Marine Drive at the Marine Hotel. Uncontrolled pedestrian crossings are also in place at various locations on Marine Drive.
A cycle-way is also in place along the sea side of Marine Drive. The network in the Summerstrand area generally operates at LOS A/B,
apart from Strandfontein Road and a section of Brighton Drive at LOS C 7.2.5 Transport Network Analysis and short sections of Beach Road and University Way at LOS E.
Analysis of the operation (capacity) of the existing transport network and a determination of the need for expansion of the network as a consequence of future development has been conducted by the NMBM through the Transport Model Update (xx) [for the entire Metropolitan area] and Transport Demand Modelling for Summerstrand (yy).
Both studies assessed the base year (2010) operation of the road network before considering various growth scenarios for future development planning horizons (2016, 2021 and 2031). The output from the Summerstrand Modelling Report is more relevant as it assesses the network in more detail than the Transport Model Update. The latter report however provides more information on the impact of the future implementation of the Integrated Public Transport System on future road network requirements.
Map 43 : Existing Network
Summerstrand Local Spatial Development Framework 69 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
Future Network Map The figure overleaf indicates the LOS of the existing road network in 2031 during the AM peak hour when considering a medium growth 44
: development scenario in terms of economic and population growth. Future Network :
Sections of Strandfontein Road (westbound), Second Avenue, Beach Road and University Way (southbound) operate at LOS E indicating that upgrades of these roads are necessary to accommodate medium
growth by 2031 MediumGrowth
Assessment of the AM peak hour High growth scenario in 2021, considering high population and economic growth as well as all known developments in the area being implemented, results in substantially
more sections of the existing network operating at worse than LOS D, which is the threshold accepted by the NMBM.
Map 45 : Future Network : High Growth
Summerstrand Local Spatial Development Framework 70 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016
It is clear that the upgrade of Strandfontein Road and Beach Road to two lanes per direction will be necessary for operation of the network Issues and Shortfalls at acceptable Levels of Service by 2021 at least. It is also noted that Known issues from a transport perspective are as follows: operation of the network during the PM peak hour would be different • Provision of minibus taxi ranking facility at the NMMU North/South to that indicated above, particularly in respect of Second Avenue, Campus given that retail development has more of an impact on the road • Parking availability during Special Events network during the PM peak hour. • Capacity of Strandfontein Road – particularly when NMMU academic year commences It is noted that the upgrading of Second Avenue to two lanes per • Capacity of known network bottlenecks during peak hours: direction and sections of Marine Drive is likely to be funded by the o La Roche Drive/Strandfontein Road proposed developments abutting Second Avenue. o Marine Drive / Second Avenue o Second Avenue / Strandfontein Road
IDP MTEF
The following provision for transport infrastructure has been provided on the 2015/16 to 2017/18 Capital Programme. Note however that these items are for Ward 1 in its entirety.
Project ID Project Description 2015/2016 2016/2017 2017/2018 WARD 1 19980220 Traffic Calming Measures 80 000 20060220 Provision of Sidewalks 300 000 300 000 300 000 Ward Councillor’s 200 000 Discretionary Fund WARD 2 19980220 Traffic Calming Measures 80 000 Table 35 : Provision for Transport Infrastructure
Summerstrand Local Spatial Development Framework 71 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 3 : Key Development Indicators / Issues (SWOT Analysis) 1.0 Policy and Legislative Informants
Chapter 3 : 3 Strengths / Opportunities Weaknesses / Threats Key Development Indicators / Issues (SWOT Analysis) Strong and well-defined legislative directives to Transitional arrangements with the align land use management in the NMBM. implementation of the Spatial Planning and
Approved Metro Spatial Development Land Use Management Act provide uncertainty Framework (2015), Bioregional Plan and Coastal in land use management procedures, Based on the status quo assessment and supporting public participation and Management Programs applicable to the study timeframes and processes. area. Content and operational issues relating to stakeholder involvement, opportunities and constraints relevant to the study area Draft Student Accommodation Policy, Guest SPLUMA By-laws have not been finalised. have been identified. This indicates a number of key development indicators and House Policy and Tall Building Policy. Outdated planning policy for the study area, i.e. Detailed priorities identified through the 2015 / Beachfront Structure and Strategy Plan (1985) issues to be addressed as part of the Spatial Development Framework. 2016 Ward Based Planning process for the study and Humewood & Summerstrand Structure Plan area. (1991). Alignment of the Summerstrand SDF and the 2016 / 2017 IDP review processes create synergy and policy alignment.
2.0 Natural Environment
Strengths / Opportunities Weaknesses / Threats Study area of approximately 2 294 ha with a Limited areas for future greenfields expansion to coastal zone of approximately 13 km including the south. various conservation areas, areas of critical Sensitive coastal development zone with biodiversity, high income residential and mixed restrictions on encroachments and further use developments. development expansion. Favourable geological conditions generally Coastal development line can pose future indicating low risk for development potential constraints for development within the coastal throughout the study area. zone. Conservation and reserve area south of the NMMU campuses including Grysbok and Cape Recife Nature Reserves. Clear guidelines for future development contained in the Biodiversity Plan and Coastal Management Program.
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3.0 Built Environment 4.0 Socio Economic Profile and Tourism
Strengths / Opportunities Weaknesses / Threats Strengths / Opportunities Weaknesses / Threats Well-defined nodal hierarchy with the Boardwalk as a Increased pressure for higher intensity Population of approximately 14 237 in 5 115 Diverse population demographic with a very regional node, Summerstrand Village, Summerstrand development along the Beachfront with households indicating a population growth rate well-established single residential component Hotel and Petrol Filling Station, Mercado Centre and limited policy guidelines on of 4.8% between 2001 and 2011. short term tourism occupancy rates and large Sasol Petrol Filling Station being secondary implementation and geographical Occupancy per residential unit of 4.8 in relation student component can create land use neighbourhood nodes. spread. to household size of 2.78 possibly refers to management conflicts. Walking distance to existing commercial activity Estimated up to 5 000 students living off estimated student accommodation and guest Diverse population dynamic requires careful throughout the study area. campus in the study area with impacts house occupancies. consideration for policy planning and land use Opportunities for nodal expansion limited with specific on infrastructure, transportation and Larger working age population (77.4%) relative management. reference to the development potential of the social facilities. to the NMBM (68.5%). Coastal and coastal open space management Boardwalk node and its influence on the greater study Limited on-campus accommodation of 36% of the residents have education higher that remains a priority to support tourism industry and area. students with a poorly defined student matric, which is significantly more than the create an anchor for tourism growth and Transportation and accessibility corridors well- accommodation policy and land use Metro (12%). increased spending. developed with strong access through Marine Drive, management guidelines. Very low unemployment rates and declining Strandfontein Road, Admiralty Way and Second Need for additional multi-purpose rate of unemployment. Avenue. community facilities (other than Income (25 795) significantly higher than the Strong tourism component through the utilisation of the education) identified through ward Metro (8 951) with 29% of the households Beachfront corridor as a multi-functional space and prioritisation. earning above R 300 000 per annum, indicating hotel developments along the Beachfront and guest Increased demand for higher densities an affluent area in comparison to the greater house development. and intensified development in the NMBM. Strong single residential component with the need to Marine Drive / Brighton Drive corridor. Living standards measure of 10 (High) which is preserve the single residential character, i.e. 1 343 sites Conflicting views on the preservation of highest obtainable group rating. with a density of approximately 8.3 units per hectare. single residential components within the Approximately R5 billion is spent through Medium density residential development in medium to Marine Drive / Brighton Drive precinct. domestic and foreign tourism by creating high density residential development in 64 complexes. approximately 37 395 jobs in the greater NMBM. Well-defined accessibility (within walking distance) for Through existing tourism events hosted by the education facilities (Pearson High School, NMBM within the study area and large tourism Summerwood Primary School, Cape Recife Special accommodation profile within Summerstrand, Needs School and NMMU North, South and Second the study area contributes significantly towards Avenue Campuses). the tourism industry and GDP of the NMBM. Presence of the NMMU Campuses as a key employment creator and economic catalyst within the study area. Median property values relatively higher and compared neighbourhoods in the Nelson Mandela Bay Municipality with 50% above 10 year ownership record. Approximately 85 guest houses, boarding houses and 5 hotels with approximately 612 rooms confirm the importance of Summerstrand as a tourist accommodation and tourist hosting precinct. Higher than average guest house and hotel occupancy. Well-maintained open space system and strong functional elements in the Hobie Beach to Flat Rock coastal zone. Opportunity to development Erf 3495 for integrated residential purposes. Large tracts of land west of Erf 3495 for future greenfields development and expansion.
Summerstrand Local Spatial Development Framework 73 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 4 : Conceptual Framework 1.0 Spatial Vision, Objectives and Principles
4 Chapter 4 : The spatial vision for Summerstrand reflects a set of development objectives and principles to ensure spatial alignment and development management of the study Conceptual Framework area. The spatial vision should be aligned with the NMBM Spatial Development Framework vision and based on the Chapter 2 founding principles of SPLUMA. In order to achieve the Development Vision for the Summerstrand Local Spatial Development Framework area, a Conceptual Framework within which Spatial 1.1 Spatial Principles (SPLUMA and NDP) Development Framework proposals are made, is formulated based on the outcomes of the Status Quo, SWOT Analysis, SPLUMA / NDP founding principles and structuring The SPLUMA Founding Principles must guide preparation, adoption and elements on precinct scale. implementation of the Spatial Development Framework, policy formulation concerning spatial planning and development or use of land. These objectives The key objective of the Conceptual Framework is to provide a development vision include the redress of spatial injustices and the integration of social economic for the study area and clearly defined development objectives and principles. The and environmental considerations and land use management. SPLUMA objectives and principles indicate the desired long term result based on a number reinforces and unifies the National Development Plan’s vision and policies by of key pillars or SDF themes. using spatial planning mechanisms to eliminate poverty and equality while creating conditions for inclusive growth by seeking to foster a high employment economy that delivers on social and spatial cohesion.
The narrative Principles set out in SPLUMA and Chapter 8 of the NDP apply to the SS LSDF :
Spatial Justice : past spatial and other development imbalances must be redressed through improved access to and use of land by disadvantaged communities and persons.
Spatial Sustainability : spatial planning and land use management systems must promote the principles of socio-economic and environmental sustainability through encouraging the protection of prime and unique agricultural land, promoting land development in locations that are sustainable and limit urban sprawl, consider all current and future costs to all parties involved in the provision of infrastructure and social services so as to ensure for the creation of viable communities.
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Efficiency : land development must optimise the use of existing resources 2.0 Development Objectives and Principles and the accompanying infrastructure, while development application procedures and timeframes must be efficient and streamlined in order to Development objectives and principles for the SS LSDF seek to provide detailed promote growth and employment. direction in and a vision for future development and urban restructuring. To strategically address the spatially related aspects, including opportunities and Spatial Resilience : securing communities and livelihoods from spatial challenges facing the precinct and surrounding area, development objectives and dimensions of socio-economic and environmental shocks through mitigation principles should guide development implementation, decision making and and adaptability that is accommodated by flexibility in spatial plans, policies implementation strategies. and land use management systems.
SDF Theme Development Objectives and Principles Good Administration : all spheres of government must ensure for an Theme 1 : To support and maintain the existing open space system and integrated approach to land use and land development and all Coastal and Environmental conservation areas. departments must provide their sector inputs and comply with prescribed Protection and Management To implement Environmental Management Legislation, with specific reference to the National Environmental Management Act, requirements during the preparation or amendment of SDFs. This principle is Biodiversity Act and Coastal Management Act. the basis of this framework, largely because implementation of the spatial To implement and support the NMBM’s Bioregional Conservation Plan (2014). planning vision and objectives is not only highly dependent upon a strong To support the principles of the Coastal Management Programme coordinating role of central government, but is also predicated upon good (2015) and consult the Coastal Development Line as part of land use management processes. governance mechanisms, incorporating meaningful consultations and Theme 2 : To implement the Coastal Management Programme and conserve coordination with a view to achieving the desired outcomes across the Open Space and Beachfront the existing open space and multi-functional space east of Marine Management Drive. various planning spheres and domains. To preserve and maintain existing Open Space Systems along the beachfront corridor in support of higher densities within the Marine Drive / Brighton Drive precincts. 1.2 IDP and SDF Vision Preserve, maintain and develop existing Open Space to support proposed higher densities and residential intensification through development of strategic land portions, student accommodation and tourist accommodation. The vision of the NMBM is : ‘To be a globally competitive and preferred Metropole Recognise beachfront open space precinct as a multi-functional that works together with the people’. area to promote tourism, events hosting, sport and recreation. To support development intensification within areas of high demand Theme 3 : and changing character, i.e. Marine Drive / Brighton Drive precinct. Residential Intensification and To support demand for beachfront accommodation and the Infill Areas tourism accommodation industry. The Spatial vision as outlined in the Municipal Spatial Development Framework is : To acknowledge and support the Summerstrand / Walmer by 2030, turn Nelson Mandela Bay into a Metropole that is socially and Integration Zone with emphasis on Mega Projects and land identified economically inclusive, an environmentally sustainable city, with integrated human for Integrated Residential Development. settlements- a place of opportunities where people can live, study and participate To promote residential densification in areas of changing character and intensity. in the growth of the city. To preserve the single residential character in identified areas.
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SDF Theme Targeted Objectives and Principles 3.0 Urban Structuring Elements
To acknowledge the role of the NMMU as a key economic Theme 4 : contributor to the greater Summerstrand and the Metro. Urban structuring elements are spatial tools and concepts required to achieve Student Accommodation and To acknowledge the demand for accommodation facilities and specific development goals and objectives. Management and implementation NMMU accommodation establishment within walking distance of the relevant NMMU campuses. intensity of these structuring elements are tools for redevelopment and development Ensure various housing typologies for student accommodation in implementation. Structuring elements should operate at a variety of levels and scales support of the NMMU Accreditation Policy and NMBM Student Accommodation Policy. from a Metropolitan to neighbourhood level. Facilitate linkages between NMMU, Second Avenue and North / South Campuses group pedestrianisation. Support ongoing co-operation between the NMMU and NMBM with The following structuring elements are relevant to the study area, supporting of a reference to further development and development investment for student accommodation and infrastructure expansion. Conceptual Framework : To acknowledge Boardwalk / Second Avenue as a Primary Node. Nodes Theme 5 : To acknowledge Summerstrand Village, Summerstrand Hotel, Commercial Nodes and Mercado Centre and Sasol as Secondary Nodes. Corridors Activity Corridors To support the strengthening of these nodes within containment Infill and Densification limits to provide services, aligned with development intensification and densification. Containment and Protection Nodal development should include mixed uses and activities to Strategic Land strengthen support corridors and transportation system. To acknowledge the importance of tourism and recreation sectors Theme 6 : within the study area and the greater Metro. Tourism and Recreation To support the tourism accommodation industry within specific land use management principles and guidelines. To acknowledge the beachfront precinct as a multi-purpose space for recreation, events management, coastal conservation and tourism support. To acknowledge the importance of a safe environment for Theme 7 : promotion of economic growth, acceptable living environment and Safety and Security tourism expansion. Promote safety and security through existing NMBM strategies, infrastructure upgrades and ongoing monitoring. To acknowledge and prioritise road access improvements in support Theme 8 : of the Metro’s Transport Demand Model. Transportation and Access To promote accessibility through pedestrian and public transport improvement. To inform service delivery prioritisation through the Spatial Theme 9 : Development Concept and development proposals. Service Delivery To provide a medium to long term strategy for implementation and service delivery demands. Table 36 : Development Goals and Objectives
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3.1 Nodes Spatial Strategy Acknowledge the scale and importance of the Boardwalk / Second Structuring Element : Nodes Avenue / Marine Drive node as a developing district service centre. Areas where higher intensity land uses and activities will be supported Strengthen the nodal hierarchy through Marine Drive, Second Avenue, and promoted. Strandfontein and Admiralty Way linkages and corridors. Nodal development improves efficiency as it provides easy access and Strengthen the Summerstrand Village and Summerstrand Hotel nodes provides thresholds for variety of uses and public transport services. to support future intensification along the Marine Drive / Brighton Drive Land uses are generally dominated by mixed use and concentration of precinct and Marine Drive corridor. higher intensity urban development. Preserve Mercado Centre footprint as a neighbourhood node to Nodes, as structuring elements, are generally located on corridors or preserve surrounding residential character. public transport and/or intersections. Strengthen BRT, public transport and pedestrian linkages between Nodes reflect different levels of investment and support the proposed nodal expansion. strengthening of interlinking corridors and networks. Limit mixed use commercial development within nodal footprints and prevent commercial infiltration into established residential areas.
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3.2 Corridors Spatial Strategy Strengthen north-south linkages between NMMU, Summerstrand, the Structuring Element : Corridors Beachfront, the Airport and CBD. Corridors represent linkages between nodes and activity areas based Strengthen east-west corridors between the Beachfront / Marine Drive on mobility advantages. and Strandfontein linkage. Improved accessibility, mobility and support of intensified and/or mixed Ensure integrity of mobility corridors through nodal development uses. strategy and containment of mixed use commercial development Various types of corridors based on functionality, i.e. mobility or activity within nodal boundaries. corridors. Primary accessibility corridors : An increased intensity of development will naturally be attracted and o Marine Drive between the CBD, Humerail, Summerstrand, should be encouraged along corridors, improving access to Beachfront and Pine Lodge opportunities and public transport systems. o Strandfontein between the Airport, Humerail, Summerstrand and Corridors should provide an appropriate level of access to the future accessibility to NMMU opportunities along the corridor and would typically include public o Second Avenue : activity corridor between the Boardwalk / Marine transport routes, areas of higher activity and areas that offer investment Drive node, Strandfontein Road and future accessibility to the west and development opportunity. and identified integrated residential development nodes, south of Forest Hill Cemetery o Admiralty Way between Marine Drive, University Way, Strandfontein and future access to the west o Internal access linkages along Brighton Drive, Erasmus Drive and Gomery Avenue o Increase non-residential development between the Boardwalk and Second Avenue / Strandfontein corridor through NMMU Second Avenue Campus expansion and higher intensity mixed use development north of Second Avenue
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3.3 Infill and Densification Spatial Strategy Densification and higher intensity residential land use within the Brighton Structuring Element : Infill and Densification Drive / Marine Drive precinct in support of the tourism accommodation Tools to achieve spatial integration, increased population thresholds industry and increased demand for off-site student accommodation. and more functional use of underdevelopment areas. Establish the Marine Drive / Brighton Drive precinct as an urban In support of sustainability principles and in support of nodal and densification node within the greater Summerstrand precinct. corridor development concept. Intensify identified nodes with specific reference to Summerstrand Mechanisms to achieve spatial integration and increased population Village and Summerstrand Hotel, within the study area. thresholds and social inclusion. Retain residential character within the Erasmus Drive precinct, but acknowledge opportunity for tourism and accommodation support within the Guest House, Home Occupation and Student Accommodation policies. Support the NMBM’s Human Settlement Plan and identified Integrated Residential Development on Erf 3495.
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3.4 Containment and Protection Spatial Strategy Protect the environmental integrity of identified biodiversity areas and Structuring Element : Containment and Protection potential. Limit inefficient low density development, typically through the use of Protect the integrity of the coastal zone through the implementation of an urban edge, CBD edge or planning boundaries. the Coastal Management Program Strategies. Ensure adequate densification and prevent urban sprawl. Protect the integrity of the Marine Drive / Beachfront open space Protecting valuable natural, economic and heritage resources. system with associated recreational and tourism uses. Protect wetlands, ecological corridors or scenic landscapes. Maintain integrity of existing public open space throughout the study Includes protection of active open spaces, landscape elements and area. visual impact. Support residential character maintenance in identified areas, with Utilise and implement the urban edge to ensure active protection of acknowledgement of higher intensity uses to promote tourism and identified resources. accommodation. Contain commercial development within identified nodes and nodal boundaries. Restrict higher residential densities and residential intensification within the Marine Drive / Brighton Drive precinct.
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3.5 Strategic Land Spatial Strategy Acknowledge the Beachfront corridor (between Marine Drive and the Structuring Element : Strategic Land high water mark) as strategic land in support of coastal conservation, Indicating areas for special growth should be based on agreed tourism support and functional and recreational space. principles and direct budget allocation and future priority spending. Promote intensification and residential densification within the Marine Special growth areas can refer to redevelopment of existing Drive / Brighton Drive precinct through development parameter development areas to higher intensities, vacant land suitable for infill implementation and maintenance. development as well as greenfield sites. Acknowledge and support Council’s integration and restructuring Acknowledge existing prioritised programmes and initiatives to be zones as approved, with specific reference to Erven 3495, 2963, 2962 included in the Spatial Development Framework as special growth and 2991. areas. Support redevelopment of Erf 3495 as a restructuring zone for residential Identification of priority development growth nodes and/or precincts. intensification. Indicating areas to be prioritised for future intervention for higher intensity land use, land exchange and release.
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4.0 Conceptual Urban Framework
Informed by the status quo directives, opportunities and constraints, development goals and objectives, structuring elements, a Conceptual Urban Framework for the future development, redevelopment and maintenance of the SS LSDF study area are now presented. Key urban development concepts have emerged through the strategic planning process and forms the building blocks for the area and its future function within the greater Metro.
Detailed proposals for individual precincts are reflected in Chapter 5.
Summerstrand Local Spatial Development Framework 82 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 5 : Land Use Management Guidelines 1.0 Land Use Management Principles
5 Chapter 5 : The White Paper on Spatial Planning and Land Use Management defines land use management to include the following activities / components : Land Use Management Guidelines
The regulation of land use changes such as, for example, the rezoning of a
property from Residential to Commercial use. In terms of the MSA, SDF’s should include “basic guidelines for a land use The regulation of greenfields land development, i.e. the development of management system for the Municipality”. previously undeveloped land.
The regulation of the subdivision and consolidation of land parcels. A Municipal Land Use Management System, in its broad sense, refers to all actions The regulation of the regularisation and upgrading process of informal and mechanisms required by a Municipality to effectively manage land and land settlements, neglected city centres and other areas requiring such processes. use within its area of jurisdiction. Key elements of a comprehensive Land Use The facilitation of land development through the more active participation of the Management System can include Spatial Development Frameworks, Land Use Municipality in the land development process, especially through public private Schemes, Planning and Development Policies, Overlay Schemes, Environmental partnerships. Management Plans, Transportation Development Frameworks, etc. Effective implementation of the SS LSDF is dependent on the effectiveness of the Metro’s Land 1.1 Rationale Use Management System and implementation of the Package of Plans.
Land-use management has two main underlying rationales. The first is the widely Successful Spatial Planning, Land Use Management and Land Development are felt resistance to the idea of uncontrolled land development and the second is dependent on the establishment of an effective link between Integrated the commonly expressed wish by particular sectors in society to promote various Development Planning, Spatial Development Frameworks and Development types of desirable land development. Management Mechanisms (Land Use Schemes).
The resistance to uncontrolled development is motivated by a number of concerns, the precise mix of which is determined by the particular social, economic and political contexts of different times and places. Essentially, these concerns include the following :
- Environmental concerns : uncontrolled development of land can have adverse effects on natural habitats, cultural landscapes and air and water quality. - Health and safety concerns : uncontrolled development can lead to overcrowding and unsafe building construction. Certain land uses can also be detrimental to the health and safety of neighbours.
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- Social control : the control of land uses and building types has long been 1.2 Principles and Norms a means of exerting social control, particularly through the exclusion of certain types of person, household or economic activity from certain The Spatial Planning and Land Use Management Act (SPLUMA) (Act 16 of 2013) areas through the application of particular development controls provides an important set of overarching guidelines through the development limiting, for instance, plot sizes, plot coverage and home industries. principles contained in Chapter 2 of the Act. - Efficiency of infrastructure provision and traffic management : increasingly it has become clear that the where the granting of Development Principles of SPLUMA : development permissions is not coupled with the provision of adequate infrastructure and traffic management the consequences can be Spatial justice: severe. Similarly, where infrastructure is provided, generally at high - past spatial and other development imbalances must be redressed through improved access to and use of land. financial cost, without taking into account likely and relevant land-use - spatial development frameworks must address the inclusion of persons and areas and settlement patterns the opportunity costs to society are very high. that were previously excluded. spatial planning mechanisms, including land use schemes, must incorporate Determination of property values for purposes of rating : the market value - - provisions that enable redress in access to land by disadvantaged communities of land is the basis on which property valuation is determined and the and persons. extent and nature of the development permitted on the land is a key - land use management systems must include all areas of a municipality and include provisions that are flexible and appropriate for the management of factor in that determination. disadvantaged areas, informal settlements. - Aesthetic concerns : the control of land development enables - land development procedures must include provisions that accommodate government to prescribe certain design parameters for buildings. access to secure tenure and the incremental upgrading of informal areas.
Spatial sustainability: The wish to promote desirable development is also driven by a number of - promote land development that is within the fiscal, institutional and administrative different concerns : means of the Republic. - ensure that special consideration is given to the protection of prime and unique agricultural land. The land development needs of the market seldom match precisely the - - uphold consistency of land use measures in accordance with environmental social and political needs of government : government may well want to management instruments. promote a type of land development in an area that the market - promote and stimulate the effective and equitable functioning of land markets. - consider current and future costs for the provision of infrastructure and social neglects. It then has to take certain steps to facilitate that development services. or provide incentives. - promote land development in locations that are sustainable and limit urban sprawl. - result in communities that are viable. - Investment promotion : changing the applicable land-use management instruments is often seen as a prerequisite for attracting certain types of Efficiency: investment to certain areas. This can take the form of both relaxing - land development optimises the use of existing resources and infrastructure. - decision-making procedures are designed to minimise negative financial, social, controls in those areas and increasing controls in other areas which might economic or environmental impacts. be more favoured by the market. These strategies are likely to be linked - development application procedures are efficient and streamlined and timeframes are adhered to by all parties. to local economic development initiatives. Spatial resilience, whereby flexibility in spatial plans, policies and land use management systems are accommodated to ensure sustainable livelihoods in communities most likely to suffer the impacts of economic and environmental shocks.
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The objectives of SPLUMA : 2.1 Basis for Decision Making
Provide for a uniform, effective and comprehensive system of spatial planning. Decision making within the Land Use Management System (rezoning, Ensure that the system of spatial planning and land use management promotes subdivision, departure, consent use, etc.) should be based on the following social and economic inclusion. guiding principles : Provide for development principles and norms and standards. Provide for the sustainable and efficient use of land. Promotion and support of the IDP and long term development vision. Provide for cooperative government and intergovernment relations. Support the key principles for development and development management Redress the imbalances of the past and to ensure that there is equity in the as per the MSDF. application of spatial development planning and land use management systems. Support the SS Conceptual Framework and Spatial Development Framework The principle of good administration, whereby : proposals, objectives and goals. - All spheres of government ensure an integrated approach to land use and Adhere to legislative requirements relevant to all forms of development, with land development that is guided by the spatial planning and land use specific reference to, but not limited to, environmental conservation, management systems as embodied in this Act. heritage, infrastructure, municipal powers and functions, National and - All government departments must provide their sector inputs and comply Provincial Government legislation, guidelines and policy. with any other prescribed requirements during the preparation or amendment of spatial development frameworks. Due cognisance to the principles of sustainability, equality, efficiency and - The requirements of any law relating to land development and land use are integration as outlined in SPLUMA. met timeously. Impact of development on the general welfare, safety, amenity and living - The preparation and amendment of spatial plans, policies, land use schemes environment of development on its and/or surrounding land uses and as well as procedures for development applications, include transparent inhabitants. processes of public participation that afford all parties the opportunity to Adequate participation of the affected community and interested and provide inputs on matters affecting them. affected parties. - Policies, legislation and procedures must be clearly set in order to inform and empower members of the public. Economic sustainability, long term advantages and economic growth prospects.
2.0 Land Use Management Guidelines
The Land Use Management Guidelines for the implementation of the SS LSDF are based on 3 components : Basis for decision making Requirements for applications for land use change Requirements for approvals for land use change
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2.2 SPLUMA Principles and Decision Making Guidelines 2.3 Requirements for Applications for Land Use Change
SPLUMA provides guidelines for decision making and land use management The following minimum requirements apply to all applications for land use change implementation. and development and must be included in all applications:
A Site Development Plan, indicating the measures that will be taken to minimise the impact of the proposed use on adjacent properties, storm water Section 42 : Deciding an Application (1) In considering and deciding an application a Municipal Planning Tribunal management, access, internal vehicular movement, aesthetic guidelines, must– provision of open space and landscaping. (a) be guided by the development principles set out in Chapter 2 Aesthetic guidelines of the proposed development, including elevation (b) make a decision which is consistent with norms and standards, measures drawings, proposed finishes, architectural style and landscaping. designed to protect and promote the sustainable use of agricultural land, A detailed landscaping plan indicating development of streetscapes, parking national and provincial government policies and the municipal spatial facilities, pedestrian movement, planting of indigenous trees, retention of development framework existing vegetation where possible and minimizing visual impact of the (c) take into account – proposed development. (i) the public interest (ii) the constitutional transformation imperatives and the related duties Fully motivated planning report outlining the desirability and sustainability of of the State the subject development, including mitigating factors on impact on (iii) the facts and circumstances relevant to the application surrounding land uses, service provision, architectural design factors, (iv) the respective rights and obligations of all those affected implementation and construction. (v) the state and impact of engineering services, social infrastructure A statement, confirming compliance with the National Environmental and open space requirements Management Act and relevant processes and procedures. (vi) any factors that may be prescribed, including timeframes for Compliance with applicable Land Use Management Policies, i.e. Student making decisions (2) When considering an application affecting the environment, a Municipal Accommodation Policy, Tall Buildings Policy and Guest House Policy. Planning Tribunal must ensure compliance with environmental legislation. (3) An application may be approved in whole or in part, or rejected. 2.4 Requirements for Approvals for Land Use Change
Council must impose conditions on granting development rights relating to, but Section 43 : Conditional Approval of Application not limited to, the following: (1) An application may be approved subject to such conditions as – (a) are determined by the Municipal Planning Tribunal Beautification of streetscapes, landscape improvement, pedestrian (b) may be prescribed movement and planting of trees on sidewalks. (2) A conditional approval of an application lapses if a condition is not complied Development contributions toward development of open space. with, within – Transportation and engineering development levies for improving general (a) a period of five years from the date of such approval, if no period for infrastructure. compliance is specified in such approval Conditions to mitigate impact on surrounding land owners. (b) the period for compliance specified in such approval, which, together with any extension which may be granted, may not exceed five years Aesthetic guidelines and architectural design.
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Requirements for the provision of Signage. Development parameters, including height, coverage, building lines, parking, etc., linked to the Site Development Plan.
Summerstrand Local Spatial Development Framework 87 Report Number : NMBM 2016/6/1475 Nelson Mandela Bay Municipality July 2016 Chapter 6 : Spatial Development Framework 1.0 SDF Parameters
6 Chapter 6 : The spatial strategies and desired spatial form for the rural areas and nodes within the SS is based on a number of land use parameters which directly impacts on land Spatial Development Framework use proposals and recommendations. The SDF parameters contextualise the strategies and desired spatial form. The Conceptual Urban Framework provide broad spatial proposals and have been informed by the development objectives and urban structuring elements. In order to 1.1 Study Area Boundary refine the Conceptual Urban Framework, more detailed spatial proposals for each of the precincts within the study area combine to build the Local Spatial The study area boundary for the Summerstrand LSDF project has been pre- Development Framework proposals for the Summerstrand area. defined and generally includes the Summerstrand allotment area, south of Second Avenue, including the NMMU North and South Campuses and the The Spatial Development Framework proposals for the various precincts should be conservation areas towards Noordhoek. The study area specifically excludes implemented within the parameters relating to the urban edge, the study area, the northern Second Avenue corridor (part of the approved Happy Valley LSDF) precincts and SCU planning interaction, sector plan alignment, services availability and the western boundary excludes the “Madiba Bay” land. However, the SDF and specialised land uses as outlined in this section. proposals take cognisance of the surrounding land uses and linkages with the urban structure and existing policy planning in the adjacent precinct.
1.2 Desired Spatial Form and the Urban Edge
Desired spatial form provides broad guidelines for future public and private land development and growth directions and areas. It is noted that the core components of urban growth i.e. residential, business, commercial, industrial, open space, recreation, social services and transportation routes are highlighted. The proposed spatial form for the study area or region is outlined with specific reference to nodal development and broad land use categories.
The desired spatial form is based on proposals with respect to future growth. The implementation of these proposals cannot be implemented in isolation and the Land Use Management Objectives, Polices and Guidelines, Council’s vision and planning principles, strategic environmental impact assessments and land suitability criteria should be applicable.
The spatial form maps are therefore guidelines and subject to normal site identification, implementation and selection criteria as outlined in legislative guidelines and this Spatial Development Framework.
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Desired Spatial Form is delineated on various maps and graphically presented 1.3 Land Suitability / Sustainability to indicate existing and proposed land uses, corridors, nodes and proposed future land use activity. The desired spatial form of the SS area is presented by graphic presentations and maps, indicating areas for future expansion and possible development. The delineation of the urban edge has mostly been retained based on the These guidelines should be read in conjunction with the land use management approved Metropolitan Spatial Development Framework (2015). This includes policies and guidelines. The depth and detail of a land suitability investigation the existing built up area, NMMU campuses and area west of Summerstrand for these expansion and development areas are performed within the scope of towards Forest Hill and the Airport. the Spatial Development Framework.
Delineation of an urban edge as part of the Spatial Development Framework is Therefore, these development areas are identified based on individual in-situ a requirement through the relative guidelines and SDF guiding legislation. The site visits and basic terrain analysis. objective of the urban edge is to define urban growth boundaries and direct future urban development in a specific direction, preventing urban sprawl and Procedures with respect to detailed land suitability studies, legislative approvals, promoting more compact and sustainable cities and communities. Large land use management procedures and land acquisition should be sections of the study area are covered by critical biodiversity drainage patterns implemented prior to development of any portion of land within the study area. and undevelopable areas. This applies to land proposed for development in this Spatial Development Framework.
Land suitability indexing and site identification of specialised land uses should be done as separate projects with the involvement of the relevant expertise. Specific reference is made to the identification of cemetery sites, landfill sites, new road construction, service provision, etc. The allocation and determination of these land uses fall outside the scope of the Spatial Development Framework and should be dealt with within the legislative and policy guidelines.
1.4 Sector Plan Alignment and Services Availability
The Spatial Development Framework, being a sector plan and component of the Municipality’s Integrated Development Plan, should function as an integrated and aligned plan within the Municipality’s basket of Sector Plans. These include, but are not limited to the Water Services Master Plan, Integrated Transport Plan, Sewer Master Plan, Local Economic Development Strategies, and others. The strategies and proposals of the LSDF do not function in isolation and should be read in conjunction with objectives of the Municipality’s Integrated Development and Sector Plans. The objective of the LSDF is not to replicate and duplicate the various sector plan proposals, but to support and Map 46 : Study Area and Urban Edge provide linkages to land use planning.
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The medium to long term strategies for bulk services expansion and provision 2.1 Desired Spatial Form should be aligned with the SDF proposals, on study area scale. The LSDF vision and point of departure for future land identification and urban form is based on The study area is defined through the demarcation of the following precincts a long term vision for the area. It is anticipated that detailed services availability, with similar or supporting functions and characteristics. assessments and medium to long term budgeting will be done in line with the land use management proposals. It is accepted that sections of the study area Brighton Drive / Marine Drive / Beachfront Precinct do not have adequate services or bulk services availability for immediate Erasmus Drive / Second Avenue Precinct implementation of the Spatial Development Framework. However, all Gomery Avenue Precinct development should be assessed on an individual project-by-project basis and NMMU and Cape Recife Precinct should adhere to the general principles of development, i.e. services availability, environmental impact, transport impact and socio economic impact.
2.0 Spatial Development Framework
The Spatial Development Framework proposals for the SS LSDF comprise of the following :
Context of each precinct within the study area. Development concept for the individual precincts, based on unique characteristics and urban form. Precinct / SCU Spatial Development Framework plan and proposals. Precinct / SCU Transportation Strategy. Development parameters linked to the land use notations on the LSDF. Biodiversity conservation strategy, including land use proposals within biodiversity and ecological support areas. Coastal management strategy. Transportation strategy, closely linked to the Integrated Transport Plan proposals, priority areas and implementation programme. Heritage and built environment strategy.
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Map 47 : Spatial Development Framework
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Map 48 : Spatial Development Framework
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2.2 Brighton Drive / Marine Drive / Beachfront Precinct Densities and development intensity to be based on the Residential 3F Zoning Parameters with coverage (75%), building line and on-site Focus Area parking parameters as per the Port Elizabeth Zoning Scheme. The area between Promote higher densities in support of the tourism industry and student Second Avenue, the accommodation policy. mid-block between Expand the intensification corridor south along Marine Drive up to Skegness, Jenvey Summerstrand Hotel. and Brighton Drive No specific height restriction within the high intensity residential area up to Admiralty and height limitations should be based on the Tall Buildings Policy and Way, including recommendations with respect to tall building design and design Walton Park, guidelines. Somerson, Provision for a mixed use residential low intensity corridor south-west of Summerstrand Hotel, Brighton Drive to create a mid-block interface between high intensity Humewood Golf residential development and the single residential character of the Club and coastal Erasmus Drive precinct. strip between Flat Rock and Hobie Beach. Building height limited to 2 storeys within this transition area with support The Brighton Drive / Marine Drive area between Second Avenue and for larger scale guest houses, boutique hotels and accommodation the Total Petrol Filling Station is characterised by high density facilities in support of the tourism industry. apartments, hotels, guest houses and single residential properties. Acknowledge, maintain and support the multi-functional use of the The area is experiencing significant pressure for increase in Beachfront corridor east of Marine Drive, between Hobie Beach and development intensity and higher densities, given its proximity to the Flat Rock. coastal area and high land values. Support the principles of the coastal management program and The predominantly undeveloped area east of Marine Drive is active implement IDP priorities relevant to maintenance, operational matters and well-developed / maintained open space that provides and support activities towards recreation and tourism. multifunctional recreation and tourism activities. Maintain and preserve the existing open space along the Beachfront The Marine Drive corridor provides significant linkages between the in support of the higher density residential development. Central Business District, the Beachfront and the greater Summerstrand Walking access between high intensity residential development and area, including extensive public transport accessibility. key public transport route (Marine Drive) and walking distance to the various NMMU campuses. Development Concept Acknowledge commercial function of the Boardwalk Casino and Acknowledge the changing character of the Second Avenue / future expansion to include a regional retail facility. Brighton Drive / Marine Drive / Admiralty Way area with increased pressure for higher intensity development to support the tourism and higher density accommodation demand. Increased development densities to be limited to residential purposes with commercial activity restricted to newly defined Summerstrand Village and expanded Total Petrol Filling Station nodes.
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Development Parameters Mixed Use Commercial Permitted Uses Mixed Use Residential (High Intensity) Shops Permitted Uses Business Purposes Residential Buildings Dwelling Units Dwelling Units Residential Buildings Guest Houses (as defined in Policy) Hotels Hotels Offices Student Accommodation (as defined in Policy) Use Zone (PE Zoning Scheme) Home Occupation Business Zone I Use Zone (PE Zoning Scheme) Residential Zone III Residential Zone 1 Parameters Residential Zone 2 Coverage : 100% Residential Zone 3F Height : Based on Design Principles of the Tall Buildings Policy Parameters Density No limit subject to Residential 3F Parameter (Coverage and Height) Coverage : 75% (inclusive of undercover parking) (Residential) : Height : Based on Design Principles of the Tall Buildings Policy Open Space : - PE Zoning Scheme as a guide only Density : No limit subject to Residential 3F Parameter (Coverage and Height to - Open Space to be functional and can include inside space on roof manage density) space. Open Space : - PE Zoning Scheme as a guide only Parking : DOT Standards based on land use - Open Space to be functional and can include inside space on roof space. Parking : DOT Standards based on land use Building Lines : 3m, subject to support from neighbours
Mixed Use Residential (Low Intensity) Permitted Uses Dwelling Units Guest Houses Boutique Hotels Health Spas and Associated Facilities Student Accommodation Home Occupation Offices Use Zone (PE Zoning Scheme) Residential Zone 1 Residential Zone 2 Residential Zone 3 Business Zone 3 Parameters Coverage : 70% (inclusive of undercover parking) Height : 2 storeys Density : - Residential 3C parameters - PE Zoning Scheme density graph - Guest Houses and Hotels : no limit subject to DOT Parking Standards - Student Accommodation : no limit subject to DOT Parking Standards Parking : DOT Standards based on land use
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Map 49 : Brighton Drive / Marine Drive / Beachfront Precinct
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2.3 Erasmus Drive / Second Avenue Precinct Status quo with respect to existing community facilities, i.e. Summerwood Primary School, Pearson High School, churches and Focus Area private clubs in Seventh Avenue should be retained. The area north of Further expansion of the Mercado Centre should be limited on existing Admiralty Way, west site, acknowledging expansion of the Marine Drive / Admiralty Way of the Skegness, nodes, Summerstrand Village node and the Boardwalk Casino node. Jenvey Roads, mid- Preservation for and development of Erf 1450 as a multi-purpose block area and community facility. south of Second Ensure pedestrian accessibility through the precinct and linkages Avenue. between the Second Avenue and NMMU North Campus precincts. The area is Limit non-residential development to existing Mercado Centre within characterised by the precinct. relatively large single residential properties Development Parameters within a well- Single Residential maintained single residential character, including a number of Permitted Uses education facilities (Pearson High School, Summerwood Primary School Dwelling Houses Additional Dwelling Units and the NMMU Second Avenue Campus) with limited medium density Guest Houses (as defined in Policy) residential units along the southern edge of Second Avenue. Student Accommodation Home Occupation Public open space and supporting community facilities are well Use Zone (PE Zoning Scheme) provided for and maintained, with relatively high population per Residential Zone 1 hectare densities through guest house conversions and student Parameters accommodation on a single residential basis. As per the PE Zoning Scheme and applicable Policies Area is well-accessible through Admiralty Way, Erasmus Drive, Strandfontein Road, Second Avenue and Southport Road.
Development Concept Preserve the single residential character of the Erasmus Drive / Second Avenue precinct. Support guest house and student accommodation as per the guest house and student accommodation policies and within the relevant guidelines. Retain and maintain existing public open space system. Higher density development should not be permitted in this precinct and development parameters as per the Residential 1 Zone should be implemented.
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Mixed Use Commercial Permitted Uses Shops Business Purposes Dwelling Units Residential Buildings Hotels Offices Use Zone (PE Zoning Scheme) Business Zone I Residential Zone III Parameters Coverage : 100% Height : Based on Design Principles of the Tall Buildings Policy Density No limit subject to Residential 3F Parameter (Coverage and Height) (Residential) : Open Space : - PE Zoning Scheme as a guide only - Open Space to be functional and can include inside space on roof space. Parking : DOT Standards based on land use
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Map 50 : Erasmus Drive / Second Avenue Precinct
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2.4 Gomery Avenue Precinct Redevelopment of Erf 3495 should be based on the following principles: - Multiple housing typologies and options (dwelling units and Focus Area residential building). Area south of - Including supporting social facilities and infrastructure. Admiralty Way, - Ensure linkages and accessibility. north and west of - Clear design principles to ensure support of Summerstrand the NMMU character and surrounding land use. campuses along Gomery Avenue Development Parameters and west along Integrated Residential Development Admiralty Way Permitted Uses Extension, including Residential Building Dwelling Houses future Driftsands Support Social Services and Infrastructure area and Erf 3495. Use Zone (PE Zoning Scheme) The area is Residential Zone 1 Residential Zone 2 characterised by smaller single residential sites with significant sectional Residential Zone 3F title and freehold complex developments in the Gomery Avenue / Parameters Admiralty Way area. Coverage : 75% Height : 3 storeys Vacant land and land of strategic importance includes the Driftsands Density : Maximum 100 units / ha area and Erf 3495. Open Space : As per the PE Zoning Scheme Parking : DOT Standards based on land use
Development Concept
Acknowledge existing medium density residential character of the precinct with opportunity for greenfields expansion on Erf 3495 and Medium Density Residential towards Driftsands arterial. Permitted Uses Permitted Uses Promote pedestrianisation and accessibility. Dwelling Units Future residential expansion west towards the Driftsands arterial area, Guest Houses Student Accommodation within the urban edge, should be based on detailed feasibility and Home Occupation provision of integrated residential expansion. Use Zone (PE Zoning Scheme) Preserve and maintain existing open space. Residential Zone 1 Prioritise towards neighbourhood pedestrianisation and possible future Residential Zone 2 Parameters access to NMMU through southern Strandfontein extension. As per the PE Zoning Scheme and applicable Policies
Implement Student Accommodation Policy within single residential and townhouse parameters. The redevelopment of Erf 3495 for integrated residential purposes up to densities of 100 units per hectare.
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Map 51 : Gomery Avenue Precinct
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2.5 NMMU and Cape Recife Precinct
Focus Area The area, including the North and South Campuses of the NMMU, including the Grysbok Reserve, Cape Recife Nature Reserve and Lighthouse and coastal area south and west of Flat Rock. The area is characterised by extensive tertiary education facilities and support infrastructure on the NMMU North and South Campuses, Nature Reserves and Critical Biodiversity area with extensive coastline along the Cape Recife Nature Reserve. Access to the NMMU campuses through Admiralty Way and University Way with Marine Drive extension towards Noordhoek providing access to Cape Recife and Pine Lodge.
Development Concept Support and implement the objectives and strategies of the Coastal Management Program. Expansion of development footprints of existing activities, i.e. Pine Lodge, sewer treatment works, shooting range and extent of existing University footprint within the Nature reserve areas should be carefully considered. Support and implement the objectives and strategies of the NMBM Biodiversity Plan. Implement environmental management guidelines and coastal conservation guidelines.
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Map 52 : NMMU and Cape Recife Precinct
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3.0 Biodiversity Conservation Strategy There are a number of tools that can be applied depending on the activity, including Strategic Environmental Assessments, Environmental Impact 3.1 National Environmental Management Act Assessments, Environmental Management Plans, Environmental Management Systems, Environmental Auditing etc. The National Environmental Management Act (NEMA) was passed in November 1998 and came into effect in January 1999. It is a framework Act underpinned There are 3 Listing Notices that identify different types of activities on a by the concept of sustainable development, and covers the 3 primary areas of threshold-basis in different areas that would need authorisation prior to environmental concern – i.e. resource conservation and exploitation, pollution commencement (and would therefore need an environmental impact control and waste management, and land-use planning and development. assessment) from the relevant competent authority.
3.1.1 Purpose and Objectives 3.1.3 Other Relevant Environmental Legislation
In essence, NEMA does the following : Other applicable legislation relating to Environmental Management includes : translates environmental rights identified in the Constitution into a more tangible form National Environmental Management : Integrated Coastal Management promotes co-operative governance in environmental management Act (Act 24 of 2008) provides a framework for developing environmental norms and National Environmental Management : Biodiversity Act (Act 10 of 2004) standards National Environmental Management : Protected Areas Act (Act 57 of provides a basis for alternate dispute resolution procedures 2003) emphasizes public interest in the environment National Water Act (Act 36 of 1998) National Forest Act (Act 84 of 1998) A number of mechanisms are provided to achieve these ideals, however the foundation of the Act is a set of environmental management principles 3.2 Nelson Mandela Bay Bioregional Plan which are based on the concept of sustainable development. Section 40(1) and (2) of the NEM: Biodiversity Act notes that the Minister of 3.1.2 Integrated Environmental Management and the Environmental Environmental Affairs or MEC in a particular province may determine a Assessment Process geographic region as a bioregion and publish a bioregional plan to manage the biodiversity and components of biodiversity situated in that region. The Chapter 5 of NEMA deals with environmental assessment (EA) and describes Conservation Assessment and Plan for the NMBM (SRK Consulting, 2010) how the integrated environmental management (IEM) philosophy should be underpinned the recently completed and gazetted Bioregional Plan for the applied in the EA process with the intention of promoting the application of NMBM (2014). The Bioregional Plan is consistent with the NEM: Biodiversity Act appropriate environmental management tools to ensure the integrated and meets the requirements of the guidelines regarding the determination environmental management of activities. Section 23 of NEMA sets out the of bioregions and the preparation of public bioregional plans (2008). general objectives of EA, and Section 24 the procedures for the investigation, assessment and communication of the potential consequences or impacts of activities on the environment.
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The Bioregional Plan supports the principles of Integrated Development 3.2.2 Critical Biodiversity Areas Planning and sustainable development outlined in NEMA by identifying the biodiversity conservation priorities in the municipal area as well as other Most of the area in the Summerstrand LSDF south of the northern border of natural areas that could potentially be made available for other land uses. the NMMU campus is designated as a Critical Biodiversity Area (CBA). The sludge ponds and maturation ponds at the Cape Recife Waste Water 3.2.1 Objectives Treatment Works as well as the Shooting Range are Ecological Support Areas (ESAs). Critical Biodiversity Areas within the municipal area are the portfolio The objectives of the Bioregional Plan are to: of sites that are required to meet the municipality’s biodiversity targets. Such Form the primary biodiversity informant for land use and resource use areas should be maintained in their natural state in perpetuity. Table 4 is decision making. copied directly from the NMBM Bioregional Plan and describes critical Identify a network of Critical Biodiversity Areas that achieve national biodiversity areas and other categories referenced in the plan. biodiversity thresholds on the least amount of land possible. Act as the spatial framework and policy for sustainable development and to assist the municipality in complying with environmental and planning legislation requirements which promote the protection and management of biodiversity
The Bioregional Plan should be used by all sectors that are involved in land use planning and decision making and multi-sectoral planning. The users of the Bioregional Plan include mandatory users, i.e. those who are compelled to consider the Bioregional Plan and other intended users for whom the Bioregional Plan will be a useful planning and developmental tool.
The three primary uses of the Bioregional Plan are: Reactive decision making, such as environmental impact assessment, agricultural land use decisions and development control decisions through land use legislation (e.g. rezoning, planning approvals, etc.). Proactive forward planning, such as IDP’s, SDF’s and zoning schemes. Proactive conservation, such as biodiversity stewardship initiatives and the expansion of protected areas
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Table 38 : Biodiversity-compatible land use guideline matrix – Category Descriptions and Management Objectives
Table 37 : Description of Critical Biodiversity Areas and other Categories
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Map 53 : Biodiversity
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3.3 NEM : Protected Areas Act (Act 57 of 2003) 3.3.3 Critical Biodiversity Areas
3.3.1 Purpose The Summerstrand LSDF study area includes two protected areas – the Cape Recife Local Authority Nature Reserve and the Nelson Mandela Metropolitan The purpose of the NEM: Protected Areas Act is explained in the title as University Private Nature Reserve. The former is a formal protected area while follows: ‘To provide for the protection and conservation of ecologically the latter is informally protected. viable areas representative of South Africa’s biological diversity and its natural landscapes and seascapes; for the establishment of a national Note that the NEM: Protected Areas Act must be read, interpreted and register of all national, provincial and local protected areas; for the applied in conjunction with the NEM: Biodiversity Act. Of relevance here is management of those areas in accordance with national norms and the metro’s Bioregional Plan developed in terms of the NEM: Biodiversity Act standards; for intergovernmental co-operation and public consultation in in that the NEM: Protected Areas Act must be implemented in a way that matters concerning protected areas; and for matters in connection gives effect to the content of the Bioregional Plan. therewith’. The National Heritage Resources Act No. 25 of 1999 provided for 4 categories 3.3.2 Objectives of specific protected areas to give effect to the overall objectives of the Act – i.e. national and provincial heritage sites, protected areas, heritage areas, Section 2 provides the objectives of the NEM: Protected Areas Act : and archaeological and paleontological sites including wrecks and meteorites. The latter has relevance to the study area as a number of (a) to provide, within the framework of national legislation, including the artefacts have been recorded in the terrestrial environment. There are also National Environmental Management Act, for the declaration and historical structures, and wrecks along the coastline. Please note that this is management of protected areas; not an exhaustive list of heritage features in the area, and future (b) to provide for co-operative governance in the declaration and development applications should consult with a relevant specialist as part management of protected areas; of their planning process to determine if there are any features that need to (c) to effect a national system of protected areas in South Africa as part of be protected. a strategy to manage and conserve its biodiversity;
(d) to provide for a representative network of protected areas on state The Nature and Environmental Conservation Ordinance 19 of 1974 should land, private land and communal land; be consulted to determine the protected status of flora and fauna in the (e) to promote sustainable utilisation of protected areas for the benefit of study area. If a future development requires the removal of species listed in people, in a manner that would preserve the ecological character of terms of the Ordinance, permits will have to be sought from the Department such areas; and of Economic Development, Environmental Affairs and Tourism. (f) to promote participation of local communities in the management of
protected areas, where appropriate
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4.0 Coastal Management Strategy To ensure coastal zone integrity and biodiversity is sustained for the enjoyment of current and future generations through the protection of 4.1 Status coastal ecosystems and resources; To realise coastal management is a dynamic and continuous process that The metro’s Coastal Management Program of 2008 was reviewed and updated requires an interdisciplinary approach in 2015 in line with the requirements of Section 48(1) of the NEM: ICMA. 4.4 Priority Areas for Management 4.2 Purpose of the Program The review of the CMP identified 3 management areas : Pressures from urbanisation, harvesting of natural resources, infrastructure Natural Resource Management development and a high density population, amongst others, impact on the This refers to the protection of the coastal zone as our ‘national asset’ and functioning of coastal ecosystems and processes, and diminishes the provision sustainable harvesting of coastal resources. The ‘national asset’ includes of natural goods and services. The NEM: ICMA was developed to facilitate the natural environment and its resources, landscapes, ecological holistic and integrated management of the coast that allows for conservation processes, and important cultural/archaeological/historical features. of the coastal environment as well as equitable access to, and sustainable use
of, coastal resources. Coastal pollution
Section 48 of the Act specifies the need for municipalities to prepare coastal The location and nature of potential sources of pollution in the immediate management programs to facilitate management of the coastal zone. catchment of each segment is described and assessed to assign a general pollution ‘risk level’. The location of known water quality monitoring points 4.3 A Vision for Coastal Zone Management in the NMBM is also provided, with an indication of what variables are measured and who the responsible agent is. To protect, enhance and maintain the social, economic, cultural and environmental integrity of the coast; Coastal development To encourage a sense of ownership and value of coastal resources amongst In the context of the program, coastal development broadly refers to a the public through environmental education and awareness thereby description of existing development and municipal maintenance activities allowing enhanced community participation in maintaining the diversity of in the coastal zone, and a synthesis of approved spatial planning and coastal ecosystems; guideline documents relevant to the area. The concept of coastal To allow equitable access to and sustainable utilisation of natural coastal development is extended to include structures and infrastructure that are resources by all members of the community, and in so doing enhance their used for tourism and recreational activities in the coastal zone, as well as quality of life; current recreational activities. To promote development within the coastal zone in a sustainable manner in which stakeholder participation and scientific integrity are the basis for responsible decision-making; To promote the rehabilitation of currently spoilt and degraded coastal environments;
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4.5 Objectives per Priority Area 4.6 Management Objectives
Broad coastal management objectives necessary to meet the vision have been To facilitate the development of an implementation-based program, the set for each priority area. Management recommendations and implementation coastal zone was divided into 20 segments. The area in the Summerstrand LSDF strategies were designed with these in mind : falls within segments 10 to 13 (i.e. from Shark Rock Pier to the boundary of the Cape Recife Nature Reserve). For each segment, a description is given of Natural resource management pertinent information for each of the 3 priority areas (i.e. natural resource Allow dynamic coastal and aquatic processes to function management, coastal pollution and coastal development) in the form of tables Protect natural habitats and biota and supporting maps. Coastal development is assessed strategically (rather Protect heritage resources than on a segment basis) by dividing the coast into ‘management areas’ – Facilitate equitable and sustainable utilisation of natural resources Northern Beaches, Southern Beaches and ‘the Wildside’. Available information Promote collective responsibility and co-operative governance in on coastal development is reviewed and compared to guide where the managing the coastal zone municipality should focus development and/or maintenance. The CMP also Facilitate information sharing and transparency to allow for includes a table of broad recommendations (i.e. common to all participatory management of the coastal zone and informed decision- segments/general areas of the coastal zone) to achieve objectives per priority making area. It is important that those involved in coastal zone management do not read these in isolation of the management recommendations given per Coastal Pollution segment.
Maintain good coastal water quality that is safe for recreational
exposure and resource use, and that is needed by natural organisms to
persist
Coastal Development
Plan for sustainable coastal development that protects natural habitats and heritage features and the ecological processes that support these The coast must be developed in a manner that allows for safe access and enjoyment by all people Coastal development must be designed to build resilience to the impacts of climate change and sea-level rise
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Map 54 : Coastal Management Programme : Segments 7-12
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Map 55 : Coastal Management Programme : Segments 13-15
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5.0 Student Accommodation Strategy Townhouses Residential Buildings (Home Owners Sectional Title Single Residential Association/Body (Home Owners The Student Accommodation Policy is a parallel policy and outlines a policy to deal Corporate) Association/Body Corporate) with matters relating to Student Accommodation in the Municipality. Bachelor/1 bed Unit Bachelor/1 bed Flat = 2 12 = 2 Students Students 5.1 Status 2 Bedroom Unit = 4 2 Bedroom Flat = 4 Students Students Draft 3 Bedroom Unit = 6 No. ofNo. Students 3 Bedroom Flat = 6 Students Students
5.2 Objectives Properties that are large enough to accommodate more than 12 students Written Consent from the Home Owners must apply for rezoning to The Student Accommodation Policy is intended to: Association/Body a zone that permits Written Consent from Corporate. multiple dwelling units, in the Home Owners If the entire residential set out guidelines that will enable the assessment of land use management terms of the relevant Town building will comprise the Association/Body applications relating to Student Accommodation; Planning Scheme. Such proposed Student Corporate set out parameters to improve conditions related to health, safety and applications will be Accommodation to be assessed based on the established by the owner, transportation (parking, access, public transport etc.); OtherRequirements the Council Use rights must applicable Land Use be sought. maintain a balance between accommodating students in residential areas Management Instruments without negatively affecting surrounding property owners and students alike; available. provide guidelines to all role-players (residents, property owners, universities) Either the owner or manager will permanently reside on the property for the purpose regarding the NMBM’s requirements regarding Student Accommodation; of the management of Student Accommodation. identify the role-players and their responsibility to ensure compliance in terms Table 39 : Maximum Permitted Number of Students of this Policy.
5.3 Development Parameters Parking Requirements: Parking to be provided in terms of the Department of Transportation Standards (DOT), with respect to “Boarding Houses”, at 0.6 Bays/Habitable room. Land Planning and Management Other Parameters: No building may be erected so as to exceed the Uses: Applications for Student Accommodation will be dealt with as : Coverage, Height and Building Line specifications and other - Special Consent: Special Uses (Student Accommodation) parameters in terms of the zoning and, or approved conditions - A Temporary Departure. applicable to the property. - Rezoning to Special Zone (Student Accommodation). Permitted Number of Students: The number of students will not exceed that set out in the table.
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Building Inspectorate Development Parameters Student Accommodation may be established only from an approved it is required that Student Accommodation facilities gets registered in building, in terms of the National Building Regulations and Building the tertiary institution Off-campus Accommodation data base from Standards Act No. 103 of 1977. which students are enrolled, in order to facilitate management of the No alterations to a dwelling house which, in the opinion of the Council, following, among other issues: are such that it will not be possible to revert it to use as a dwelling house - report student behaviour to the tertiary institution; will be permitted. - compliance with Ministry of Higher Education Student The minimum floor area for a single bedroom is 6 m². Accommodation requirements; Not more than two students (roommate or housemate) may be - updated data base of Student Accommodation service providers. accommodated in any double bedroom, and such bedroom must establishments that intend to be accredited by tertiary institutions as have a minimum floor area of 14 m². Student Accommodation Service Providers should provide proof of Communal bathrooms must be provided at a ratio of one bathroom compliance with the provisions of this Policy. per four students, and such bathrooms must consist of the following: Tertiary Institutions shall facilitate the signing of the House Rules for Off- - A water closet (toilet). campus Accommodation - A shower/bathtub. Tertiary Institutions to facilitate education campaigns on the following: - A hand washbasin. - Noise awareness; - Crime prevention; Environmental Health - Responsibilities of tenants. No Student Accommodation may be operated without a valid permit Off-Campus Student Accommodation to comply with the Tertiary from the NMBM Public Health Directorate. Institution Code of Conduct and the Council By-Laws. No cooking of meals will be permitted in the sleeping area i.e. bedrooms, any common area expect in an area designated on an Student Accommodation Manager approved building plan as a kitchen. The kitchen area shall be The Student Accommodation Manager will reside on the property provided at a ratio of 0.8m² per student. 24hours a day and is expected to ensure that the code of conduct is Every dwelling unit used for Student Accommodation shall provide a enforced. recreational/common area at a ratio of 0.8m² per student. The tertiary education institutions together with the property owner will be responsible for the discipline of the students. Electricity and Energy Providers of Student Accommodation must consult and collaborate Student Accommodation can only be established from an approved with their “feeder” tertiary institutions in establishing suitable disciplinary dwelling unit, which has been circulated for comments to the Electricity codes and mechanisms. and Energy Department.
Infrastructure and Engineering Student Accommodation applications shall be circulated to the Infrastructure and Engineering Department for comments.
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6.0 Guest House Strategy Ancillary Uses A guesthouse may have the following Ancillary Uses subject to property The Guest House Policy is a parallel policy and outlines a policy to deal with matters zoning rights and compliance with relevant parameters : relating to Guest Houses in the Municipality. Conference Facilities 6.1 Status Pampering Services
Draft Parking parameters to be in accordance with applicable Zoning Scheme Regulations (with leniency at the Planner’s discretion). 6.2 Objectives Maximum Number of Guestrooms The primary objective of the Guesthouse Policy is to create a uniform, consistent The maximum number of guestrooms will be sixteen (16), subject to and reliable approach to the assessment and granting of land use rights, in compliance with relevant parameters. respect of guesthouse establishments, thereby ensuring a balance between
economic enterprise and regulation. Other Considerations to be Noted, Deemed Relevant
6.3 Development Parameters Kitchenettes are to be permitted in guest rooms. They are not to be viewed as increasing densities on guesthouse properties. Defining a Guesthouse Accreditation with relevant institutions to not be made a requirement. No maximum number of guesthouses permitted in an area being set, A number of establishments offering accommodation similar to market demand deemed sufficient to deal with issue of proliferation. guesthouses exist. It is for this reason that a distinction is made between Design specifics not considered a necessity because the definition of a how a guesthouse is defined as opposed to other forms of dwelling unit as per the applicable Zoning Scheme is deemed sufficient accommodation. to manage issues relating to authenticity.
“A building used for human habitation that be a primary or second Standard Conditions of Approval dwelling; not exceeding 16 guest bedrooms : occupied by the owner or manager in which persons are accommodated on a temporary It is recommended that the following standard set of conditions be basis: with associated ancillary facilities directly related to the operation considered in respect of a positive consideration of all applications to of the guesthouse; but excluding boarding houses, student permit use rights for the operation of a guesthouse and/or ancillary facilities accommodation, self-catering apartments, back packers, hotels, / uses at guesthouses. These conditions may be adapted to suit the lodges and all other forms of short-term stay accommodation not application under consideration : mentioned herein.” The owner / proprietor / manager of the guesthouse residing on the Guestroom Threshold property. The guesthouse will not be used for any other similar form of temporary A maximum room threshold of two (2) adults plus two (2) children (aged 12 accommodation such as self-catering accommodation, backpackers, years and below) per guestroom. student accommodation, lodge and a hotel.
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The guesthouse and its associated activities not adversely affecting the 7.2 Objectives amenity of the surrounding area. All facilities, including the provision of meals, being for the exclusive use The key objectives of the Tall Buildings Policy are therefore to : of overnight guess only. On-site parking will be provided on the basis of at least one parking bay To clearly define what a tall building is, for the purposes of this policy and in per guest bedroom or guest suite. the context of the City. Council may terminate any Consent Use granted or change conditions Providing a consistent approach to dealing with tallness and areas where relating to a Consent Use granted if any breach of Approval or tall buildings should be supported. conditions of Approval in the opinion of Council, have taken place. Creating greater awareness of the issues surrounding the design and Council may request the breach to be remedied within a specified location of tall buildings. period of time (as applicable). Support the principles of higher density, increased investment and The property will at all times be kept and maintained in a state that will sustainability of services and facilities. not be detrimental to the amenity of the surrounding area. To ensure a clear and well-functioning mechanism to adjudicate The dining area of the guesthouse not open to the public but for the applications and development proposals, prior to implementation. sole utilisation of guests thus all meals and refreshments are to be serves Support investment and strengthening of the Metro’s economic base. exclusively to sleepover guests / conference venue guests (as Ensure a well-designed urban structure and urban landscape. applicable). Protect the city’s heritage, amenities, precinct character and urban form. Uses, approved as ancillary the guesthouse not open to the public but Provide consistent guidelines for applicants and developers interested in for the sole utilisation of overnight guests. developing tall buildings within the City. Where conference facility is approved ancillary to a guesthouse, the dining area of the guesthouse being utilised exclusively for catering to 7.3 Development Parameters conference delegaes. Compliance with all requirements of the applicable underlying zoning Tall buildings, for the purposes of the Tall Buildings Policy and relating to the of the property. generic city wide Tall Buildings Policy, is defined as:
7.0 Tall Buildings Strategy “Buildings that are significantly higher (50% or more) than buildings in the immediate surroundings (within a 100m radius) of the development site.” The Tall Building Policy is a parallel policy and outlines a policy to deal with matters relating to Tall Buildings in the Municipality. OR
7.1 Status “Buildings that significantly impact or have the potential to impact on the skyline, heritage resources and prominent vistas.” Draft OR
“Buildings higher than 8 storeys.”
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The definition of tall buildings is based on the incremental development intensity 8.0 Transportation Strategy approach. Therefore, not deviating significantly from the status quo, but at the same time supporting increased densities and height. Work in Progress
Work in Progress, subject to Final Draft Tall Buildings Policy.
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9.0 Heritage and Built Environment Management Section 32(7) Authorizes SAHRA to the maintenance and management of a register of The Designation and Management of heritage areas in the NMBM is guided by the heritage objects, which have been declared heritage objects under the following sections of the National Heritage Resources Act of 1999 (NHRA): relevant sections of the NHRA.
Section 30(5) Section 34(1) Applies to the compilation of an inventory of heritage resources, including “No person may alter or demolish any structure or part of a structure which heritage objects, and the submission of such an inventory to the relevant is older than 60 years without a permit issued by the relevant provincial heritage authority. heritage resources authority.” “At the time of compilation of a town or regional planning scheme or a spatial plan, a planning authority shall compile an inventory of the heritage Section 47 resources which fall within its area of jurisdiction and submit such an Requires that the heritage resources authority adopts a plan for the inventory to the relevant heritage authority…” management of heritage resources and that all actions of authorities must o Places and objects of cultural significance link society through memory be consistent with general policies. to a sense of social and individual identity.
o The NHRA identifies heritage resources as unique, non-renewable and It also includes all “structures” over 60 years of age. It is an inclusive and precious, and states that heritage has the power to affirm diverse cultures comprehensive act that revises and updates earlier definitions and approaches to and contribute to nation building. The resources acknowledge and heritage management. celebrate achievements in the past and contribute to redressing past
equalities. Heritage can also promote “healing, and material and
symbolic restitution.” o Heritage and heritage resources contribute significantly to the sense of identity and the history of a city. The significance of heritage resources, and their inclusion in the management and planning of a city is important if the resources are to be conserved for future generations to have an understanding of the past history of their environment and the developments that shaped it. o History, diversity and cultural heritage adds to the unique qualities of the city and should be sensitively accommodated in development and planning of the city in order that such qualities may be retained as economic generators for tourism and business.
Section 32 Refers to the management and specifically control of export of heritage objects.
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7 Chapter 7 : Implementation Strategy and IDP Alignment
Subject to IDP alignment and conclusion of SDF proposals.
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