Baardskeerdersbos Precinct Plan

BAARDSKEERDERSBOS PRECINCT PLAN For the Overstrand Municipality & Department of Rural Development & Land Reform By CK Rumboll & Partners, OvP Landscape Architects, Martin Kruger Architects And Sally Titlestad &Bridget O’Donoghue Final | January 2015 BAARDSKEERDERSBOS PRECINCT PLAN CONTENT : <ul style="display: flex;"><li style="flex:1">1</li><li style="flex:1">Introduction </li></ul>The Brief The Study Area Precinct Plan Purpose Approach p5 p5 p6 p6 p6 <ul style="display: flex;"><li style="flex:1">4.2 </li><li style="flex:1">Built Environment </li><li style="flex:1">p16 </li></ul>p16 p16 p16 p17 p18 1.1 1.2 1.3 1.4 4.2.1 Hierarchy and role of settlement 4.2.2 Densities & Vacant Land 4.2.3 Urban edge 4.2.4 Infrastructure 4.2.5 Land use management: Local Planning Level (LPL) <ul style="display: flex;"><li style="flex:1">2</li><li style="flex:1">Sub-Regional Context </li><li style="flex:1">p7 </li></ul><ul style="display: flex;"><li style="flex:1">4.3 </li><li style="flex:1">Key demographic & socio-economic trends </li><li style="flex:1">p21 </li></ul>p21 p21 p21 p21 p21 p21 p21 p21 p21 p21 BAARDSKEERDERSBOS PRECINCT PLAN 2.1 2.2 Setting Role p7 p8 4.3.1 Population Growth & Land Use requirements 4.3.2 Health & Education 4.3.3 Local Economic Development/ Commercial Structure 4.3.4 Employment, Unemployment, Income and Expenditure 4.3.5 Rural Development and Land Reform 4.3.6 Community Facilities 4.3.7 Crime 4.3.8 Property Market Patterns and Growth pressures 4.3.9 Municipal Finance For the Overstrand Municipality & Department of Rural Development & Land Reform <ul style="display: flex;"><li style="flex:1">3</li><li style="flex:1">Historical Overview </li></ul>Status Quo p9 Final I January 2015 <ul style="display: flex;"><li style="flex:1">4</li><li style="flex:1">p10 </li></ul>Purpose of the precinct plan <ul style="display: flex;"><li style="flex:1">4.1 </li><li style="flex:1">Biophysical Environment </li><li style="flex:1">p10 </li></ul>p10 p10 p10 p11 p12 p12 p13 p13 4.1.1 Geology & Soils 4.1.2 Building Materials and Mining 4.1.3 Topography and slopes 4.1.4 Climate Change 4.1.5 Hydrology 4.1.6 Biodiversity 4.1.7 Agriculture 4.1.8 Cultural Heritage Resources To provide a detailed Development and Design Framework for Baardskeerdersbos with parameters relating to the future built form, subdivision policy and preferred land use. The framework is informed by heritage, environmental and infrastructure services indicators, informants and constraints. 4.3.10 Spatial and Social Integration <ul style="display: flex;"><li style="flex:1">5</li><li style="flex:1">Key Challenges </li><li style="flex:1">p22 </li></ul>By CK Rumboll & Partners Town Planners, OvP Landscape Architects, Martin Kruger Architects & Urban Designers, & Sally Titlestad & Bridget O’Donoghue Heritage Practitioners in Association <ul style="display: flex;"><li style="flex:1">6</li><li style="flex:1">Spatial Restructuring Directives and Concept p24 </li></ul>Spatial Restructuring Directives Spatial Vision & Strategies 6.1 6.2 6.3 p24 p26 <ul style="display: flex;"><li style="flex:1">p26 </li><li style="flex:1">Spatial Concept & Design Framework </li></ul><ul style="display: flex;"><li style="flex:1">2</li><li style="flex:1">3</li></ul><ul style="display: flex;"><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li></ul><ul style="display: flex;"><li style="flex:1">7</li><li style="flex:1">Design Framework and Development Proposals p28 </li><li style="flex:1">1. </li><li style="flex:1">Introduction </li></ul><ul style="display: flex;"><li style="flex:1">7.1 </li><li style="flex:1">Specific Development Guidelines </li><li style="flex:1">p30 </li></ul>p30 p30 p30 p30 p30 Baardskeerdersbos, located in the Overstrand Municipal Area between Gansbaai, Stanford and Elim, is contained on the southern slopes of Perdekop, part of the Kouberge. The eastern foothills of Perdekop are home to the Boskloof River, a tributary of the Boesmans River. The Boesmans River forms the southern edge of Baardskeerdersbos running in an east-west direction. 7.1.1 Appropriate Land Use 7.1.2 Development Parameters 7.1.3 Defined Spaces 7.1.4 Landscaping & the Natural Environment 7.1.5 Soft Open Space Considerations The character of Baardskeerdersbos is that of a hamlet - a small village or group <ul style="display: flex;"><li style="flex:1">of houses (Collins English Dictionary, 1991). </li><li style="flex:1">7.2 </li><li style="flex:1">Heritage Guidelines </li><li style="flex:1">p36 </li></ul>89 Implementation Plan Bibliography p40 p43 <ul style="display: flex;"><li style="flex:1">1.1 </li><li style="flex:1">The Brief </li></ul>CK Rumboll and Partners - Planning (CKR), OvP Landscape Architects, Martin KrugerArchitects&UrbanDesignersandinassociationwithSallyTitlestad&Bridget O’Donoghue Heritage Practitioners have been appointed by the Department of Rural Development and Land Reform (RDLR) to draft a precinct plan for the whole of Baardskeerdersbos rural settlement situated in the Overstrand Municipality. The Baardskeerdersbos precinct plan has to focus on cultural and heritage conservation, landscaping and urban design, balancing future residential and economic development with the preservation of the rural, agricultural and natural landscape and open space systems. The precinct plan directs the conservation of the rural hinterland and agricultural settlement character while addressing the increased pressure to develop that may arise from the Gansbaai/ Elim Road (R317) upgrade by means of proposals and guidelines. <ul style="display: flex;"><li style="flex:1">4</li><li style="flex:1">5</li></ul><ul style="display: flex;"><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li></ul>240 1.2 The study area for the Precinct Plan includes the entire area of Baardskeerdersbos. 1.3 Precinct Plan Purpose <ul style="display: flex;"><li style="flex:1">The Study Area </li><li style="flex:1">2</li><li style="flex:1">Sub-Regional Context </li></ul>Setting Baardskeerderbos Precinct BAARDSKEERDERSBOS 220 PRECINCT 2.1 <ul style="display: flex;"><li style="flex:1">Tel: 022 482 1845 </li><li style="flex:1">-</li><li style="flex:1">Faks: 022 487 1661 </li><li style="flex:1">-</li><li style="flex:1">E-pos: [email protected] </li></ul><ul style="display: flex;"><li style="flex:1">DATE: DEC 2014 </li><li style="flex:1">SCALE: 1:10,000 </li></ul>The Overstrand, part of the larger Overberg region of the Western Cape, is an area of great landscape significance. Geological formations and topography including landforms are two informants that determine landscape significance. SOURCE OF INFORMATION: NGI The Baardskeerdersbos Precinct Plan enhances sustainable development within Baardskeerdersbos balancing the 3 areas of sustainability i.e. Legend Roads Thegeologicalformationscausedbythejuxtapositionofruggedsandstonemountain ranges with coastlines and estuaries, while much of it in a pristine state, constitute three broad landscape types i.e. coastal, hillside and mountain landscapes. Of particular importance for Baardskeerdersbos is the Riviersonderend and Palmiet Mountains and Koueberg cluster landscape features representing the topography, landforms and scenic resources. Rivers BAARDSKEERDERSBOS ••socially advancing the population (social equity), conserving the natural and built environment (environmental integrity) and OMain Contours - 5 meters Dams / Marsh Urban Edge AR<ul style="display: flex;"><li style="flex:1">•</li><li style="flex:1">enhancing the economy (economic efficiency) </li></ul>Hence the precinct plan aims to align sustainable land use and associated infrastructure with the needs of the Baardskeerdersbos community. Land use patterns, the third informant of landscape significance, can be classified as rural farm land, protected and natural area and settlements: The precinct plan therefore integrates the social and cultural, natural and economic environments providing for residential, educational, nature – and heritage (aesthetic) conservation business, infrastructure and transport needs. Social, heritage, infrastructure and natural informants of the area are used to guide the retention and conservation of necessary elements while encouraging appropriate forms of development. Rural farmland reflects the historical evolution of agricultural land use through its recognisable, fine agricultural patterning which contributes to the particular character and ambience of the Overstrand hinterland. <ul style="display: flex;"><li style="flex:1">1.4 </li><li style="flex:1">Approach </li></ul>Protected areas include Pearly Beach, Soetfontein, Quoin Point nature reserves and Kogelberg Biosphere Reserve which have regional and national significance. The ecological value of endemic fynbos vegetation types has led to the formation of these nature reserves The Baardskeerdersbos Precinct Plan has eight phases, as follows: The precinct plan provides a detailed Development and Design Framework for Baardskeerdersbos with parameters relating to the future built form, subdivision policy and preferred land use. <ul style="display: flex;"><li style="flex:1">Phase I: </li><li style="flex:1">Inception </li></ul>Phase II: Phase III: Phase IV: Phase V: Phase VI: Phase VII: Phase VIII: Data Collection and Analysis Precinct Plan Drafting & Verification First Review Incorporation of Amendments/ Requirements Public Notification & Participation Consideration of Submissions Final Submission and Approval of Precinct Plan The historical settlement pattern of coastal towns, country villages, resorts and small fishing harbours have resulted in attractive living environments, many of which are being eroded by unsympathetic infrastructure development and suburban sprawl1. Administratively, the precinct plan facilitates the implementation of the IDP and SDF objectives and the alignment thereof with the objectives of the three spheres of government. This significance of the landscape creates and attracts substantial tourism, and therefore economic value for the region. 1 Overstrand Heritage Survey, 2009 <ul style="display: flex;"><li style="flex:1">6</li><li style="flex:1">7</li></ul><ul style="display: flex;"><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li></ul>Geological formations, topographical and landforms informants at a local level are as follows: <ul style="display: flex;"><li style="flex:1">3. </li><li style="flex:1">Historical Overview </li></ul>The area has strong historical links to the trans-human movement patterns of Khoi and San across the Western Cape. The abundance of water and good grazing in the valley would have made it a good place for temporary Khoi stock settlements prior to and moving into the period of colonial settlement. Baardskeerdersbos is located along the slopes of Perdekop which is part of the Kouberge. Two rivers shape the topography and landform i.e. the Boskloof River, a tributary of the Boesmans River on the eastern foothills of Perdekop and the Boesmans River, forming the southern edge of Baardskeerdersbos running in an east-west direction. In the early 18th century a number of loan farms were granted to wealthy and influential Cape families, who extended their farmlands, linking properties together3. ‘Baardskeerdersbos was originally granted as a loan farm to Jan Cloete, a heemraad of Drakenstein, between 1725 and 1730 but was not linked to other farms, changed hands several times and was probably first permanently occupied by Philip Fourie and his descendants from 1778’4. A High Court order in 1965 vested ownership after numerous undivided shares were granted in Farm Baardscheerders Bosch No 107. This action initiated the current form of Baardskeerdersbos. The land use within the hamlet is rural. Hence Baardskeerdersbos maintains visual and environmental harmony with the surrounding farming and cultural landscape. Baardskeerdersbos has high landscape significance as it relates strongly to its local neighbouring settlements and its regional surroundings. <ul style="display: flex;"><li style="flex:1">2.2 </li><li style="flex:1">Role </li></ul>The natural resources available in the area would have informed the location of the dwellings marked on an 1831 quitrent survey. These are no longer extant but would have informed the location of the current settlement, populated by the descendants of Fourie’ sons and sons-in-law in the nineteenth century. Unlike many drosdty towns, the layout of Baardskeerdersbos demonstrates the organic nature of its development as a series of family smallholdings during the 19th century and into the 20th century. The urban form of the village is characterised by cottages lost in the middle of large erven, relative absence of hard boundary treatments such as high walls, variable plot sizes and orientations, and stands of poplar and gum trees5. 3/214 The character of Baardskeerdersbos is that of a hamlet - a small village or group of houses whilst for those passing by on the R317, it may be considered as a gateway to the coast or to the countryside. The Baardskeerdersbos and Elim area has a strong historical relationship to the movement of Khoi and San from inland grazing sites to coastal fishing, pigment, cobble and shellfish collection activities, and later activities such as the retrieval of shipwrecked goods in the colonial period, shellfish gathering, fishing, guano collection and recreational activities2. BAARDSKEERDERSBOS BUILDING FOOTPRINTS 205/213 198/213 197/213 199/213 196/213 195/213 190/213 <ul style="display: flex;"><li style="flex:1">Tel: 022 482 1845 </li><li style="flex:1">-</li><li style="flex:1">Faks: 022 487 1661 </li><li style="flex:1">-</li><li style="flex:1">E-pos: [email protected] </li></ul>179/213 180/213 178/213 <ul style="display: flex;"><li style="flex:1">DATE: DEC 2014 </li><li style="flex:1">SCALE: </li><li style="flex:1">1:8,500 </li></ul>181/213 177/213 183/213 176/213 182/213 175/213 <ul style="display: flex;"><li style="flex:1">191/213 </li><li style="flex:1">208/213 </li></ul>209/213 210/213 81/213 211/213 174/213 <ul style="display: flex;"><li style="flex:1">3306/2000001 </li><li style="flex:1">212/213 </li></ul>200/213 100/213 185/213 101/213 <ul style="display: flex;"><li style="flex:1">30/213 </li><li style="flex:1">189/213 </li></ul>102/213 SOURCE OF INFORMATION: RUMBOLL 186/213 187/213 103/213 104/213 188/213 105/213 213/213 86/213 <ul style="display: flex;"><li style="flex:1">32/213 </li><li style="flex:1">85/213 </li></ul><ul style="display: flex;"><li style="flex:1">6/213 </li><li style="flex:1">106/213 </li></ul>2/213 <ul style="display: flex;"><li style="flex:1">54/213 </li><li style="flex:1">35/213 </li></ul>45/213 110/213 <ul style="display: flex;"><li style="flex:1">36/213 </li><li style="flex:1">34/213 </li><li style="flex:1">47/213 </li></ul><ul style="display: flex;"><li style="flex:1">46/213 </li><li style="flex:1">207/213 </li></ul>44/213 111/213 37/213 <ul style="display: flex;"><li style="flex:1">36/213 </li><li style="flex:1">115/213 </li></ul>42/213 <ul style="display: flex;"><li style="flex:1">43/213 </li><li style="flex:1">112/213 </li></ul>39/213 Baardskeerdersbos is the result of the expansion of a modest family settlement on a VOC loan farm that depended on subsistence farming and the exploitation of coastal resources to a hamlet. It not only has historical significance but has also architectural significance as a late 19th and early 20th century farming settlement, with much of its modest vernacular architecture intact. Also intact is the organic layout of the original farm settlement. BAARDSKEERDERSBOS <ul style="display: flex;"><li style="flex:1">41/213 </li><li style="flex:1">152/213 </li></ul>53/213 40/213 194/213 113/213 114/213 <ul style="display: flex;"><li style="flex:1">118/213 </li><li style="flex:1">48/213 </li></ul><ul style="display: flex;"><li style="flex:1">119/213 </li><li style="flex:1">121/213 </li></ul>155/213 120/213 49/213 <ul style="display: flex;"><li style="flex:1">154/213 </li><li style="flex:1">125/213 </li></ul><ul style="display: flex;"><li style="flex:1">124/213 </li><li style="flex:1">123/213122/213 </li></ul>50/213 78/213 156/213 117/213 <ul style="display: flex;"><li style="flex:1">153/213 </li><li style="flex:1">158/213 </li></ul><ul style="display: flex;"><li style="flex:1">52/213 </li><li style="flex:1">116/213 </li><li style="flex:1">65/213 </li></ul>14/213 27/213 <ul style="display: flex;"><li style="flex:1">61/213 </li><li style="flex:1">60/213 </li></ul>77/213 <ul style="display: flex;"><li style="flex:1">76/213 </li><li style="flex:1">19/213 </li></ul>63/213 202/213 13/213 73/213 64/213 20/213 There is a furrow ‘leiwater’ system, probably dating back to the 19th century, using water that comes from the spring in the kloof above Baardskeerdersbos, and which remains in use today6. These water resources are now under pressure from the expansion of the settlement during the 20th century7. 160/213 75/213 <ul style="display: flex;"><li style="flex:1">25/213 </li><li style="flex:1">72/213 </li></ul>21/213 <ul style="display: flex;"><li style="flex:1">15/213 </li><li style="flex:1">67/213 </li><li style="flex:1">157/213 </li></ul>22/213 <ul style="display: flex;"><li style="flex:1">126/21 </li><li style="flex:1">3</li><li style="flex:1">193/213 </li><li style="flex:1">99/213 </li></ul>RE/213 127/213 203/213 133/213 28/213 <ul style="display: flex;"><li style="flex:1">58/213 </li><li style="flex:1">59/213 </li><li style="flex:1">128/21 </li><li style="flex:1">3</li></ul>132/213 56/213 57/213 159/213 <ul style="display: flex;"><li style="flex:1">172/213 </li><li style="flex:1">151/213 </li></ul><ul style="display: flex;"><li style="flex:1">131/213 </li><li style="flex:1">16/213 </li></ul><ul style="display: flex;"><li style="flex:1">69/213 </li><li style="flex:1">68/213 </li></ul>162/213 130/213 <ul style="display: flex;"><li style="flex:1">129/213 </li><li style="flex:1">163/213 </li><li style="flex:1">161/213 </li></ul><ul style="display: flex;"><li style="flex:1">70/213 </li><li style="flex:1">164/213 </li></ul>171/213 <ul style="display: flex;"><li style="flex:1">71/213 </li><li style="flex:1">167/213 </li></ul>95/213 <ul style="display: flex;"><li style="flex:1">168/213 </li><li style="flex:1">201/213 </li></ul>96/213 97/213 <ul style="display: flex;"><li style="flex:1">98/213 </li><li style="flex:1">165/213 </li></ul>17/213 <ul style="display: flex;"><li style="flex:1">144/213 </li><li style="flex:1">145/213 </li></ul>91/213 170/213 146/213 169/213 82/213 It is a rare example of a hamlet that has undergone relatively little development during the mid to late 20th century. 2 Overstrand Heritage Survey, 2009:94 3Walton, in Overstrand Heritage Landscape Group, 2009:93 I 4Overstrand Heritage Survey, 2009:93 I 5Overstrand Heritage Survey 2009:93 I 6Benade 2006: 289, in Overstrand Heritage Survey, 2009. I 7Overstrand Heritage Survey, 2009:94 <ul style="display: flex;"><li style="flex:1">8</li><li style="flex:1">9</li></ul><ul style="display: flex;"><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li><li style="flex:1">Baardskeerdersbos Precinct Plan I Final I January 2015 </li></ul>Symbol Legend <ul style="display: flex;"><li style="flex:1">Era </li><li style="flex:1">Group </li><li style="flex:1">Formation </li><li style="flex:1">Geology </li></ul><ul style="display: flex;"><li style="flex:1">Quatemary </li><li style="flex:1">Alluvium </li></ul>BAARDSKEERDERSBOS GEOLOGY Legend: Dc- Devonian Dr - Devonian Nt - Namibian Ope- Ordovicia Qg - Quarternary Ss - Silurian <ul style="display: flex;"><li style="flex:1">Ceres </li><li style="flex:1">Bokkeveld </li><li style="flex:1">Undifferentiated Ceres Subgroup </li></ul><ul style="display: flex;"><li style="flex:1">4</li><li style="flex:1">Status Quo </li></ul>

Baardskeerdersbos Precinct Plan

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