LAND USE MANAGEMENT: ETHEKWINI MUNICIPAL LAND USE SCHEME: INNER WEST PLANNING REGION Pinetown Sizakala Center: 60 Kings Road, Pinetown, Tel: (031) 311-6265 APPLICATION NO: LUMS20210370094/IW RESERVOIR HILLS SCHEME: COMBINE APPLICATION: ERF 4735 RESERVOIR HILLS: 1 DERNA ROAD PART A SUBDIVISION OF THE SITE INTO 4 PORTIONS PART B REZONING OF PROPOSED PORTION 1, 3 AND 4 OF ERF 4735 RESERVOIR HILLS FROM SPECIAL RESIDENTIAL 1 TO INTERMEDIATE RESIDENTIAL 1 AND PROPOSED PORTION 2 OF ERF 4735 RESERVOIR HILLS FROM SPECIAL RESIDENTIAL 1 TO ROAD RESERVE. Date Application Advertised: 25 June 2021 Date Application Closes for objections: 13 August 2021 Members of the public are invited to lodge written objections as follows: 1. To the Regional Co-Ordinator: Inner West Region, Land Use Management Branch, • Pinetown Civic (Sizakala) Centre, 2nd Floor, 60 Kings Road, Pinetown, (drop in Box) or by • Registered post to P O Box 680, Durban, 4000, or by • Fax to 031 701-8863, or by • e-mail to [email protected], Tel No. 031-322 1907 • Inner West Regional Office Telephone No. 031 311 6265. AND 1. The Applicant: Wesley Govindsamy, Unit 17D, Shireen Mews Complex, 87 Clayfield Drive, Phoenix, 4068 Applicant’s Tel. No: 067 036 1792 Email address: [email protected] IMPORTANT: Should you fail to lodge or forward objections to both parties by the said date, your objection will be invalid. MOTIVATIONAL MEMORANDUM: IN SUPPORT OF A COMBINED APPLICATION AS FOLLOWS: PART A – A REZONING FROM SPECIAL RESIDENTIAL 650 TO INTERMEDIATE RESIDENTIAL 1 ON ERF 4735 RESERVOIR HILLS. PART B – A SUBDIVISION ON ERF 4735 RESERVOIR HILLS, TO CREATE PROPOSED PORTION 1 OF ERF 4735 RESERVOIR HILLS PROPOSED PORTION 2 OF ERF 4735 RESERVOIR HILLS MOTIVATIONAL(TO BE REZONED MEMORANDUM: TO ROAD RESERVE FOR TRANSFER TO ETHEKWINI MUNICIPALITY) PROPOSED PORTION 3 OF ERF 4735 RESERVOIR HILLS PROPOSED PORTION 4 OF ERF 4735 RESERVOIR HILLS & A PROPOSED RIGHT OF WAY SERVITUDE. IN FAVOUR OF A MEDIUM DENISITY RESIDENTIAL DEVLOPEMENT FOR THE SITE SITUATED AT 1 DERNA ROAD IN TERMS OF THE ETHEKWINI MUNICIPALITY: PLANNING AND LAND USE MANAGEMENT BY-LAW 2016 Windows User [Date]AND [Course title] THE INNERWEST/RESERVOIR HILLS SCHEME COMBINED SUBDIVISION AND REZONING. Contents 1 INTRODUCTION AND SUMMARY 3 1.1 PURPOSE OF THE REPORT 3 1.2 THE APPLICANT 3 1.3 THE SUBJECT SITES 3 1.4 THE PROPOSAL 5 2 THE APPLICATION AREA 6 2.1 LOCALITY 6 2.2 ACCESS 6 2.3 OWNERSHIP 7 2.4 TITLE DEED RESTRICTIONS 7 2.5 CADASTRAL DESCRIPTION AND EXTENT 7 2.6 EXISTING ZONING AND PROPOSED ZONING 7 2.7 SURROUNDING LAND USES 9 2.8 PHYSICAL CHARACTERISTICS 12 2.9 MOVEMENT AND CIRCULATION 12 2.10 ACCESS, PARKING AND TRAFFIC CONSIDERATIONS 12 2.11 ENVIRONMENTAL IMPACT 13 3 GENERAL CONSIDERATIONS 13 3.1 ENVIRONMENTAL CONSIDERATIONS 13 3.2 ENGINEERING CONSIDERATIONS 13 4 MOTIVATION 14 4.1 MOTIVATION IN SUPPORT OF A REZONING FROM SPECIAL RESIDENTIAL 650 TO INTERMEDIATE RESIDENTIAL 1 FOR ERF 4735 RESERVOIR HILLS. 14 4.2 MOTIVATION IN SUPPORT OF THE PROPOSED SUBDIVISIONS AND PROPOSED RIGHT OF WAY SERVITUDE. 16 5. PLANNING AND MOTIVATION IN SUPPORT OF THE APPLICATION 17 5.1 STATUTORY DEVELOPMENT FRAMEWORK 17 5.2 NEED AND DESIRIBALITY 17 5.3 ALIGNMENT TO THE SPATIAL DEVELOPMENT FRAMEWORK 18 5.4 CITY DENSIFICATION STRATEGY 19 1 | P a g e COMBINED SUBDIVISION AND REZONING. 6. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT 20 7. CONCLUSION 24 ANNEXURE A APPLICATION FORM ANNEXURE B POWER OF ATTORNEY ANNEXURE C TITLE DEED ANNEXURE D LOCALITY PLAN ANNEXURE E ZONING PLAN ANNEXURE F SG DIAGRAM ANNEXURE G SUBDIVISIONAL LAYOUT PLAN ANNEXURE H DEPARTMENTAL COMMENTS 2 | P a g e COMBINED SUBDIVISION AND REZONING. 1 INTRODUCTION AND SUMMARY 1.1 PURPOSE OF THE REPORT The memorandum is submitted to the eThekwini Municipality for the purpose of motivating and providing adequate background information for the approval of the attached combined development application for: Part A – A rezoning from special residential 650 to intermediate residential 1 on Erf 4735 Reservoir Hills. Part B – A subdivision of Erf 4735 Reservoir Hills, to create the following portions: Proposed Portion 1 of Erf 4735 Reservoir Hills Proposed Portion 2 of Erf 4735 Reservoir Hills will be rezoned to Road Reserve and sold back to the eThekwini municipality. Proposed Portion 3 of Erf 4735 Reservoir Hills Proposed Portion 4 of Erf 4735 Reservoir Hills Proposed Right of Way Servitude. The application is made to the eThekwini Municipality in terms of Category 3 of the Planning and Land Use Management By-Law 2016 read in conjunction with the Reservoir Hills and Inner West Town Planning Scheme. (Refer to Annexure A: APPLICATION FORM & POWER OF ATTORNEY). 1.2 THE APPLICANT Dallas Developers CC are the registered owners of Erf 4735 Reservoir Hills, and will appoint Reshan Moodley (Registered Architect) to lodge the planning report, which is in compliance with the provisions of eThekwini Municipality: Planning and Land Use Management By-Law 2016. (Refer to Annexure B: TITLE DEED and S.G DIAGRAM). 1.3 THE SUBJECT SITES The application site is located on along two road frontages, Derna Road & Dangelo Place. 3 | P a g e COMBINED SUBDIVISION AND REZONING. The extent of the sites are as follows: SITE ADDRESS ERF NUMBER EXTENT (m²) 1 DERNA ROAD ERF 4735 RESERVOIR HILLS 24877 The site will take access off Derna Road. 4 | P a g e COMBINED SUBDIVISION AND REZONING. 1.4 THE PROPOSAL The intention of the proposed combined application is to Rezone Erf 4735 Reservoir Hills from special residential 650 to Intermediate residential 1. The proposed zoning will enable the developer a higher density zoning in order to propose free standing sectional title residential units. The second part of the application is to subdivide Erf 4735 Reservoir Hills into four portions namely, proposed Portion 1, 2, 3, and 4 of Erf 4735 Reservoir Hills and a proposed right of way servitude. It must be noted that proposed portion to will be rezoned to road reserve and must be sold to eThekwini municipality as the rightful owner of Derna Road. The subdivision will enable the developer to possible market the individual portions in future depending on the profitable value which can be obtained by the sale of the land once rezoned. Proposed Portion 1,3 & Portion 4 of Erf 4735 Reservoir Hills currently contains free standing residential units which was approved without the proposed subdivision. The approval was given as per the current zoning which limited the developer to 27 Residential Units. The proposed zoning will allow the developer a higher yield of dwelling units per hectare. 5 | P a g e COMBINED SUBDIVISION AND REZONING. 2 THE APPLICATION AREA 2.1 LOCALITY The site will be accessed via Derna Road. This is a residential distributor road and it provides direct linkages to Mountbatten Drive and Ramsden Road which lies perpendicular to Dangelo Road. Dangelo/Derna Road is well developed in terms of road infrastructure. Figure 1: LOCALITY MAP 2.2 ACCESS Access to the application site is gained directly of Derna Road. This access point will continue to be the main access point onto the site. 6 | P a g e COMBINED SUBDIVISION AND REZONING. 2.3 OWNERSHIP As indicated above, the site is currently owned by Dallas Developers CC (Refer to Annexure B: TITLE DEED & POWER OF ATTORNEY). 2.4 TITLE DEED RESTRICTIONS There are no restrictive conditions found within Title Deed No. T 2063/2013 and therefore the proposal can be considered on the site. 2.5 CADASTRAL DESCRIPTION AND EXTENT The application sites is known as; SITE ADDRESS ERF NUMBER EXTENT (m²) 1 DERNA ROAD ERF 4735 RESERVIOR HILLS 24877 2.6 EXISTING ZONING AND PROPOSED ZONING SITE ADDRESS ERF NUMBER EXISTING PROPOSED PROPOSED PROPOSED LAND ZONE SUBDIVIONS ZONING USE 1 DERNA ROAD ERF 4735 SPECIAL PORTION 1 OF ERF INTERMEDIATE MULTIPLE UNIT RESERVOIR RESIDENTIAL 4735 RESERVOIR RESIDENTIAL 1 DEVELOPMENT HILLS 650 HILLS PORTION 2 OF ERF ROAD RESERVE TO BE SOLD TO 4735 RESERVOIR ETHEKWINI HILLS MUNICIPALITY PORTION 3 OF ERF 4735 RESERVOIR HILLS PORTION 4 OF ERF 4735 RESERVOIR HILLS 7 | P a g e COMBINED SUBDIVISION AND REZONING. (Refer to Annexure C: ZONING/LAND USE PLAN AND ZONING CERTIFICATE). Zoning Plan attached as Annexure C EXISTING ZONING DEVELOPMENT CONTROLS DEVELOPMENT PARAMETERS: SPECIFICATION: ZONING: Special Residential 650 FLOOR AREA RATIO: 0.75 COVERAGE: 40% MIN. BUILDING LINE: 7.5m MIN. SIDE SPACE: 4.5m MIN. REAR SPACE: 4.5m MAX PERMITTED HEIGHT: 6 Storeys PARKING REQUIREMENT: Dependant on land use NO. OF UNITS: N/A PRIMARY USES: Boarding House, Chalet Development, Conservation Area *Dwelling House, Flat, Hotel, Multiple Unit Development, Private Open Space, Public Open Space, Retirement Centre. SPECIAL CONSENT USES: *BTTS Crèche, *Health Studio, Laundry Mobile, Home Park & Camping Ground, *Office, *Restaurant / Fast Food Outlet, *Shop, Special Building. PROPOSED ZONING DEVELOPMENT CONTROLS DEVELOPMENT PARAMETERS: SPECIFICATION: ZONING: Intermediate residential 1 FLOOR AREA RATION: N/A COVERAGE: 40% MIN. BUILDING LINE: 7.5m 8 | P a g e COMBINED SUBDIVISION AND REZONING. MIN. SIDE SPACE: 2.0m MIN. REAR SPACE: 3.0m MAX PERMITTED HEIGHT: 2 Stories PARKING REQUIREMENT: Dependent on the Land Use NO. OF UNITS: 25 du/ha PRIMARY USES: Conservation Area Dwelling House Multiple Unit Development Flat SPECIAL CONSENT USES: Base Telecommunications Transmission station Boarding House Chalet Development Institution Mobile Home Park & Camping Ground Private Open Space Retirement Centre Special Building 2.7 SURROUNDING LAND USES The area of reservoir hills is characterized by single standing dwelling units. From a site inspection it was noted that there are some business that operate from the residential sites.