PORTION 4 OF THE FARM GWAYANG NO 208, DIVISION GEORGE, GEORGE MUNICIPALITY APPLICATION FOR SUBDIVISION & REZONING CLIENT: 8 MILE INVESTMENTS 236 (PTY)LTD PREPARED BY: MARIKE VREKEN URBAN AND ENVIRONMENTAL PLANNERS AUGUST 2018 PROPOSED REZONING & SUBDIVISION: PORTION 4 OF THE FARM GWAYANG NO 208 CONTENTS (I) TABLE OF CONTENTS SECTION A : BACKGROUND ................................................................................... 1 1. BACKGROUND ..................................................................................... 1 1.1. Pre-Application Consultation .................................................... 2 2. THE APPLICATION ............................................................................... 2 2.1. Applications in Terms of other Legislation ................................ 2 3. PROPERTY DESCRIPTION, SIZE AND OWNERSHIP ...................................... 3 SECTION B : DEVELOPMENT PROPOSAL ................................................................ 4 4. DEVELOPMENT SPECIFICATIONS ............................................................. 4 4.1. Proposed Development ............................................................. 4 5. STATUTORY SPECIFICATIONS ................................................................. 5 5.1. Rezoning ................................................................................... 5 5.2. Subdivision ............................................................................... 6 6. ACCESS ........................................................................................... 16 7. TRAFFIC ASSESSMENT ........................................................................ 18 7.1. Assessment of Competing Filling Stations .............................. 19 8. CIVIL SERVICES ................................................................................ 21 8.1. Water supply ........................................................................... 22 8.2. Sewage ................................................................................... 23 8.3. Solid waste management ........................................................ 24 9. ELECTRICAL SERVICES ........................................................................ 24 9.1. Master Plan and Phases .......................................................... 25 9.2. Supply Authority ..................................................................... 25 9.3. Electrical Peak kVA Demand ................................................... 25 10. STORM WATER MANAGEMENT .............................................................. 27 10.1. Natural Water Courses ............................................................ 27 10.2. Proposed Storm Water Drainage System ................................ 27 10.3. Underground Storage of Hazardous Substances ..................... 28 SECTION C : CONTEXTUAL INFORMANTS ............................................................ 30 11. LOCALITY ......................................................................................... 30 12. CURRENT LAND USE AND ZONING ......................................................... 30 AUGUST 2018 i PROPOSED REZONING & SUBDIVISION: PORTION 4 OF THE FARM GWAYANG NO 208 12.1. Land Use ................................................................................. 30 12.2. Zoning ..................................................................................... 32 13. SITE CHARACTERISTICS ...................................................................... 32 13.1. Topography ............................................................................. 32 13.2. Drainage ................................................................................. 33 13.3. Geo-Hydrological Conditions ................................................... 35 13.4. Geotechnical Conditions ......................................................... 36 13.5. Vegetation .............................................................................. 36 13.6. Agricultural Potential .............................................................. 38 13.7. Biodiversity Status .................................................................. 39 13.8. Access ..................................................................................... 39 13.9. Built Environment ................................................................... 40 14. CHARACTER OF THE AREA .................................................................... 40 14.1. Agricultural Character ............................................................. 40 14.2. Airport Related and Other Approvals in the Area .................... 41 15. HERITAGE ........................................................................................ 44 16. SOCIAL IMPACT ASSESSMENT .............................................................. 44 16.1. Socio-economic Impacts ......................................................... 45 16.2. Empowerment Impacts ........................................................... 45 16.3. Public Health and Safety Impacts ........................................... 45 16.4. Other Construction and Operational Phase Impacts ............... 46 16.5. Project Feasibility ................................................................... 46 17. FEASIBILITY STUDY ........................................................................... 46 SECTION D : SPATIAL PLANNING INFORMANTS .................................................. 48 18. EXISTING POLICY FRAMEWORKS .......................................................... 48 18.1. National Development Plan..................................................... 48 18.2. Western Cape Provincial Spatial Development Framework (2014) 50 18.3. Eden District Spatial Development Framework (2017) ........... 52 18.4. George Spatial Development Framework (2013) .................... 53 18.5. Gwayang Local Spatial Development Framework (2015) ........ 54 18.6. George Integrated Development Plan ..................................... 56 SECTION E : MOTIVATION ................................................................................... 58 19. ASSESSMENT OF APPLICATIONS............................................................ 58 AUGUST 2018 ii PROPOSED REZONING & SUBDIVISION: PORTION 4 OF THE FARM GWAYANG NO 208 19.1. The Spatial Planning and Land Use Management Act, 2013 (16 of 2013) ............................................................................................... 58 19.2. Land Use Planning Bylaw for George Municipality, 2015 ........ 58 20. CONSISTENCY WITH SPATIAL POLICY DIRECTIVES ................................... 59 21. CONSISTENCY WITH THE CHARACTER OF THE SURROUNDING AREA .............. 59 22. NEED AND DESIRABILITY .................................................................... 59 22.1. Need ....................................................................................... 59 22.2. Desirability ............................................................................. 60 23. LOCATIONAL FACTORS ........................................................................ 62 24. IMPACT ON INFRASTRUCTURE .............................................................. 62 24.1. Water ...................................................................................... 62 24.2. Electricity ................................................................................ 62 24.3. Sewer...................................................................................... 63 24.4. Traffic ..................................................................................... 63 24.5. Access ..................................................................................... 63 24.6. Solid waste ............................................................................. 63 24.7. Storm Water ........................................................................... 63 25. IMPACT ON THE COMMUNITY ............................................................... 64 25.1. Socio-Economic Impacts ......................................................... 64 25.2. Empowerment Impacts ........................................................... 64 25.3. Other Construction and Operational Phase Impacts ............... 64 26. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT (ACT 16 OF 2013) ... 64 26.1. Spatial Justice ......................................................................... 65 26.2. Spatial Sustainability .............................................................. 65 26.3. Spatial Efficiency .................................................................... 67 26.4. Spatial Resilience .................................................................... 67 26.5. Good Administration ............................................................... 67 27. CONCLUSION .................................................................................... 68 AUGUST 2018 iii PROPOSED REZONING & SUBDIVISION: PORTION 4 OF THE FARM GWAYANG NO 208 (II) ANNEXURES ANNEXURE A. Application Form ANNEXURE B. Power of Attorney & Company Resolution ANNEXURE C. Proof of Pre-application Consultation ANNEXURE D. Copy of Title Deed ANNEXURE E. Surveyor General Diagrams (SG 5385/1945) ANNEXURE F. Traffic Impact Assessment ANNEXURE G. Civil Services Report ANNEXURE H. Electrical Services Report ANNEXURE I. Storm Water Management Plan ANNEXURE J. Freshwater Impact Study ANNEXURE K. Geo-Hydrological Assessment ANNEXURE L. Geotechnical Report ANNEXURE M. Heritage Authorisation ANNEXURE N. Social Impact Assessment ANNEXURE