AN EVALUATION OF LAND USE AND MANAGEMENT SYSTEMS BY LOCAL MUNICIPALITIES WITHIN THE SEDISENG DISTRICT HUMPHREY MPHAHLELE B.A HONS (NWU) Mini-dissertation submitted in partial fulfilment of the requirements for the degree of MASTER OF ARTS (DEVELOPMENT AND MANAGEMENT) in the VAAL TRIANGLE FACULTY NORTH WEST UNIVERSITY SUPERVISOR: PROF EP ABABlO' I 6 u c.1. 2006 April 2006 ACKNOWLEDGEMENTS This mini-dissertation is based on the research project of the Sedibeng District Municipality. Permission to use their material is gratefully acknowledged. The opinions expressed are those of the author and do not necessarily represent the policy of the municipality. The assistance, guidance, support and understanding of my supervisor, Prof, E.P Ababio is acknowledged. Sincere thanks also goes to the following persons: Ms. P Madise, my study colleague for her positive encouragement and friendly spirit. Mr M.G Seitei, my work colleague for his positive criticism and support. Ms. C.H Majola, my work colleague for her sustained interest, ideas, and especially her varied inputs that guided and assisted me immensely. Sedibeng District Municipality for their permission to produce this document. Finally, to my father Mr J. Mphahlele for his forbearance and sacrifices during my studies, and would like to bring my heartfelt appreciation to God for making everything possible. SUMMARY This study primarily serves to outline the process and issues that are likely to confront land use management within South Africa. Although cities do not share similar problems of decline, they too suffer the consequences of this apparently inexorable trend. Sedibeng District area is used as a case study for land use management problems in searching and compiling possible solutions for those problems. The study captures the needs and priorities of communities, and also forms the basis for the allocation of scarce resources for the achievements of such needs, as wet1 as setting out a strategic framework for the equitable distribution of resources while taking cognizance of time and budgetary constraints. This holistic and integrated approach ensures that all human and physical aspects are addressed to achieve viability and sustainable development. Land use management guidelines are also created to guide, coordinate and alleviate pressure on the administrative resources of local municipalities. In so doing, these ideas will be implemented and directly controlled. Such an approach is vital when dealing with limited resources and redistribution towards good social justice where no proper planning system was previously in place. TABLE OF CONTENTS ACKNOWLEDGEMENTS ................................................................................... i .. SUMMARY .......................................................................................... II .. KEY WORDS ...................................................................................... VII CHAPTER I:INTRODUCTION ............................................................................ I I. 1 Orientation and problem statement .......................... ... ......................... 1 I.2 Research questions ........................................................................................ 7 I.3 Research objectives ...................................................................................... 8 1.4 Hypothesis...................................................................................................... 8 1.5 Research methodology ................................................................................... 9 1.6 Outline of chapters ............................... .. ................................................. 11 CHAPTER 2: THEORETICAL EXPOSITION OF LAND USE MANAGEMENT IN SOUTH AFRICA ...................................................................... 12 2 .I Introduction................................................................................................... 12 2.2 Defining land use change management .................................... ............... 12 2.3. Use zoning and the effect of uses upon each other ......................... .. ....... 14 2.4 Legal aspects governing town planning schemes ...................... ... ........... 18 2.5 Density control factors .................................................................................. 24 2.6 Land use management and property values ............................................. 27 2.7 Land use management and planning information management .................. 28 2.8. Land use management in relation to traffic and parking .............................. 31 2.9 Conclusion................................................................................................... 32 CHAPTER 3: ANALYSIS AND EVALUATION OF SEDIBENG LAND USE MANAGEMENT SYSTEMS .................................................... 34 3 .IIntroduction ................................................................................................... 34 3.2 Challenges ................................................................................................... 35 iii CHAPTER 4: EMPIRICAL STUDY INTO SEDIBENG LAND USE MANAGEMENT ....................................................................... 57 4.1 Introduction................................................................................................... 57 4.2 Data collection and analysis ......................................................................... 58 4.3 Sampling ...................................................................................................... 59 4.4 Interviews and questionnaires ...................................................................... 60 4.6 Conclusion .............................................................................................. 68 CHAPTER 5: CONCLUSIONS AND RECOMMENDATIONS........................ 70 5.1 Introduction................................................................................................. 70 5.2 Conclusions .................................................................................................. 70 5.3 Recommendations........................................................................................ 72 REFERENCES AND BIBLIOGRAPHY.............................................................. 75 ANNEXURE A.QUESTIONNAIRE ........................................................... 80 LlST OF TABLES Table I: Use zones of Primary and Secondary uses............................................ -17 Table 2: Sedibeng population growth 1996-2001 ......................................................... 40 Table 3: Number of persons interviewed...................................................................... 62 Table 4: Summary of factors causing inconsistent LUMS within Sedibeng ................ 66 Table 6: Possible solution required to formulate Sedibeng LUMS ........................... -67 LlST OF FIGURES Figure I: Planning Discourse Model: Exchange among Land Use Game Players...... 13 Figure 2: Johannesburg City Centre: Natural Segregation of Uses.............................. 16 Figure 3: Part of Bosmont area illustrating the difference between 50x100 and 40x1 00 erven............................................................................................................ 26 Figure 4: Diagram showing isovals of erf land values in R1.000s ................................. 28 Figure 5: New Spatial Information on the State of South Africa 's Ecosystems............ 30 Figure 6: Relationship between Land Use Management and GIs................................ 30 Flgure 7: Land Information Management Systems (LIMS)..................................... .... 31 Figure 8: Location of Sedibeng to the rest of Gauteng................................................. 36 Figure 9: Sedibeng District Local Municipalily Jurisdictions......................................... 37 Figure 10: Incremental population by municipality in Gauteng..................................... 38 Figure 11: Growth of the built up area of Sedibeng District. 1900.1984 ....................... 39 Figure 12: Existing broad development and land use pattern.................................. 43 Figure 13: Industrial development abutting the R59 Corridor...................................... 44 Figure 14: Samancor industrial site also fronting onto R59 Corridor............................ 45 Figure 15: Commercial development fronting Jan Smuts Avenue. Vereeniging........... 45 v Figure 16: Improved Vaalgate Mall of Vanderbijlpark CBD .......................................... 47 Figure 17: Dwelling house office fronting onto Bany Hertzog Ave: Three Rivers. Vereeniging ................................................................................................. 48 Figure 18: Evaton site with services........................................................................... 51 Figure 19: White residence in Vanderbijlpark improved to multiunit apartment ............ 52 Figure 20: Sedibeng District fresh produce market with agricultural land on.site ......... 53 Figure 21: Part of Vaal river strategic development area ............................................. 55 Figure 22: Delayed LUM applications........................................................................... 63 Figure 23: Law enforcement against illegal land uses ................................................ 63 Figure 24: Non-existence of uniform LUMS................................................................. 64 Figure 25: Relationship between