STATE OF THE BUILT ENVIRONMENT Khayelitsha, Mitchells Plain, Greater Blue Downs District Draft Baseline and Analysis Report 2019 State of the Built Environment DRAFT Version 1.1 8 November 2019 Page 1 of 77 STATE OF THE BUILT ENVIRONMENT CONTENTS A. STATE OF THE BUILT ENVIRONMENT .................................................................................. 4 LAND USE AND DEVELOPMENT TRENDS .................................................................................... 5 1. Built environment .............................................................................................................. 6 Residential...................................................................................................................... 6 1.2 Industrial ......................................................................................................................... 7 1.3 Retail and Office ........................................................................................................... 8 Mixed Use .................................................................................................................................. 9 Home based enterprises ......................................................................................................... 9 Smallholdings ............................................................................................................................ 9 Agricultural land ...................................................................................................................... 9 Monwabisi & Mnandi coastal areas ..................................................................................... 9 Supportive land uses ............................................................................................................. 10 Development Pressures......................................................................................................... 10 Vacant land ........................................................................................................................... 10 Key Challenges and Opportunities ..................................................................................... 13 TRANSPORT AND ACCESSIBILTY ............................................................................................... 14 Introduction ............................................................................................................................ 14 Strategic Parameters & Informants ..................................................................................... 15 State of Public Transport ....................................................................................................... 17 State of Road Infrastructure ................................................................................................. 25 State of Freight ....................................................................................................................... 27 Travel Patterns ........................................................................................................................ 28 Key Challenges and Opportunities ..................................................................................... 34 INFRASTRUCTURE ........................................................................................................................ 36 Electricity ................................................................................................................................. 36 Water ....................................................................................................................................... 40 Sanitation (Waste Water and Solid Waste) ........................................................................ 42 Stormwater ............................................................................................................................. 49 Key Opportunities and Constraints ..................................................................................... 50 HUMAN SETTLEMENTS ................................................................................................................. 51 Housing Overview .................................................................................................................. 51 Housing Demand ................................................................................................................... 56 Housing Supply ....................................................................................................................... 60 Page 2 of 77 STATE OF THE BUILT ENVIRONMENT Key Opportunities and Constraints ..................................................................................... 63 PUBLIC FACILITIES ....................................................................................................................... 65 Education ............................................................................................................................... 65 Healthcare .............................................................................................................................. 68 Additional Community Facilities .......................................................................................... 69 Parks and Recreational Facilities ......................................................................................... 72 Key Observations ................................................................................................................... 76 Key Opportunities and Constraints ..................................................................................... 77 Page 3 of 77 STATE OF THE BUILT ENVIRONMENT A. STATE OF THE BUILT ENVIRONMENT Page 4 of 77 STATE OF THE BUILT ENVIRONMENT LAND USE AND DEVELOPMENT TRENDS The Khayelitsha-Mitchells Plain-Greater Blue Downs District is a very dispersed area which has the N2 straddling through it in an east-west direction and the R300 being its western boundary on the northern portion of the district. The Stellenbosch Arterial & N2 forms the northern boundary of the district and the farms of the Stellenbosch municipality the boundary in the north-east. The coastline forms the southern boundary of the district and Baden Powell drive on the south-west. Large portions of land “vacant” land are found in the district and is either zoned for agricultural purposes or open space but these co-incide with protected natural areas along water bodies or biodiversity significant areas. The district also has 3 industrial areas found in Blackheath, Eersteriver and Philippi with some being more sought after than others in terms of development take-up. What follows is by no means meant to be an exhaustive list, but more indicative of the status quo as well as emerging trends in the broader district. The following subsections provide an overview of the key development trends per land use in the Khayelitsha-Mitchells Plain-Greater Blue Downs district. Figure 1: Building plan approvals according to land use type Page 5 of 77 STATE OF THE BUILT ENVIRONMENT 1. Built environment The Khayalitsha-Mitchells Plain-Greater Blue Downs District has many similarities to the Cape Flats District in that it is can be seen as a product of Apartheid town planning. Michells Plain was established as a township in 1971 by the City of Cape Town to accommodate so-called “coloured” people who were evicted and forcibly removed from District Six. Pockets of small holdings remain, especially along the Kuils River corridor and also towards the boundary with Stellenbosch. Khayelitsha was established in the 1980s on the drift sands to the east of Michells Plain. One of the challenges in heritage management is the identification of struggle sites and other sites of significance where the heritage significance is intangible and is not reflected or related to the fabric of the site or place. Residential The District has seen a vast increase in residential development over the past 5 years, particularly in the form of GAP and subsidized housing typologies catering for the low to medium income groups. There has been a trend towards more medium to higher density developments. Incremental residential zonings (Single Residential 2) are predominantly found within Crossroads, Philippi, Mfuleni, Wesbank, Happy Valley and Khayelitsha. The largest residential developments over the past 5 years include: • Forest Village subsidy (Blue Downs) – constructed (Yield 4698 BNG and 122 GAP) • Watergate village GAP (Mitchells Plain) – constructed (Yield 260) • Bardale village GAP(Blue Downs) – constructed(8 phases: Yield P1 – 694, P2 – 565, P3 – 219 SR & 7 sectional title, P7 – 420) • Penhill (Blackheath) – development authorization granted(Yield 8000 sites) • Enkanini subsidy (Khayelitsha) – development application in process(Yield • Happy Valley subsidy(Blackheath) – constructed (Yield • Belladonna GAP(Blackheath) – constructed(Yield • Fountainhead GAP & subsidy(Blackheath) – constructed(Yield Aloe Ridge BNG (Mfuleni) - development application in process (Yield 1368) In addition, the Southern Corridor Human Settlement Programme would focus on the implementation of the N2 Phase 1 and 2 projects and upgrading of 27 linked informal settlements in the vicinity which would benefit more than 50,000 households. The intention Page 6 of 77 STATE OF THE BUILT ENVIRONMENT of the programme is that it is a joint initiative between the province and the City of Cape Town which would include approximately