BBuuffffaalloo CCiittyy MMeettrrooppoolliittaann MMuunniicciippaalliittyy Local Spatial Development Framework For Gonubie Main Road March 2012 Report submitted by: JONAS & ASSOCIATES Tel: (043) 741 1424 Fax: (043) 741 1423 Email: [email protected] GONUBIE MAIN ROAD LSDF: DEVELOPMENT PERSPECTIVE March 2012 Table of Contents 1.1 Background to the project ......................................................................................... 7 1.2 Project Terms of Reference ....................................................................................... 7 1.3 Purpose of this Report ............................................................................................... 2 1.4 Description of the Study Area ................................................................................... 3 1.5 Project Methodology ................................................................................................. 5 1.6 Structure of the Report .............................................................................................. 5 2.1 Introduction .............................................................................................................. 7 2.2 The Legislative Framework ....................................................................................... 7 2.2.1 The Municipal Systems Act (Act 32 of 2000) .................................................... 7 2.2.2 The Development Facilitation Act (Act 67 of 1995) ........................................... 8 2.2.3 The White Paper on Wise Land Use: Spatial Planning & Land Use Management ..................................................................................................................... 8 2.2.4 The Land Use Management Bill (April 2008) ................................................... 9 2.3 The Local Policy Framework ................................................................................... 10 2.3.1 Principles and Guidelines of the Buffalo City Spatial Development Framework 10 2.3.1.1 Spatial Structuring Elements in the SDF ..................................................... 10 2.3.1.2 Preferred Land Use Outcomes in the Buffalo City Spatial Development Framework ................................................................................................................... 13 2.3.1.3 Policy Guidelines for Major Land Uses – Residential, Agriculture, Tourism and Natural Environment ............................................................................................ 14 2.3.2 The Quenera Local Spatial Development Framework ...................................... 15 2.3.3 Conclusion: Planning Informants ..................................................................... 17 3.1 Socio Economic Perspective ..................................................................................... 19 3.1.1 Total Population .................................................................................................. 20 3.1.2 Age Profile ........................................................................................................ 20 3.1.3 Employment Status .......................................................................................... 20 3.1.4 Annual Household Income ............................................................................... 21 3.2 Land Use and Related Matters ................................................................................. 21 3.2.1 Existing Land Use ............................................................................................. 21 3.2.2 Existing Zoning and Non-Conforming Uses .................................................... 27 3.2.3 Recent Land Use Changes and Development Trends ...................................... 29 3.2.3.1 Subdivisions, Rezonings and Densification ................................................. 29 3.2.3.2 Departures ................................................................................................ 32 ii | P a g e GONUBIE MAIN ROAD LSDF: DEVELOPMENT PERSPECTIVE March 2012 3.3 Physical and Natural Environment ......................................................................... 33 3.3.1 Topography and Slope ..................................................................................... 33 3.3.2 Vegetation and Biodiversity Conservation ....................................................... 35 3.3.3 Land Capability ................................................................................................ 39 3.4 Matter Arising from Public Consultation and IDP Outreach ................................... 41 3.4.1 Public Consultation Process .............................................................................. 41 3.4.2 IDP Outreach .................................................................................................... 41 4.1. Roads and Transport ............................................................................................... 42 4.2. Water and Sanitation .............................................................................................. 45 4.2.1 Bulk Water Supply ........................................................................................... 46 4.2.1.1 Storage Reservoirs ........................................................................................... 46 4.2.1.2 Trunk Mains .................................................................................................... 47 4.2.1.3 Operational Head ............................................................................................ 47 4.2.1.4 Future Demand ............................................................................................ 47 4.2.2 Sewer System and Treatment Works ............................................................... 50 4.2.2.1 Current Capacity........................................................................................... 50 4.2.2.2 Future Demand ......................................................................................... 50 4.3. Electricity.................................................................................................................. 51 4.3.1 Bulk Electricity Supply ...................................................................................... 51 4.3.2 Gonubie Reticulation Network ........................................................................ 52 4.3.3 Network Extensions ......................................................................................... 55 4.3.3.1 BCM’s Medium Voltage Network: ................................................................ 55 4.3.3.2 Electricity Supplies within the areas presently served by Eskom: ........... 56 5.1 Legislative and Policy Informants ............................................................................ 57 5.1.1 Legislative Informants .......................................................................................... 57 5.1.2 Policy Informants .............................................................................................. 57 5.2 Socio Economic, Spatial and Land Use Informants ................................................ 58 5.3 Infrastructure Informants ....................................................................................... 60 5.3.1 Water and Sanitation ....................................................................................... 60 5.3.1.1 Water ............................................................................................................ 60 5.3.1.2 Sewerage ....................................................................................................... 60 5.3.2 Electricity .......................................................................................................... 61 5.4 Traffic Management Informants ............................................................................. 62 iii | P a g e GONUBIE MAIN ROAD LSDF: DEVELOPMENT PERSPECTIVE March 2012 5.5 Environmental Informants ..................................................................................... 63 6.1 Introduction ............................................................................................................ 66 6.2 Overall Spatial Structure - Identified Development Nodes & Corridors ................ 67 6.2.1 Overall Spatial Structure .................................................................................. 67 6.2.2 Identified Development Nodes and Corridors ................................................. 67 6.3 Rationale for Proposed Spatial Structure................................................................ 73 6.4 Land Development Goals ........................................................................................ 73 6.5 Generating the Preferred Land Development Scenario .......................................... 74 6.6 Core Land Development Objectives, Development Character and Land Development Parameters within each Functional Area .................................................... 74 6.6.1 Future Activity Corridor – Band of High-Density Urban Development along a public transportation route ............................................................................................. 75 6.6.2 Mobility Route – Road with limited access that principally carry traffic between major nodes ....................................................................................................... 75 6.6.3 Activity Streets – Local streets located within the sphere of an activity corridor that reinforces