PRELIMINARY DRAFT

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PRELIMINARY DRAFT not for circulation
feasibility and review of housing plan for
DORDRECHT 800
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Dordrecht 800
Feasibility and Review of Housing Plan
prepared for
by
March 2014
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• CONTENTS

2.1 INTRODUCTION 2.1.2 Purpose of the
Report 2.1.2 Background of this
Report 2.1.3 Terms of Reference 2.1.4 Background
to Settlement 2.2 Status of Housing Project and
Waiting List 2.3 Land Identification and
Ownership 2.4 Engineering 2.5 Environment 2.6 Geo-
tech 2.7 Distribution of Social
Facilities 2.8 Current Spatial Development
Framework 2.9 Future Plans of Other Sector
Departments 2.10 Approval by Council 2.11 Summary
and Recommendations LIST OF FIGURES Figure
2.1 .1 Locality Plan Figure 2.1.2 Aerial
Photograph Figure 2.1.3 Visual Survey Figure
2.2.1 Statistical Background Figure
2.3.1 Cadastral Layout Figure 2.4.1 Engineering Fi
gure 2.5 .1 Environment Figure 2.6.1 Geo-tech Figu
re 2.7.1 Distribution of Social Facilities Figure
2.8.1 Current Spatial Development Framework
LIST OF ANNEXURES Annexure 1 Ownership Annexure
2 Title Deed Annexure 3 Surveyor General
diagram
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• CONTENTS

• GLOSSARY
• Informal Site A Site occupied by a household or
  to which a household has customary rights, e.g.
  Permission to occupy (PTO, no longer formally in
  use) or community agreement via a meeting of
  elders including headman or chief.
• Formal Site A site occupied by a household or to
  which a household is entitled to have a
  registered right recorded at the Deeds Registry
  with a title deed and surveyors diagram and/or
  registered General Plan. However, in many
  instances title deeds have not been issued nor
  ownership registered.
• In-Situ upgrade project Formalising of tenure
  and installation of services and possibly also
  construction of a subsidised dwelling on land on
  which people are already living. Generally refers
  to a project larger than one unit.
• Greenfields project New project site which there
  has been no formal or informal settlement,
  industry, infrastructure to date. Project sites
  are often outside of existing urban development.
• Infill Project New project site within existing
  urban development usually on under utilised or
  vacant land and which often can help to promote
  physical integration between spatially isolated
  parts of the settlement.
• Rectification projects Repair or rebuilding of
  defective existing houses built through one or
  other government housing program.
• Erven The plural of erf meaning plots of land
  each registered as an erf in a deeds registry
  and forming part of a registered General Plan.
• Plots The plural of plot meaning unregistered
  pieces of land informally laid out.
• Portion A plot of land forming part of a
  proposed or approved (by LM Council) subdivision
  layout but which has not yet been registered by
  the Surveyor General as a general plan and for
  which erf numbers have not yet been registered.

ACRONYMS ECDHS Eastern Cape Department of Human
Settlement EIA Environmental Impact
Assessment GP General Plan HSP Human Settlement
Plan LM Local Municipality MHSP Municipal Human
Settlement Plan SA South Africa SANBI South
African National Biodiversity Institute SDF Spatia
l Development Framework
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• INTRODUCTION

• 2.1

• 2.1.4 BACKGROUND TO SETTLEMENT
• Registered Owner Emalahleni Local Municipality
  and Dordrecht Country Club
• Property Description Portion of erf 1 and
  portion of erf 1838, Dordrecht
• Title Deed Number T1015/1926 and T56973/1992
• Servitudes None (See Annexure 3)
• Zoning Unknown
• Site Size 11.5 Ha
• The Dordrecht 800 project is an urban project in
  Dordrecht within Emalahleni Municipality.
• Dordrecht is one of 3 urban centres in Emalahleni
  Municipality. It is classified a rural town with
  the role of being a service centre to the
  adjacent rural hinterland.
• Dordrecht is located on the northern boundary of
  the municipality approximately 71.7 km north of
  Queenstown along the R392 road and 109.2 km
  south of Lady Grey along the same road.

• 2.1.1 PURPOSE OF THE REPORT
• The purpose of this report is to describe the key
  elements to be taken into account when assessing
  the feasibility of Dordrecht 800 as a Human
  Settlement Project and to recommend whether it
  should be approved or not.
• 2.1.2 BACKGROUND TO THIS REPORT
• This report is one of 3 Human Settlement Project
  feasibility reports for Emalahleni Municipality.
  It is designed so that it can be part of a single
  document that includes the other two projects.
• 2.1.3 TERMS OF REFERENCE (Part C.3 Scope of work
  Tender No. SCMU11-12/13-A0240)
• The project terms of reference for the
  feasibility report are summarised as follows
• Ascertain the feasibility of the project within
  each MHSP. The study shall reveal the
  developmental opportunities and constraints in
  relation to
• Determination of housing demand and potential
  beneficiary status
• Land identification and ownership
• Availability of bulk services and confirmation of
  capacity
• Environmental conditions

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• Locality Plan

• Figure 2.1.1

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• Aerial Photograph

• Figure 2.1.2

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• Visual Survey

• Fig 2.1.3

• a. Dordrecht welcome sign board on entrance of
  the town

• b. A view along Grey Street in Dordrecht CBD

• c. The settlement abutting the site towards the
  south over the railway line

• d. The north eastern edge of site

• e. Houses directly abutting the southern boundary
  of the site

• f. The inactive railway line on the site.

• g. Portion of the site where small scale land
  fill occurred

• h. The northern boundary of the site

• i. The Golf course on across the R56 road

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• STATUS OF HOUSING PROJECT AND WAITING LISTS

• 2.2

• 800 subsidies have been proposed for this
  project. These units will comprise a project
  linked subsidy onto an existing greenfield site.
• The number of subsidies are significantly higher
  than the site is able to accommodate.
• At a plot size of 250m² per plot, the site can
  only accommodate 276 units.
• The project will have to be reduced.
• There has been some fill deposited on the site,
  possibly with a view to develop it in the future.
• The municipality has negotiated that the northern
  portion of the site, erf 1838, be donated over to
  the municipality by the current owners, the
  Dordrecht Country Club.
• The waiting list has been requested from the
  municipality and is still awaited for this
  project.

DORDRECHT 800
Population (Emalahleni SDF 2010) Does not Specify
Population (2011 Census) N/A
No. Households (2011 Census) N/A
Proposed Units (EC DHS) 800
Waiting List (Emalahleni LM) Awaited
Figure 2.2.1 Statistical Background
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• LAND IDENTIFICATION AND OWNERSHIP

• 2.3

• The land on which Dordrecht 800 is located is
  portion of Erf 1 and portion of Erf 1838,
  Dordrecht as illustrated on S.G No 696/1850 and
  S.G No. 696/1850, see Fig. 2.3.1. and Annexure 3a
  and 3b.
• It is not clear as to when Erf 1 was registered
  at the Surveyor General, however the survey was
  completed on 22/02/1966, see annexure 3a. Erf
  1838 wasa registered on 11/03/1992, see Annexure
  3b.
• The registered owner of portion of erf 1 is
  Emalahleni Municipality, which comprises the
  larger portion of the sit. Erf 1836 Dordrecht is
  owned by the Dordrecht Country Club as stated in
  Title Deeds T1015/1926 and T56973/1992
  respectively, see Annexure 1a, 1b, 2a and 2b.

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• Cadastral Layout

• Figure 2.3.1

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• ENGINEERING (Kantey Templer)

• 2.4

• BULK SERVICES
• Existing Services
• ....
• INTERNAL SERVICES
• Existing Services
• ....
• GEOTECHNICAL CONDITIONS
• ....
• EXISTING INTERNAL SERVICES ARE ADEQUATE AND
  REQUIRE NO UPGRADING

• TOP STRUCTURE
• ....
• TRAFFIC IMPACT ASSESSMENT
• ...
• ROADS AND ACCESSIBILITY
• ...
• THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN
  SETTLEMENTS.

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• Engineering (Kantey and Templer)

• Figure 2.4.1

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• ENVIRONMENT

• 2.5

• buildings by more than 50 square metres
• infrastructure by more than 50 square metres
  within a watercourse or within 32 metres of a
  watercourse, measured from the edge of a
  watercourse, but excluding where such expansion
  will occur behind the development setback line.

• The site is situated on relatively flat land, see
  Figure 2.5.1
• There are no formerly cultivated fields, see
  Figure 2.5.1
• The Eastern Cape Biodiversity Plan (ECBCP), 2007
  has developed four terrestrial Biodiversity Land
  Management Classes (BLMCs) according to the
  terrestrial Critical Biodiversity Areas (CBAs).
  Each BLMC sets out the desired ecological state
  that the area should be kept in to ensure
  biodiversity persistence.
• The site falls within CBA 2 as per SANBI data
  (2007) and therefore is subject to BLMC 2
  guidelines according to the ECBCP. This must be
  ground-truthed by a botanist, prior to
  undertaking the Human Settlement Project, see
  Figure 2.5.1
• BLMC 2 permits the land to be used for
  Conservation and Game Farming. Settlements are
  not permitted.
• However, it can be seen on Figure 2.5.1 that CBA
  2 is shown as extending over most of the urban
  areas of Dordrecht. This is clearly incorrect and
  the mapping of CBA 2 in this vicinity has not
  been ground-truthed and amended.
• Furthermore, the ground has been disturbed by
  filling and the landscaping and construction of
  the golf course.
• The river flows north west of the site, see
  Figure 2.5.1.
• Housing development would need to ensure that it
  remains 32m from the River or watercourse so as
  to avoid triggering NEMA EIA Regulations, namely
  Listing No. 40 as identified in the Government
  Notice R. 344 (Listing Notice 1). A basic
  assessment would be required for the following
  activities.
• The expansion of

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• Environment

• Figure 2.5.1

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• GEO-TECH

• 2.6

• In terms of the geotechnical information
  available the following is extracted from a
  report by Outeniqua Geotechnical Services cc,
  2013.
• Some potential geotechnical constraints have been
  identified for further investigation which may
  have an impact on the extent of the developable
  land and/or the development costs.
• The recommended typical foundations for subsidy
  housing are conventional strip foundations or
  light rafts to cater for variations in soil
  profile and minor soil movements.
• On sloping terrain, some earthworks and retaining
  walls may be required to create level platforms
  for houses and this can have significant cost
  implications.
• Foundations should be placed on well compacted
  natural soil, engineered fill or rock. Founding
  conditions will have to be inspected by the
  engineer to confirm suitable soil conditions with
  adequate bearing capacity and to check for any
  seepage or groundwater problems.
• Preliminary and Phase 1 geotechnical site
  investigations are required to obtain a more
  accurate evaluation of the development potential
  of each site, but the initial indications are
  that the geology is unlikely to pose a
  significant threat to the further development of
  these areas.

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• Geo-tech

• Figure 2.6.1

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• DISTRIBUTION OF SOCIAL FACILITIES

• 2.7

• Using 1km walking distance as a measure for
  accessibility or proximity to social facilities,
  the following can be observed in Dordrecht.
• Two primary schools in Munnikvlle and Sinhako are
  within 1 km walking distance from the site and
  are located south of the site, see Figure 2.7.1.
• The hospital and clinic are located on the same
  property east of the site a little under 2 km
  away. They are not easily accessible on foot
  however efficient public transport as well as
  patient transport services can lower the impact
  of non accessibility, see Figure 2.7.1.
• The police station that would service the
  proposed project is located in town on Grey
  Street a little over the 1km walking distance,
  see Figure 2.7.1.
• No new facilities are required to support the
  proposed human settlements project.

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• Distribution of Social Facilities

• Figure 2.7.1

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• CURRENT SPATIAL DEVELOPMENT FRAMEWORK

• 2.8

• The Emalahleni 2010 SDF makes the point that
  there is a need for Infill and densification in
  Dordrecht.
• It is not clear, however, from the map whether
  infill is proposed to take place on erven
  indicated as commonage or unknown, see Figure
  2.8.1.
• The site is situated outside the urban edge, see
  Figure 2.8.1.
• It is also proposed using one of the fairways of
  the Dordrecht golf course. Tourism is one of the
  few economic activities open to rural
  municipalities and golf is an important tourism
  product.
• The fairway should be replaced, possibly along
  the river banks as part of the 32m buffer zone.
• If it does not prove viable to replace removed
  sections of the golf course, then the impact of
  this on Dordrechts future tourism and
  residential potential, should be considered.
• If justified, that portion of the site currently
  proposed on the fairway should be relocated to
  the land around Munnikville earmarked in the SDF.
• The proposed Human Settlement project is not in
  line with the SDF.
• The SDF proposed further residential development
  abutting Munnikvilles western boundary, see
  Figure 2.8.1.
• While the proposed site is closer to the CBD, the
  decision to remove fairways from the golf course
  should be reviewed.

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• Current Spatial Development Framework

• Figure 2.8.1

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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS
2.9

• The following table indicates the future plans of
  other sector departments proposed in the various
  settlements as contained in the IDP 2012 - 2017.

• There are no projects envisaged in the IDP that
  will impact the proposed Human Settlement Project
  in the financial years 2013/2014 and 2014/2015,
  however it should be noted that the project is a
  greenfield project.

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• APPROVAL BY COUNCIL

• 2.10

• Awaiting Council Resolution

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• SUMMARY AND RECOMMENDATIONS

• 2.11

• 2.11.1 SUMMARY
• The site was inspected on 31/10/2013 and the
  conclusions below ground-truthed.
• There are adequate engineering services. (KT to
  confirm)
• In Terms of ECBCP BLMCs that apply to CBA 3,
  settlements are not recommended. However, the
  extent of the CBA 3 in and around Tsomo is
  clearly inaccurate as it is indicated as covering
  all of the developed areas. It is recommended
  that the site be assessed by a Botanist to
  ground-truth the extent of CBA 3 on the site
  prior to the commencement of the Human Settlement
  Project. It is unlikely that an EIA will be
  required.
• A detailed geo-technical site visit inspection
  and, if necessary, survey will be required prior
  to the project commencing.
• The project comprises 800 subsidy units onto a
  greenfield site.
• Awaiting beneficiary list from the municipality.
• There are no new social facilities required to
  support the proposed human settlements project.
• The Human Settlement Project is not in line with
  the SDF.
• The impacting of removing fairways from the golf
  course should be reviewed I the short, medium and
  long term. If justified, land earmarked for
  development in Munnikville in the SDF should be
  considered.

• 2.11.2 RECOMMENDATIONS
• The project is feasible, subject to the
  following
• A technical assessment by a botanist to ground
  truth the extent of CBA 3 on the site.
• The amendment of the urban edge to include the
  human settlement project.
• An assessment by engineers to determine whether
  land rehabilitation is required prior the
  commencement of the Human Settlement Project.

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ANNEXURE 1a OWNERSHIP PRINTOUT
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ANNEXURE 2 TITLE DEED
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ANNEXURE 3a SURVEYOR GENERAL DIAGRAM
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