PRELIMINARY DRAFT

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PRELIMINARY DRAFT not for circulation
feasibility and review of housing plan for KUWAIT
100
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KUWAIT 100
Feasibility and Review of Housing Plan
prepared for
NXUBA LOCAL MUNICIPALITY Private Bag X350,
Adelaide, 5760 Tel [phone] Fax (046)
684-1931
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

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 Nxuba Municipality
• Property Description Portion of RE/586,
  Lingelethu
• Title Deed Number T17365/1979
• Servitudes N/A
• Site Size 8.94 Ha
• Kuwait 100 is situated in Adelaide within Nxuba
  municipality, east of the R344 and is currently
  an informal settlement, see figure 2.1.2.
• According to Census 2011 data, a small number of
  191 people reside on the invaded, previously
  vacant land earmarked as the HSP site.
• Adelaide is approximately 22.8kms and 37,6km from
  its nearest neighbours Bedford and Fort Beaufort
  respectively.
• The site is in close proximity to the water
  works, as well as Adelaide Hospital south of the
  site.

• 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 Kuwait 100 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 ten Human Settlement
  Project feasibility reports for Nxuba
  Municipality. It is designed so that it can be
  part of a single document that includes the other
  nine 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

Water works
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• VISUAL SURVEY

• Figure 2.1.3

• a. Informal structures in Kuwait

• b. Vacant, unserviced land

• c. Informal structures on unsurveyed plots

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• STATUS OF HOUSING PROJECTS AND WAITING LISTS

• 2.2

• A project of 100 subsidies has been proposed for
  Kuwait.
• The proposed projects delivery strategy and
  housing instrument is project linked housing
  subsidy into existing informal settlement.
• The waiting lists are awaited from the Department
  of Human Settlements. Therefore, the total
  beneficiaries are unknown until the waiting lists
  are verified.
• During the site visit on 23 October 2013, it was
  observed that the site is unserviced.

KUWAIT 100
Population (Nxuba SDF 2011) Not specified
Population (2011 Census) 191
No. Households (2011 Census) 64
Proposed Subsidies (EC DHS) 100
Waiting List (Nxuba LM) Awaiting

Figure 2.2.1 Statistical Background
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• LAND IDENTIFICATION AND OWNERSHIP

• 2.3

• The land on which Kuwait 100 will be located is
  Erf 586, Lingelethu (S.G No. 3548/1978), see
  figure 2.3.1.
• Some beneficiaries reside on this erf with no
  demarcated plots.
• The General Plan was approved in 1978.
• The registered owner is Nxuba Municipality stated
  in Title Deed T17365/1979, see Annexure 2.
• This erf was identified in the SDF (2011) for a
  infill housing and public open space, see section
  2.8.

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• Extent of General Plan

• Figure 2.3.1

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• ENGINEERING (Kantey and Templer)

• 2.4

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

• 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

Await KT
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• ENVIRONMENT

• 2.5

• The project is an in-situ upgrade with existing
  plots.
• 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.
• BLMC 2 permits the land to be used for
  Conservation, Game Farming and Communal
  Livestock. Settlements are not recommended for
  these areas, however this must be ground-truthed
  by a botanist, prior to undertaking the Human
  Settlement Project.
• Cultivated land can be found to the south of the
  settlement, south of the R63 and Koonap River.
• Housing development needs 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). Should the
  development require a buffer less than 32m, a
  basic assessment will be required for

• The expansion of
• jetties by more than 50 square metres
• slipways by more than 50 square metres or
• 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.

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• Environment

• Figure 2.5.1

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• GEO-TECH (Kantey and Templer)

• 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(Kantey and Templer)

• Figure 2.6.1

The Site
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• DISTRIBUTION OF SOCIAL FACILITIES

• 2.7

• There is one hospital and one clinic located
  south of the site which is within the 1km buffer
  area. This means that these health facilities are
  within walking distance of the site, see figure
  2.7.1.
• There are primary schools just outside the 1km
  walking distance of the site in New Lingelethu.
• The site is within 2km of the main town of
  Adelaide where more facilities are found,
  including the nearest school facilities.
• When social facilities are measured against the
  population threshold of the Adelaide, Lingelethu
  and Bezuidenhoutville area, according to the SDF,
  the facilities that were needed in 2011 were 1
  primary school and 2 police stations. (Nxuba SDF
  2011, pg 39)
• There is not an appropriate level of social
  facilities within the 1km walking distance from
  the site for the number of residents in Old
  Lingelethu. These should be provided between Old
  Lingelethu and Adelaide CBD.
• Residents must travel to the nearby Adelaide CBD
  in order to access higher order health, police
  and education facilities.
• Developing the Kuwait 100 project will not in
  itself require more facilities as the
  beneficiaries are already existing residents.
• However, there is a need for better located
  facilities closer to Old Lingelethu and it is
  suggested that the proposed primary school,
  identified in the SDF, be located between Old
  Lingelethu and Adelaide CBD.

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• Distribution of Social Facilities

• Figure 2.7.1

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• CURRENT SPATIAL DEVELOPMENT FRAMEWORK

• 2.8

• The 2011 Nxuba SDF makes the following proposals
  for Adelaide
• Future residential extension is proposed to grow
  to the west, east and central parts of Adelaide
  (see figure 2.8.1).
• The proposed site of the Kuwait 100 project is
  earmarked for infill housing, business and public
  open space.
• The main intersection with the R65 forming part
  of the site is proposed as a local business node.
• The majority of the SDFs residential expansion
  proposals are to the north, around the
  Bezuidenhoutville area (1 641 units) and infill
  housing at Lingelethu to the east over a total
  area of 36.18 Ha, which at 25du/Ha contributes to
  904 units.
• The proposed Human Settlement Project is in line
  with the SDF.

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• Current Spatial Development Framework

• Figure 2.8.1

(Source Adelaide SDF, Nxuba Spatial Development
Framework, 2011)
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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 2013-2014.

• Note Projects may not be in the settlement
  itself, however if they were taking place within
  the same ward, they were noted.
• No budget was reflected in the IDP for some
  projects.

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• APPROVAL BY COUNCIL

• 2.10

• Await council resolution

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• SUMMARY AND RECOMMENDATIONS

• 2.11

• 2.10.1 SUMMARY
• The site was inspected on 23/10/2013 and the
  conclusions below ground-truthed.
• The ownership of the land on which Kuwait 100 and
  its environs are located is registered to Nxuba
  Municipality.
• A general plan, erf diagram and title deeds will
  have to be prepared for the new extension.
• There are adequate engineering services shown on
  the SDF.
• Using ECBCP guidelines in determining the BLMCs
  that apply to the CBA that covers the site,
  settlements are not recommended for the site. It
  is recommended that the site be assessed by a
  qualified Botanist to verify and ground-truth the
  CBA nature of the site prior to the Human
  Settlement Project implementation.
• A detailed geo-technical site visit inspection
  and, if necessary, survey will be required prior
  to the project commencing. The rocky ground on
  which the current informal settlement is located
  may cause problems for the provision of services.
• The project comprises of 100 housing subsidy
  units onto vacant, invaded land and formal plots
  on abutting residential extensions.
• The beneficiary list is still to be verified.
• No new facilities are required to support the
  proposed Human Settlement Project.
• The Human Settlement Project is in line with the
  SDF, as proposed infill housing is indicated on
  the site.

• 2.10.2 RECOMMENDATIONS
• The project is feasible, pending a technical
  assessment by a Botanist to verify the CBA nature
  of the site.

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