PRELIMINARY DRAFT

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PRELIMINARY DRAFT not for circulation
feasibility and review of housing plan for
CRADOCK MIDDLE INCOME 450
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CRADOCK MIDDLE INCOME 450
Feasibility and Review of Housing Plan
prepared for
INXUBA YETHEMBA LOCAL MUNICIPALITY Private Bag
X24, Cradock, 5880 Tel [phone] Fax
[phone]
by
April 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 S.G. 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
• BLMC Biodiversity Land Management Class
• CBA Critical Biodiversity Area
• CRU Community Residential Unit
• ECBCP Eastern Cape Biodiversity Conservation Plan
• 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 Spatial Development Framework

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• INTRODUCTION

• 2.1

• 2.1.4 BACKGROUND TO SETTLEMENT
• Registered Owner Inxuba Yethemba Municipality
• Property Description Portions of erven 840, 839
  and 4113, Lingelihle (see Annexure 3)
• Title Deed Number T43699/1988, T31732/1987 and
  unregistered erf 4113
• Servitudes None (See Annexure 3)
• Site Size 18.82 Ha
• The Cradock Middle Income project is an urban
  project located within Inxuba Yethemba
  Municipality.
• Cradock is the administrative seat of Inxuba
  Yethemba Municipality and the surrounding farms
  and villages. It is located approximately 143km
  east of Queenstown and 248km north of Port
  Elizabeth on the N10 National Road, see Fig.
  2.1.1.
• Cradock Middle Income is located approximately
  2.5 km from Cradock CBD on the N10.
• The town of Cradock was founded when a Dutch
  Reformed Church was built by Sir John Cradock on
  27 August 1818.

• 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 Cradock Middle Income 450 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 four Human Settlement
  Project feasibility reports for Inxuba Yethemba
  Municipality. It is designed so that it can be
  part of a single document that includes the other
  three 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
• Geo-technical 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

• Figure 2.1.3

• a. Sign post pointing to the Zingquthu Tourism
  Meander and Craft Kiosk.

• a. View of Cradock Four Memorial adjacent to the
  site

• b. View of the Vusubuntu Cultural Village
  adjacent to the site.

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• STATUS OF HOUSING PROJECTS AND WAITING LISTS

• 2.2

• The number of proposed subsidies in Cradock
  Middle Income is 450.
• The project is a FLISP project onto an existing
  greenfield site.
• The site is currently vacant.
• Housing waiting lists have been requested from
  the municipality and are still awaited for this
  project.
• Taking into account the size of the site, 60
  (11.92 Ha) thereof will be used for residential
  use. At an average plot size of 250m², a total of
  451 units can be accommodated.

CRADOCK MIDDLE INCOME
Population (Inxuba Yethemba SDF 2005) N/A
Population (2011 Census) N/A
Ex. Units (Inxuba Yethemba SDF 2005) Not Specified
No. Households (Census 2011) N/A
Proposed Units (EC DHS) 450
Waiting List (Inxuba Yethemba LM) Awaiting
Figure 2.2.1 Statistical Background
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• LAND IDENTIFICATION AND OWNERSHIP

• 2.3

• The land on which the site is located is shown on
  the following Surveyor General Diagrams No
  2576/1984, No. L 25/88 and No. 5645/1994, see
  Annexure 3.
• Erven 839 and 840, Lingelihle areregistered to
  Inxuba Yethemba Municipality as per title deeds
  T31732/1987 and T43699/1988 respectively.
• Erf 4113, Lingelihle is registered at the
  Surveyor-General office, but not at the Registrar
  of Deeds.

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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 Templer)

• Figure 2.4.1

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• ENVIRONMENT

• 2.5

• The site includes the award of individual
  subsidies onto vacant land.
• No environmental factors restrict development on
  this site.
• Housing development needs to ensure that it
  remains 32m from the River or water course so as
  to avoid triggering NEMA EIA Regulations, namely
  Listing No. 40 as identified in the Government
  Notice R. 344 (Listing Notice 1). As such, a
  basic assessment will be required for the
  following activities.
• 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 Templer)

• 2.6

• 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 suitable for further
  development of these areas.
• 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.
• In terms of the geotechnical information
  available, the proposed housing projects appear
  to be feasible and planning should proceed with
  further investigations on individual sites.
  (Outeniqua Geotechnical Services cc, 2013 )

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• Geo-tech (Kantey Templer)

• Figure 2.6.1

SOS please insert
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• DISTRIBUTION OF SOCIAL FACILITIES

• 2.7

• Using 1km walking distance as a measure of
  efficiency with respect to social facilities, the
  following can be noted
• Lingelihle is well serviced with respect to
  social facilities, see Figure 2.7.1.
• Various primary and secondary schools are located
  within 1km radius to the site, i.e. walking
  distance, see Fig. 2.7.1.
• A clinic is located west of the site, see Fig.
  2.7.1.
• The police station that services the area is
  located approximately 3km from the site, see
  Figure 2.7.1.
• This proposed Human Settlement Project will not
  require provision of additional facilities.

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• Distribution of Social Facilities

• Figure 2.7.1

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• CURRENT SPATIAL DEVELOPMENT FRAMEWORK

• 2.8

• The SDF makes proposals for the western portion
  of the site where infill housing has been
  earmarked as C1. A total of 11 ha has been
  identified, where at a density of 40du/ha, a
  total of 252 units can be provided, see Fig.
  2.8.1
• A precinct plan boundary traverses the site in a
  north-south direction along the identified infill
  housing site boundary.
• On the corner of Phandle and Eluxolweni Streets,
  a proposed node is identified which will have a
  positive impact on the site.
• The housing backlog as per the SDF is estimated
  at 3448 in 2015. This is intended to decline by
  2020 to 282.
• The housing project is in line with the proposals
  set out in the SDF.

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• Current Spatial Development Framework

• Figure 2.8.1

The Site
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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.

• The IDP 2013-2014 proposes to increase the
  capacity of Bulk Water supply in KwaNonzame and
  other areas with R 3 500 000 budget in financial
  year 2013/2014 and 1 300 000 in financial year
  2014/2015.
• An Eskom project for the provision of electricity
  supply in Cradock will take place with a total
  budget of R3 million over the next two years.

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• APPROVAL BY COUNCIL

• 2.10

• The Council Resolution is still awaited for this
  project.

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• SUMMARY AND RECOMMENDATIONS

• 2.11

• 2.11.1 SUMMARY
• The site was inspected on 25/10/2013 and the
  conclusions below ground-truthed.
• There are adequate engineering services. (KT to
  confirm)
• A detailed geo-technical site visit inspection
  and, if necessary, survey will be required prior
  to the project commencing.
• The project will comprise individual subsidies
  units onto vacant land.
• 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 in line with
  proposals of the SDF.
• Awaiting Council Resolution from the
  municipality.

• 2.11.2 RECOMMENDATIONS
• The project is feasible.
• In light of this assessment it is recommended
  that the award of subsidies can proceed for
  Cradock Middle Income 450.

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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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