Amathole District Municipality NKONKOBE LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation BALFOUR 600 feasibility and review of housing plan for BALFOUR 600

Feasibility and Review of Housing Plan BALFOUR 600 March 2014 by prepared for CNdV africa (Pty) Ltd environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel: Fax: Kantey & Templer PO Box Beacon Bay, 5205 Tel: IQ Vision 110 Sarel Cillier Street, Strand 7140 Tel: EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS Phillip Frame Road Chiselhurst Tel: +27 (0) NKONKOBE LOCAL MUNICIPALITY Private Bag X31008, Cambridge, 5206 Tel: (043) Fax: (043)

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 5 CONTENTS 2.1INTRODUCTION 2.1.2Purpose of the Report 2.1.2Background of this Report 2.1.3Terms of Reference 2.1.4Background to Settlement 2.2Status of Housing Project and Waiting List 2.3Land Identification and Ownership 2.4Engineering 2.5Environment 2.6Geo-tech 2.7Distribution of Social Facilities 2.8Current Spatial Development Framework 2.9Future Plans of Other Sector Departments 2.10Approval by Council 2.11Summary and Recommendations LIST OF FIGURES Figure 2.1.1Locality Plan Figure 2.1.2Aerial Photograph Figure 2.1.3Visual Survey Figure 2.2.1Statistical Background Figure 2.3.1Extent of General Plan Figure 2.4.1Engineering Figure 2.5.1Environment Figure 2.6.1Geo-tech Figure 2.7.1Distribution of Social Facilities Figure 2.8.1Current Spatial Development Framework LIST OF ANNEXURES Annexure 1 Ownership Annexure 2Title Deed Annexure 3Surveyor General diagram

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 6 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 ECDHSEastern Cape Department of Human Settlement EIAEnvironmental Impact Assessment GPGeneral Plan HSPHuman Settlement Plan LMLocal Municipality MHSPMunicipal Human Settlement Plan SA South Africa SANBISouth African National Biodiversity Institute SDFSpatial Development Framework

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 8 INTRODUCTION 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 BALFOUR 600 as a Human Settlement Project and to recommend whether it should be approved or not BACKGROUND TO THIS REPORT This report is one of five Human Settlement Project feasibility reports for Nkonkobe Municipality. It is designed so that it can be part of a single document that includes the other four projects 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: 1.Determination of housing demand and potential beneficiary status 2.Land identification and ownership 3.Availability of bulk services and confirmation of capacity 4.Environmental conditions; 5.Geo-technical conditions 6.Alignment with Municipal Spatial Planning 7.Visual survey (area visits) 8.Future development plans of other sector departments 9.Provision of recommendation and proposals to ECDHS 2.1.4BACKGROUND TO SETTLEMENT Registered Owner:Await Title Deed from EC Deeds Office Property Description: Erf 840, Alice Title Deed Number:Await Title Deed from EC Deeds Office Servitudes: Yes Current Zoning:To follow Site Size:51.13 Ha Balfour is a small village the lies on the foot of the Katberg Mountain, see Figure It is located approximately 37.7km north of Fort Beaufort and 111km south of Queenstown along the R67. Most dwellings are located on three extensions around the railway station buildings which comprise the project site, see Figure The village began as a mission station in 1828 and was the scene of much fighting during the frontier wars. Most residential buildings comprise either wattle and daub or clay brick mainly from previous subsidy schemes, see figure

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 9 Locality Plan Figure 2.1.1

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 10 Aerial Photograph Figure 2.1.2

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 11 VISUAL SURVEY Figure Large open spaces Balfour village from the R345Subsidised housing units: pre 1994Wattle and daub structures laid out in dispersed manner A typical subsidy unitSubsidised housing units: pre 1994Example of erosion Typical subsidy beneficiary in Balfour

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BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 13 STATUS OF HOUSING PROJECTS AND WAITING LISTS housing subsidies have been proposed for Balfour. These 600 units will be project linked subsidies onto existing erven in the three extensions, see Figure Housing waiting lists have been verified and a total of 398 beneficiaries have been identified for Balfour. It appears officials had experienced challenges with the collection of beneficiary lists as these were not forthcoming from the ward councillors. BALFOUR 600 Population (Nkonkobe SDF 2010) Not specified Population (2011 Census) 3102 Approximate No. Households (assume 4pp/hh) ± 775 Proposed Subsidies (EC DHS) 600 Waiting List (Nkonkobe LM) 398 beneficiaries Figure 2.2.1Statistical Background

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Balfour is located, Farm 425 Balfour, is owned by..., see Annexure 1 Almost all beneficiaries reside on erven demarcated on the following General Plans, see Figure and Annexures 1 and 2: –C 136/1989 –C 138/1989 –C 140/1989 The General Plans were approved on 7 July 1996.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 15 Extent of General Plan Figure 2.3.1

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 16 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 K&T TOP STRUCTURE.... TRAFFIC IMPACT ASSESSMENT... ROADS AND ACCESSIBILITY... THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 17 Engineering (Kantey and Templer) Figure Await K&T

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 18 ENVIRONMENT 2.5 Balfour is located north of Nkonkobe Municipality a little off from the R351 gravel between Fort Beaufort and Cathcart. It sits in a valley, on gently sloping land down to the Buxton River that passes through the west of Balfour, see figure The properties concerned are all located in existing approved townships with existing roads away from watercourses and wetlands. 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 other natural areas as per SANBI data (2007) and therefore is subject to BLMC 2 guidelines according to the ECBCP. This must be ground- truthed by a Professional Botanist prior to undertaking the Human Settlement Project. BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas. There are no wetlands or proclaimed arable lands of concern nearby. The largest water course is the Buxton River which appear to be perennial, however it has no impact on housing development in the town. 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: (i)jetties by more than 50 square metres; (ii)slipways by more than 50 square metres; or (iii)buildings by more than 50 square metres (iv)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. However, the proposed subsidies will all be located on existing approved erven and so no EIA will be triggered. There are no environmental concerns affecting the proposed Human Settlement Project.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 19 Environment Figure 2.5.1

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 20 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, 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.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 21 Geo-tech (Kantey and Templer) Figure The Site

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 Balfour is well served with social facilities, see Figure Balfour has a clinic and 3 primary schools that feed into the High School in Balfour. The police station servicing Balfour is within easy walking distance to the north-west of the access road to the settlement. All facilities are within a 1 to 2 km from where people reside. The project is aimed at existing beneficiaries already catered for by the facilities. This proposed Human Settlement Project will not require provision of additional facilities.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 23 Distribution of Social Facilities Figure 2.7.1

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The town of Balfour is seen to be under settlement zone B for densification and formalisation. It is envisaged by the 2013 SDF as a rural node, see Figure No detailed spatial proposals for Balfour and its surrounds are indicated in the SDF. The SDF goes on to further break down the zone into Model 1 and formalisation settlement zone, envisaged for upgrading of existing settlement to that of a small service centre hub likened to that of Seymour. (Nkonkobe 2013 SDF, page 75) The project is in line with the SDF.

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 25 Current Spatial Development Framework Figure The Site

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 26 FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9 The following table indicates government interventions proposed in the various settlements as contained in the IDP

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 27 APPROVAL BY COUNCIL 2.9 Awaiting Council Resolution

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 28 SUMMARY AND RECOMMENDATIONS SUMMARY The site was inspected on 24/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 2 that covers the site, settlements are not recommended. It is recommended that the site be assessed by a 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 project comprises 600 subsidy units onto existing plots. A total of 398 people have been identified on the 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 the SDF. Awaiting Council Resolution from the municipality RECOMMENDATIONS The project is feasible, pending a technical assessment by a Botanist to verify the CBA nature of the site. In light of this assessment it is recommended that the award of subsidies can proceed in Balfour.

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BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 30 ANNEXURE 1: OWNERSHIP PRINTOUT

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 31

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 32 ANNEXURE 2: TITLE DEED

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 33

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 34 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

BALFOUR 600 FEASIBILITY STUDY CNdV africa (Pty) Ltd9 July 2016 page 35