PRELIMINARY DRAFT not for circulation feasibility and review of housing plan for JOJI 200

Feasibility and Review of Housing Plan JOJI 200 Feasibility and Review of Housing Plan prepared for EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS 31-33 Phillip Frame Road Chiselhurst Tel: +27 (0) 43 711 9735 NKONKOBE LOCAL MUNICIPALITY Private Bag X31008, Cambridge, 5206 Tel: (043) 711-9800 Fax: (043) 711-9785 by CNdV africa (Pty) Ltd environmental planning, urban design, landscape architecture 17 New Church Street Cape Town 8000 Tel: 021 424-5022 Fax: 021 424-6837 Kantey & Templer PO Box 15087 Beacon Bay, 5205 Tel: 041 373-0738 IQ Vision 110 Sarel Cillier Street Strand 7140 Tel: 021 853-3902 March 2014

CONTENTS LIST OF ANNEXURES LIST OF FIGURES 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 Extent of General Plan Figure 2.4.1 Engineering Figure 2.5 .1 Environment Figure 2.6.1 Geo-tech Figure 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

CONTENTS ACRONYMS 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 Spatial Development Framework

INTRODUCTION 2.1 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 JOJI 200 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 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. 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 Alignment with Municipal Spatial Planning Visual survey (area visits) Future development plans of other sector departments Provision of recommendation and proposals to ECDHS 2.1.4 BACKGROUND TO SETTLEMENT Registered Owner: The Republic of South Africa Property Description: Farm 166 Victoria East Title Deed Restrictions: Awaiting Title Deed (See Annexure 2) Servitudes: None (See Annexure 3a) Current Zoning: Unknown Site Size: 669.9 Ha Joji is a village located in Nkonkobe Local Municipality. It Is situated approximately 13km east of Fort Beaufort and approximately 12 km west of Alice along the R63 route. Joji is a small village comprising a population of 493 people. It resides on a General Plan with approximately 175 residential portions of between 1500m² - 2000m². The General Plan for erf numbers appear to have been registered.

Locality Plan Figure 2.1.1

Aerial Photograph Figure 2.1.2

Figure 2.1.3 VISUAL SURVEY a. Sign post to the settlement b. View of the settlement from the R61 road c. Approaching Joji via access road from R63 d. Joji village: animal traction, ploughing with donkeys e. Plot awaiting human settlement subsidy f. VIP latrines g. Water leaks requiring attention h. Existing formal structure i. Livestock

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 200 subsidies have been proposed for Joji Village. Note: These appear to be more than the current number of residential portions indicated on the General Plan. The housing instrument will be project linked subsidy into existing plots. Housing Waiting lists have been requested from the municipality and are still awaited for this project. It appears officials experience challenges with the collection of beneficiary lists as these are not forthcoming from the ward councillors. JOJI 200 Population (NKONKOBE SDF 2011) Not specified Population (2011 Census) 493 Ex. Units (NKONKOBE SDF 2011) Not Specified No. Households (at 4/hh) Proposed Subsidies (EC DHS) 200 Waiting List (NKONKOBE LM) Awaited Figure 2.2.1 Statistical Background

LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Joji is located, Farm 166, Victoria East and is recorded to be owned by the former Republic of Ciskei and now vests in the Republic of South Africa (pers com Ms Luleka Joe, 19.03.14), see Annexure 1 and 2 – Title Deed and ownership. The Farm appears to have been subdivided and Joji was/is to become Farm 166/3 Victoria East and re-filed as Erf 3 Imincangathelo, see Fig. 2.3.1 and Annexure 3a (GP No. 9/2004). It appears however that Erf 3 Imincangathelo has not been registered with the Deeds Office. Erf 3 Imingcangathelo was further subdivided and surveyed into a formal township, see Fig. 2.3.1 and Annexure 3b (GP No. 10/2004), however it appears that the erven have not been registered with the Deeds Office.

Extent of General Plan Figure 2.3.1

ENGINEERING (Kantey and Templer) 2.4 BULK SERVICES Existing Services .... INTERNAL 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.

Engineering (Kantey and Templer) Figure 2.4.1

ENVIRONMENT 2.5 The site concerned is a rural village, located on flat land charaterised by low density residential brick and mud houses, see Fig. 2.5.1. There are no wetlands or Critical Biodiversity areas noted on the relevant SANBI mapping for the area, see Fig. 2.5.2. A water course draining south east from the mountain flows to the south of Joji approximately 400m from the settlement. Another small stream flows through the northern portion of the site, see Fig. 2.5.2. Housing development needs to ensure that it remains 32m from the River or watercourse so as not trigger EIA processes. However, the proposed subsidies are intended for beneficiaries residing on plots drawn up in terms of a General Plan, see Section 2.3.

Environment Figure 2.5.1

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.

Geo-tech (Kantey and Templer) Figure 2.6.1 JOJI The Site

DISTRIBUTION OF SOCIAL FACILITIES 2.7 Joji is located at the centre of Nkonkobe Municipality, about one kilometre from the R63. Joji has one existing primary school, namely Emmanuel JP School. There are no clinics in the area. Residents currently utilise clinics and hospitals in Fort Beaufort (12kms away) and Alice (13kms away) see Fig, 2.7.1. The area is serviced by the police station in Fort Beaufort, see Fig 2.7.1 . It would be unviable to bring health and police facilities to Joji due to there being insufficient thresholds to support these services, however mobile clinics should be encouraged to visit the area regularly. No new facilities will need to be provided for the proposed human settlements project.

Distribution of Social Facilities Figure 2.7.1

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 There are no specific proposals in the Nkonkobe SDF that pertain or affect Joji in any way. The role out of subsidies will take place into existing plots in the area and thus will maintain the residential character of the village. The Proposed Human Settlement Project is in line with the SDF.

Current Spatial Development Framework Figure 2.8.1 The Site

FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9 The following table indicates future plans of other sector departments proposed in the various settlements as contained in the IDP 2013-2014. Note: No budget was reflected in the IDP for some projects.

APPROVAL BY COUNCIL 2.10 Awaiting Council Approval

SUMMARY AND RECOMMENDATIONS 2.11 The site was inspected on 22/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) There are no environmental concerns affecting the proposed Human Settlement Project. It should not trigger an EIA. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises 200 subsidy units onto existing plots. However, it should be noted that this amounts to more than the number of residential properties and some of these are unoccupied, see Figure 2.1.2. 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 the SDF. Awaiting Council Resolution from the municipality. 2.10.2 RECOMMENDATIONS The project is feasible. In light of this assessment it is recommended that the award of subsidies can proceed in Joji.

ANNEXURE 1: OWNERSHIP PRINTOUT

ANNEXURE 2: TITLE DEED

ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM

ANNEXURE 3b: SURVEYOR GENERAL DIAGRAM