PRELIMINARY DRAFT not for circulation feasibility and review of housing plan for PRUDHOE 300

Feasibility and Review of Housing Plan PRUDHOE 300 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 NGQUSHWA LOCAL MUNICIPALITY PO Box 539, Peddie, 5640 Tel: (040) 673-3095 Fax: (040) 673-3771 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 Approval by Council 2.10 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 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 GLOSSARY ACRONYMS 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 PRUDHOE 300 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 six Human Settlement Project feasibility reports for Ngqushwa Municipality. It is designed so that it can be part of a single document that includes the other five 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: Unknown Property Description: Farm 203/4 and Farm 203/2 Prudoe Title Deed Restrictions: Awaiting Title Deed (See Annexure 2) Servitudes: None (See Annexure 3a and 3b) Current Zoning: Unknown Site Size: 157.20 Ha The Prudhoe 300 human settlement project is located within Ngqushwa Municipality. Prudhoe is a village located on the south-western corner of the municipality close to the Mphekweni River, see Fig, 2.1.1 and 2.1.2. The village consists of low density residential plots approximately 2000 – 2500m² laid out as former betterment schemes, see Fig. 2.1.2. Housing types are mainly mud and formal brick houses.

Locality Plan Figure 2.1.1

Aerial Photograph Figure 2.1.2

Figure 2.1.3 VISUAL SURVEY a. Sign Post pointing towards Prudhoe b. Informal structures in Prudhoe c. Road condition in wet weather d. Access road from main road. e. Jama Senior school f. Reacriational facilities in Prudhoe e. Tatshana Primary School

STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 300 subsidies have been proposed for Prudhoe. These units will be In-Situ upgrade into existing plots. Housing waiting lists have been requested from the municipality and are still awaited for this project. PRUDHOE 300 Population (Ngqushwa SDF 2011) Does not mention Population (2011 Census) 1 259 No. Households (4/hh) 315 Proposed Subsidies (EC DHS) 300 Waiting List (Ngqushwa LM) Awaited Figure 2.2.1 Statistical Background

LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Prudhoe is located, Farm 203/2 and Farm 203/4 Prudhoe, owned previously by the former Republic of Ciskei and is now vested in the Republic of South Africa (pers com Ms Luleka Joe, 19.03.14), see Annexure 1(Ownership). Prudhoe appears on Surveyor – Diagrams No. 5757/2005 and 5759/2005, registered with the Surveyor – General on 08/12/2005 see Annexure 3a and 3b.

Cadastral Layout 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 Prudhoe is a rural village located on relatively flat land. Although surrounded by CBA 2 areas, there are no wetlands or ccritical bbiodiversity areas noted on the site, see Fig 2.5.1. The Mphekweni River flows west approximately 80m from the nearest house in Prudhoe and continues to flow south of the village see Fig 2.5.1. Prudhoe is incised by the Mphekweni River tributaries in the southern corner of the settlement as well as through the eastern part of the layout see Figure 2.5.1. 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). In which, a basic assessment would 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. It appears that the existing layout has taken these factors into account and an EIA will not be necessary. However, the location of individual dwellings on their sites should take this constraint into account, and if necessary, authorisation obtained.

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 The Site

DISTRIBUTION OF SOCIAL FACILITIES 2.7 There are 2 schools, Tatshana Junior Primary School and Jama Senior Secondary School with in approximately 1km – 1.5km walking distance from Prudhoe, see Fig. 2.7.1. The clinic is situated in Mphekweni Village further north of Prudhoe approximately 3.5km away. The clinic is not easily accessible by the community of Prudhoe. There may need to be an efficient patient transport to effectively service the area, see Fig. 2.7.1. There is no police station nearby. This proposed Human Settlement Project will not require provision of additional facilities, however police (SAPS) services are a concern for the village.

Distribution of Social Facilities Figure 2.7.1

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 Prudhoe falls within an area identified as a development zone by the Ngqushwa SDF. The motivation for this type of zone is unclear in the SDF see Fig. 2.8.1. Within close proximity to Prudhoe is an area identified for the development of pineapple production as well as chicory production south-west of Prudhoe. Should these proposals be implemented it would provide new employment opportunities for residents of Prudhoe, see Fig. 2.8.1. 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.

APPROVAL BY COUNCIL 2.9 Awaiting Council Resolution

SUMMARY AND RECOMMENDATIONS 2.10 The site was inspected on 10/01/2014 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. However, the position of future dwellings in relation to watercourses should be checked. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises 300 subsidy units onto existing plots. Awaiting beneficiary list from the municipality for this project. 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 Prudhoe.

ANNEXURE 1: OWNERSHIP PRINTOUT

ANNEXURE 2: TITLE DEED

ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM

ANNEXURE 3b: SURVEYOR GENERAL DIAGRAM