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

Feasibility and Review of Housing Plan TYOKSVILLE INFORMAL 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 NXUBA LOCAL MUNICIPALITY Private Bag X350, Adelaide, 5760 Tel: (046) 684-0034 Fax: (046) 684-1931 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 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 Tyoksville Informal 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 ten 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: Nxuba Municipality Property Description: Portion of Farm 20 Maasthom Title Deed Restrictions: None (See Annexure 2) Servitudes: None (See Annexure 3) Current Zoning: Unknown Site Size: 6.8 Ha The Tyoksville Informal 200 project site is located in Bedford within Nxuba Municipality. Bedford is located near the western boundary of the Municipality on the southern edge of the Winterberg Mountain Range about 22.8km west of Adelaide on the R63. The Tyoksville Informal 200 site is an extension of Tyoksville suburb located at the southern corner of Bedford.

Locality Plan Figure 2.1.1

Aerial Photograph Figure 2.1.2

VISUAL SURVEY Figure 2.1.3 No pictures and no google streetview images. Awaiting Kanteys

Approximately 100 dwelling units STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 200 subsidies have been proposed for Tyoksville Informal project. These units will be a project linked subsidy for informal settlement upgrade. The site has not been surveyed and is occupied by approximately 200 informal shack units of varying sizes and quality. Housing waiting lists have been requested from the municipality and are still awaited for this project. It appears that the there is a waiting list for Bedford town but this list has not been divided into projects. TYOKSVILLE 200 Population (Nxuba SDF 2011) Does not mention Population (2011 Census) - Ex. Units (Nxuba SDF 2011) No. Households Approximately 100 dwelling units Proposed Units (EC DHS) 200 Waiting List (Nxuba LM) Awaited Figure 2.2.1 Statistical Background

LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Tyoksville informal is located is a portion of Farm 20 Maasthom, is owned by Nxuba Municipality, see Annexure 1 and 2. Beneficiaries are currently occupying the site informally. The General Plan was approved in 1861.

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 Tyoksville Informal is a low income settlement located on the southern corner of Bedford. 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. There are no water courses or water bodies flowing near or through the site. 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).

Environment Figure 2.5.1

GEO-TECH 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 Figure 2.6.1 Tyoksville Informal The Site

DISTRIBUTION OF SOCIAL FACILITIES 2.7 The Tyoksville Informal 200 site is within walking distance to social facilities, see Figure 2.7.1. There are 2 primary schools, namely Nonyameko and Ntlama Primary schools and a combined school with in approximately 500m walking distance from Tyoksville, see Fig. 2.7.1. The clinic is situated in Nyarha next to the combined school, Fig 2.7.1. The police station servicing Tyoksville is approximately 2.5km to the north east in Bedford CBD, Fig 2.7.1. The project is aimed at existing beneficiaries already using these facilities. This proposed Human Settlement Project will not require provision of additional facilities.

Distribution of Social Facilities Figure 2.7.1

CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The Nxuba SDF identifies Tyoksville for residential purposes in the future, see project No. 65 on 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. 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.

APPROVAL BY COUNCIL 2.10 Awaiting Council Resolution

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. 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 project comprises 200 subsidy units onto existing informal plots. 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, 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 Tyoksville Informal.

ANNEXURE 1: OWNERSHIP PRINTOUT

ANNEXURE 2: TITLE DEED

ANNEXURE 3: SURVEYOR GENERAL DIAGRAM