Amathole District Municipality NGQUSHWA LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation HAMBURG 500 feasibility and review of housing plan for HAMBURG 500

Feasibility and Review of Housing Plan HAMBURG 500 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) NGQUSHWA LOCAL MUNICIPALITY PO Box 539, Peddie, 5640 Tel: (040) Fax: (040)

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 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 2.3.1Cadastral Layout 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

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 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

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 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 HAMBURG 500 as a Human Settlement Project and to recommend whether it should be approved or not 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 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:Unknown Property Description: Erf 798 Hamburg Title Deed Restrictions:Unregistered Property Servitudes: N/A (See Annexure 3) Site Size:47 Ha Hamburg 500 is within the jurisdiction of Nqqushwa Municipality. Hamburg is a village of approximately (Census 2011) people located on the Sunshine Coast of Ngqushwa Municipality on the south- east corner of the municipal boundary. It is approximately 241 km east of Port Elizabeth and 91 km west of East London on a gravel road taking access from the R72 Road. It is located on the Keiskama River estuary and is popular with tourists. The site is situated in Hamburg on the west side of the main road approximately 15 km from the R72 road. Taking into account the size of the site at 47 hectares; if 60% (28.2 Ha) is used for residential purposes, with an average plot size of 300m², a total of 940 units can be provided on the site.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 9 Locality Plan Figure 2.1.1

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 10 Aerial Photograph Figure 2.1.2

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 11 VISUAL SURVEY Figure a. Road leading into the siteb. View looking east from the sitec. Industrial activities in the area. d. Development Board for envisaged upgrade of Hamburg towne. Existing traditional houses on the sitef. View of the site looking to the west

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 12 STATUS OF HOUSING PROJECTS AND WAITING LISTS subsidies have been proposed for Hamburg. The project will be split between a project linked subsidy onto greenfield site and onto existing erven demarcated on a registered general plan. Housing waiting lists have been requested from the municipality and are still awaited for this project. HAMBURG 500 Population (Ngqushwa SDF 2010)Not Specified Population (2011 Census)1 348 Ex. Units (Ngqushwa SDF 2010)Not Specified No. Households (2011 Census)453 Proposed Subsidies (EC DHS)500 Waiting List (Ngqushwa LM)Awaited Figure 2.2.1Statistical Background

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 13

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Hamburg 500 is located is Erf 798, Hamburg - subdivided from Erf Erf 798 appears on a registered General Plan No. 7875/1998. It was registered with the Surveyor – General on 19/01/1999, see Annexure 3. It comprises approximately 390 residential erven about 300m² - 400m² each. The erven however appear not to be registered with the Deeds Office.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 15 Cadastral Layout Figure 2.3.1

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 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.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 17 Engineering (Kantey and Templer) Figure 2.4.1

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 18 ENVIRONMENT 2.5 Hamburg is situated along the Sunshine Coast. The site concerned is partially subdivided and sitting on relatively gentle slopes. These will not be a constraint for development. It occupies a spur across from a tributary of the Keiskamma River that divides the site from the remainder of Hamburg Commonage to the south. The Hamburg Nature Reserve forms the extent of the formerly protected area in Hamburg, see Fig The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four terrestrial Biodiversty 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 1 as per SANBI data (2007) and therefore is subject to BLMC 1 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project. BLMC 1 permits no development to take place and should be preserved and protected in its natural state. However, it can be seen on Figure that CBA 1 is shown as extending over all of the urban areas of Hamburg. This is clearly incorrect and the mapping of CBAs in this vicinity has not been ground truthed and amended. Therefore, subject to a site inspection by a botanist, no EIA will be necessary as a result of it being a CBA 1 site. The Keiskamma River flows approximately 300m from the site across the main road. Though it is a significant water course in the area it does not threaten the human settlement project as it lies significantly further than 32m as required by the National Environmental Management Act (NEMA) EIA regulations, see Fig The current layout is further than 32m from the Keiskamma River tributary flowing along the southern boundary of the site.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 19 Environment Figure 2.5.1

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 20 GEO-TECH 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 unlikely to pose a significant threat to the 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. 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.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 21 Geo-tech Figure The Site

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 There is a primary school and a combined school situated 1km – 2km from the site. The primary school particularly is situated more than a comfortable walking distance away and may require adequate scholar transportation to transport children to and from school see Figure The clinic is situated further approximately 2.3km from the site, which is outside of the desirable 1km walking distance to facilites, see Figure The police station servicing Hamburg is within easy walking distance just over 1km to the south-east of the site see Figure 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.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 23 Distribution of Social Facilities Figure 2.7.1

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The Ngqushwa SDF makes the following proposals for Hamburg : Hamburg is envisaged for the following, see fig : −To be a tourist / Holiday destination −For Heritage and Cultural Adventure based tourism −For Eco- tourism −For Development of a tourism association −And the development of an Oyster farm. It is proposed that these elements are to be supported by a Master Plan to guide development in the area as well as the mapping of heritage sites and tourism nodes. The proposed Human Settlement Project does not contravene SDF proposals for Hamburg.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 25 Current Spatial Development Framework Figure The Site

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 26 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

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 27 APPROVAL BY COUNCIL 2.9 Awaiting Council Resolution

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 28 SUMMARY AND RECOMMENDATIONS SUMMARY There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 1 that covers the site, settlements are not permitted. It is recommended that the site be assessed by a Botanist to ground-truth the extent of CBA 1 on 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. It comprises an already approved submission layout of approximately 390 erven whose General Plan is still to be registered. The project comprises 500 subsidy units onto existing plots and greenfield. The beneficiary list from the municipality for this project is still awaited. 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, however pending a technical assessment by a Botanist to ground truth the extent of CBA 1 on the site.

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 30

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 31 ANNEXURE 2: TITLE DEED

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 32

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

HAMBURG 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 October 2015 page 34