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

Feasibility and Review of Housing Plan MSOBOMVU 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) NKONKOBE LOCAL MUNICIPALITY Private Bag X31008, Cambridge, 5206 Tel: (043) Fax: (043)

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 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

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 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

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 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 Msobomvu 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 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:The Republic of South Africa Property Description: Portion of Farm 99/1 and Farm 99/2 Victoria East Title Deed Restrictions:Awaiting title deed Servitudes: None (See Annexure 3) Current Zoning:Unknown Site Size:Farm 99/1 (213.3 Ha), Farm 99/2 (213.3 Ha) Msobomvu 500 is a rural village laid out on a formal township in Nkonkobe Municipality, comprising of a total population of 1765 people. (Census 2011) Msobomvu is located roughly 20 km north of Alice and 20 km south of Hogsback along the R345 road. The village consists of approximately 670 low density residential plots of approximately 1000m² laid out as a former betterment scheme. Housing types are mainly mud (adobe) and kiln fired brick houses.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 9 Locality Plan Figure 2.1.1

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 10 Aerial Photograph Figure 2.1.2

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 11 VISUAL SURVEY Figure a. Plot and dwelling of typical beneficiaryb. Housing types facing away from main roadc. The gravel main road in Msobomvu is well graded d. Typical Human Settlement beneficiary sitee. Pedestrian access pathf. Local Msobomvu clinic g. Area is serviced with stand pipes every 200mh. Existing water course abutting settlementi. Housing setback from water course

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 12

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 13 STATUS OF HOUSING PROJECTS AND WAITING LISTS subsidies have been proposed for Msobomvu. These comprise In-situ upgrade of dwellings or new dwellings on existing plots. Housing waiting lists have been requested from the municipality and are still awaited for this project. It appears that housing officials are struggling to obtain housing waiting lists from the ward councillors. Note: there are approximately 670 residential plots in the township, indicating that almost 200 plots are unoccupied or their owners were elsewhere at the time of Census. This suggests there may be less demand than the number of subsidies proposed. Msobomvu 500 Population (Nkonkobe SDF 2011)Does not mention Population (2011 Census)1 765 Ex. Units (Nkonkobe SDF 2011)Does Not Mention No. Households (2011 Census)482 Proposed Subsidies (EC DHS)500 Waiting List (Nkonkobe LM)Awaited Figure 2.2.1Statistical Background

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Msobomvu is located, Farm 99/1 and Farm 99/2 Victoria East, owned initially by the former Republic of Ciskei and is now vested in the Republic of South Africa (pers com Ms Luleka Joe, ), see Annexure 1 (Ownership). Msobomvu appears to have been surveyed, however no General Plan has been registered with the Surveyor-General as yet. A deeds search at the Deeds Office in King Williams Town has been requested.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 15 Extent of General Plan Figure 2.3.1

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 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.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 17 Engineering (Kantey and Templer) Figure 2.4.1

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 18 Msobomvu is an already surveyed and laid out township although its General Plan does not appear to have been registered at the Surveyor General yet. It is a rural village located on relatively flat land with gentle slopes. 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). The Tyume River flows north approximately 400m from the settlement. A non perennial tributary of the Tyume river cuts through the settlement. Setbacks are provided for in the existing cadastral layout, see Fig 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 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 existing watercourse have been taken into account on the layout of the existing township. ENVIRONMENT 2.5

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 19 Environment Figure 2.5.1

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 20 GEO-TECH 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.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 21 Geo-tech Figure The Site MSOBOMVU

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 Social Facilities are within walking distance in Msobomvu, see Fig There are 2 primary schools that are centrally located within in 1 km walking distance and less from almost every household in the settlement, see Fig The clinic is situated in the south west corner of the settlement, see Fig The police station servicing Msobomvu is 20km away in Alice. However, a police station for the population of Msobomvu is not warranted. The project is aimed at existing beneficiaries already catered for by existing facilities. This proposed Human Settlement Project will not require provision of additional facilities.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 23 Distribution of Social Facilities Figure 2.7.1

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 There are no specific proposals in the Nkonkobe SDF that pertain or affect Msobomvu. The roll 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.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 25 Current Spatial Development Framework Figure The Site

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 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 Note : No budget was reflected in the IDP for some projects.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 27 APPROVAL BY COUNCIL 2.10 Awaiting Council Resolution

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 28 SUMMARY AND RECOMMENDATIONS SUMMARY 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 500 subsidy units onto existing plots. It should be noted that demand for subsidies may be lower than this. 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 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 Msobomvu.

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 29

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 30 ANNEXURE 1: OWNERSHIP PRINTOUT

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 31

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 32 ANNEXURE 2: TITLE DEED

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 33

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 34 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

Msobomvu 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 June 2016 page 35