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

3. Feasibility and Review of Housing Plan GCINISA 500 March 2014 by prepared for 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 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

5. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 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

6. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 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 LMLocal Municipality MHSPMunicipal Human Settlement Plan SA South Africa SANBISouth African National Biodiversity Institute SDFSpatial Development Framework

8. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 8 INTRODUCTION 2.1 2.1.1PURPOSE OF THE REPORT The purpose of this report is to describe the key elements to be taken into account when assessing the feasibility of Gcinisa 500 as a Human Settlement Project and to recommend whether it should be approved or not. 2.1.2BACKGROUND TO THIS REPORT This report is one of six 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 five projects. 2.1.3TERMS 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:Ngqushwa Municipality Site Description:A portion of Farm 145, Peddie Title Deed Number:T6302/1938-CT Servitudes:N/A Site Size:approximately 108.02 Ha The Gcinisa 500 human settlement project is situated between Bell and Wesley, west of the R72, see figure 2.1.1 and 2.1.2. According to Census 2011 data, a small number of 943 people reside in this rural village earmarked for this HSP site. Gcinisa is approximately 80km from King William’s Town, which is the nearest main town in the area. The village comprises of varying quality buildings, in a dispersed rural layout.

9. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 9 Locality Plan Figure 2.1.1

10. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 10 Aerial Photograph Figure 2.1.2

11. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 11 VISUAL SURVEY Figure 2.1.3 a. Large open spaces on siteb. Building erected on unsurveyed landc. Gravel roads throughout the site d. Formal community facilitye. Informal structures erected on sitef. Outside taps indicate serviced properties

12. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 12

13. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 13 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 A project of 500 subsidies has been proposed for Gcinisa. Note: comparing the number of likely households arising from the Census 2011 population and number of proposed subsidies suggests there may be a surplus of subsidies when the verified waiting list is finally received. The proposed project’s delivery strategy and housing instrument is project linked housing subsidies into informal plots. The waiting lists are awaited from the Department of Human Settlements. Therefore, the total beneficiaries are unknown until the waiting lists are verified. During site visit on 23 October 2013, it was observed that the site is serviced. GCINISA 500 Population (Ngqushwa SDF 2010)Not specified Population (2011 Census)943 No. Households (2011 Census)308 Proposed Subsidies (EC DHS)500 Waiting List (Ngqushwa LM)Awaiting Figure 2.2.1Statistical Background

14. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Gcinisa 500 will be located is a portion of Farm 145, Peddie (S.G No. 8974/1862) and a portion of Farm 144, Peddie (S.G No. 2912/1881), see figure 2.3.1. Some beneficiaries reside on this erf with no demarcated plots. The SG diagrams were approved in 1864 and 1881. According to the King William’s Town Deeds Office, the registered owner of the properties is Ngqushwa Municipality. (Awaiting Title Deed from King William’s Town Deeds Office) The SDF proposals for this site is not specified in the Ngqushwa 2010 SDF, see section 2.8.

15. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 15 Extent of General Plan Figure 2.3.1

16. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 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.

17. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 17 Engineering (Kantey and Templer) Figure 2.4.1 Await K&T

18. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 18 ENVIRONMENT 2.5 –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. There is a small dam across a tributary of the Danige River from which development (dwelling units or buildings) should be set back 32m if it is not to trigger an EIA. It appears the original settlement scheme layout made some provision for this as the plots are much wider in this area. The project is an in-situ upgrade with existing roads and buildings. 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 2 as per SANBI data (2007) and therefore is subject to BLMC 2 guidelines according to the ECBCP. This must be ground truthed by a Professional Botanist prior to undertaking the Human Settlement Project. BLMC 2 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are not recommended for these areas. However, it can be seen on Figure 2.5.1 that CBA 2 is shown as extending over all of the built-up areas of Mphekweni. 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 site. Subsistence farming can be found throughout the site and should be taken into consideration. South facing slopes are also occurring on the site, which are not as ideal for development as north facing slopes. 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). Should the development require a buffer less than 32m, a basic assessment will be required for:

19. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 19 Environment Figure 2.5.1

20. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 20 GEO-TECH (Kantey and Templer) 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. ( Outeniqua Geotechnical Services cc, 2013 )

21. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 21 Geo-tech (Kantey and Templer) Figure 2.6.1 The Site

22. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 There is one primary and one secondary school located along the R72 within the project site, which are adequate for the proposed project, see figure 2.7.1. There are no health facilities in close proximity to the site. There is not an appropriate level of social facilities in the area. Residents must travel to Bell or Wesley in order to access higher order health, police and education facilities. Wesley, the nearest town to Gcinisa, is more than 4km away. This means great walking distances or the need for transport to access these facilities. New health facilities are required to support the proposed human settlements project.

23. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 23 Distribution of Social Facilities Figure 2.7.1

24. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The Ngqushwa SDF makes the following proposals for Gcinisa : Gcinisa falls within the area demarcated as Development Zone. Permitted uses in the development Zone has not been identified in the SDF. The proposed Human Settlement Project does not contravene SDF proposals for Gcinisa.

25. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 25 Current Spatial Development Framework (Ngqushwa SDF, 2010) Figure 2.8.1 The Site

26. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 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 2013-2014.

27. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 27 APPROVAL BY COUNCIL 2.10 Await council resolution

28. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 28 SUMMARY AND RECOMMENDATIONS 2.11 2.10.2RECOMMENDATIONS The project is feasible, pending a technical assessment by a Botanist to ground truth the extent of CBA 2 on the site. The Umzi Choice program ought to be considered as a possible human settlement delivery instrument for this project. 2.10.1SUMMARY The ownership of the land on which Gcinisa 500 and its environs are located is registered to Ngqushwa Municipality. A general plan, erf diagram and title deeds will have to be prepared for the new extension. There are adequate engineering services shown on the SDF. In Terms of ECBCP BLMCs that apply to CBA 2 that covers the site, settlements are not recommended. It is recommended that the site be assessed by a Botanist to verify and ground-truth the extent CBA 2 on the site prior to the Human Settlement Project implementation. The location of any buildings that may be constructed on plots straddling the watercourse, crossing the southern portion of the … will need to ensure they keep 32m from the banks of this watercourse if they are to avoid triggering an EIA. Alternatively, a detailed site inspection with environmental officials may prove that an EIA is unnecessary. Obviously, only the above will be necessary if there are verified beneficiaries on these particular plots who wish to receive subsidies. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The project comprises of 500 housing subsidy units onto informally occupied land. The beneficiary list is still to be verified. Health facilities are required to support the proposed human settlements project. The Human Settlement Project is in line with the SDF, as the site falls within the development zone.

29. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

30. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 30

31. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 31 ANNEXURE 2: TITLE DEED

32. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 32

33. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

34. GCINISA 500 FEASIBILITY STUDY CNdV africa (Pty) Ltd14 March 2016 page 34