1. PRELIMINARY DRAFT not for circulation
feasibility and review of housing plan for Ekuphumleni Informal Settlements

3. Ekuphumleni Informal Settlements
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0)
LUKHANJI LOCAL MUNICIPALITY
Private Bag X7111, Queenstown, 5320
Tel: (045)
Fax: (045) by
CNdV africa (Pty) Ltd
environmental planning, urban design, landscape architecture
17 New Church Street Cape Town 8000
Tel; Fax:
Kantey & Templer
PO Box 15087
Beacon Bay, 5205
Tel:
IQ Vision
110 Sarel Cillier Street Strand 7140
Tel;
March 2014

5. 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 Locality Plan
Figure Aerial Photograph
Figure Visual Survey
Figure Statistical Background
Figure Cadastral Layout
Figure Engineering
Figure Environment
Figure Geo-tech
Figure Distribution of Social Facilities
Figure Current Spatial Development Framework
LIST OF ANNEXURES
Annexure 1 Ownership
Annexure 2 Title Deed
Annexure 3 Surveyor General diagram

6. 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

8. 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 Ekuphumleni Informal Settlements 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 twelve Human Settlement Project feasibility reports for Lukhanji Municipality. It is designed so that it can be part of a single document that includes the other eleven 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: Private
Property Description: Subdivision of Erf 94, Toisekraal
Title Deed Number: Varies
Servitudes: N/A
Site Size: Ha
Ekuphumleni Informal Settlements is within the jurisdiction of Lukhanji Municipality.
Ekuphumleni Informal Settlements is a village with a total population of approximately 1467 (Census 2011).
It is approximately 20 km north of Queenstown.
It is located along the N2, making the site easily accessible.
Taking into account the size of the site at 63 hectares; if 60% (38.2 Ha) is used for residential purposes, with an average plot size of 250 m², a total of 1528 units can be provided on the site.

9. Locality Plan
Figure 2.1.1

10. Aerial Photograph
Figure 2.1.2

11. Figure 2.1.3 VISUAL SURVEY a. Street leading to settlement from N6
b. View from access road
c. View of settlement from N6

12. Ekuphumleni Informal Settlements
STATUS OF HOUSING PROJECTS AND WAITING LISTS
2.2
The number of subsidies for this project has not been specified. A total of 1528 units can be provided with the size of the study area.
The proposed project’s delivery strategy and housing instrument is project linked housing subsidies.
The waiting lists are being awaited from the Department of Human Settlements. Therefore, the total beneficiaries are unknown until the waiting lists are verified.
Ekuphumleni Informal Settlements
Population (Lukhanji SDF 2005)
Not specified
Population (2011 Census)
1467
Ex. Units (Lukhanji SDF 2005)
No. Households (2011 Census)
390
Proposed Units (EC DHS)
Waiting List (Lukhanji LM)
Awaited
Figure Statistical Background

13. LAND IDENTIFICATION AND OWNERSHIP 2.3
The land on which Ekuphumleni Informal Settlements is located is a portion of Erf 94, Toisekraal (S.G No. 6025/1992, 2607/1996 and 6026/1992), see figure
The SG diagram was approved in October 1992, May 1995 and December 1992.
The registered owners of the subdivided erven are private entities, see Annexure 2. (Awaiting Title Deed from King William’s Town)
The SDF proposals for this site is not specified in the Lukhanji 2005 SDF, see section 2.8.

14. Cadastral Layout
Figure 2.3.1

15. ENGINEERING 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.

16. Engineering
Figure 2.4.1
Await K&T

17. ENVIRONMENT
2.5
The project is a partial in-situ upgrade with existing roads and buildings.
No critical biodiversity areas are found on the site.
South facing slopes are also occurring on the site, which are not typically desirable for development.
No farming or cultivated land is found on or around 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). Should the development require a buffer less than 32m, a basic assessment will 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.
The project is located on existing developed subdivision layouts and General Plans and there is no development outside of these areas that may trigger an EIA is envisaged.

18. Environment
Figure 2.5.1

19. 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.

20. Geo-tech
Figure 2.6.1
The Site

21. DISTRIBUTION OF SOCIAL FACILITIES 2.7
There is a primary school situated within the site. Therefore, additional education facilities will not be required for this project , see Figure
No health facilities are found in close proximity of the site, see Figure
The police station servicing Ekuphumleni Informal Settlements is found in Lessyton, approximately 3km away.
The project is aimed at existing beneficiaries already catered for by the facilities.
This proposed Human Settlement Project will require the provision of health facilities.

22. Distribution of Social Facilities
Figure 2.7.1

23. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8
The site falls within the Special Development Area (SDA): Rural Settlement Revitalization, see Figure The SDF has indicated this SDA is identified as the following:
Areas where Rural Settlement Upgrade is required to:
Redress decades of poor land use control and unwise land use practices; and
To institute a spatial planning and institutional platform for extending land use management to these areas on a systematic basis.
2. Areas where land potential is such that Land Reform For Agricultural Development initiatives may be encouraged.
According to the 2005 SDF, there are no environmental restrictions for the site area.

24. Current Spatial Development Framework
Figure 2.8.1
The Site

25. FUTURE PLANS OF OTHER SECTOR DEPARTMENTS 2.9
The following table indicates the future plans of other sector departments proposed in the various settlements as contained in the IDP

26. APPROVAL BY COUNCIL
2.10
Await Council Resolution

27. SUMMARY AND RECOMMENDATIONS 2.11
There are adequate engineering services. (K&T to confirm)
No critical biodiversity areas or other environmental threats are found on the site.
A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing.
Awaiting beneficiary list from the municipality.
A new health facility is required to support the proposed human settlements project.
Awaiting Council Resolution from the municipality.
RECOMMENDATIONS
The project is feasible, therefore the proposed project may commence.

29. ANNEXURE 1: OWNERSHIP PRINTOUT

33. ANNEXURE 2: TITLE DEED

35. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM