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

3. 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)
NXUBA LOCAL MUNICIPALITY
Private Bag X350, Adelaide, 5760
Tel: (046)
Fax: (046) 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 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.

9. Locality Plan
Figure 2.1.1

10. Aerial Photograph
Figure 2.1.2

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

13. 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 Statistical Background

14. 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.

15. Extent of General Plan
Figure 2.3.1

16. 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.

17. Engineering (Kantey and Templer)
Figure 2.4.1

18. 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).

19. Environment
Figure 2.5.1

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.

21. Geo-tech
Figure 2.6.1
Tyoksville Informal
The Site

22. DISTRIBUTION OF SOCIAL FACILITIES 2.7
The Tyoksville Informal 200 site is within walking distance to social facilities, see Figure
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
The clinic is situated in Nyarha next to the combined school, Fig
The police station servicing Tyoksville is approximately 2.5km to the north east in Bedford CBD, Fig
The project is aimed at existing beneficiaries already using these facilities.
This proposed Human Settlement Project will not require provision of additional facilities.

23. Distribution of Social Facilities
Figure 2.7.1

24. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8
The Nxuba SDF identifies Tyoksville for residential purposes in the future, see project No. 65 on Fig
The Proposed Human Settlement Project is in line with the SDF.

25. Current Spatial Development Framework Figure 2.8.1
The Site

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: 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.

27. APPROVAL BY COUNCIL
2.10
Awaiting Council Resolution

28. 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.
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.

30. ANNEXURE 1: OWNERSHIP PRINTOUT

32. ANNEXURE 2: TITLE DEED

34. ANNEXURE 3: SURVEYOR GENERAL DIAGRAM