1. PRELIMINARY DRAFT not for circulation
feasibility and review of housing plan for QAGA 500

3. Feasibility and Review of Housing Plan
QAGA 500
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN SETTLEMENTS
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0)
NGQUSHWA LOCAL MUNICIPALITY
PO Box 539, Peddie, 5640
Tel: (040)
Fax: (040) 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 Approval by Council
2.10 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: S.G. 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 or 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 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 QAGA 500 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 five 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: Department of Rural Development and Land Reform
Property Description: Ptn …
Title Deed Restrictions: None (See Annexure 2)
Servitudes: None (See Annexure 3)
Current Zoning: Unknown
Site Size: …Ha
Qaga 500 is located within Ngqushwa Municipality.
Qaga is a village located on the northern boundary of the municipality approximately 40km from Peddie and approximately 13km from King William’s Town on the N2 road, see Fig, and
The village consists of low density residential plots approximately 2000 – 2500 m² former betterment schemes, see Fig
Housing types are mainly mud and formal brick houses.

9. Locality Plan
Figure 2.1.1

10. Aerial Photograph
Figure 2.1.2

11. VISUAL SURVEY
Figure 2.1.3

13. STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2
500 subsidies have been proposed for . These units will be In-Situ upgrade into existing plots.
Housing waiting lists have been requested from the municipality and are still awaited for this project.
QAGA 600
Population (Ngqushwa SDF 2011)
Not Specified
Population (2011 Census)
No. Households (4/hh)
Proposed Subsidies (EC DHS)
500
Waiting List (Ngqushwa LM)
Awaited
Figure Statistical Background

14. LAND IDENTIFICATION AND OWNERSHIP
2.3

15. Cadastral Layout
Figure 2.3.1

16. 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.

17. Engineering
Figure 2.4.1

18. ENVIRONMENT
2.5
Qaga is a rural village located on relatively flat land containing gentle slopes.
There are no wetlands or critical biodiversity areas noted on the relevant SANBI mapping for the area.
The eastern portion of the site consists of land suited for subsistence farming.
The Kwaboba River flows south of the settlement however does not threaten the proposed Human Settlement Project.
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
jetties by more than 50 square metres;
slipways by more than 50 square metres;
buildings by more than 50 square metres; or
(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 are sections of Qaga that are rocky and would require a project specific geotech to be done prior development taking place.

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
The Site

22. DISTRIBUTION OF SOCIAL FACILITIES 2.7
There are no facilities in the settlement. Residents access facilities such as schools in nearby villages.
The fact that a clinic is not available is also a concern, however services such as mobile clinics are an option to areas that do not necessarily meet the threshold of health facilities provision in the area
There is no police station nearby.
IT will be extremely difficult to provide facilities to an area that does not meet the population thresholds required to be sustain them. However education facilities are minimal for this community. The provision of mobile clinics to visit the area is a requirement.

23. Distribution of Social Facilities
Figure 2.7.1

24. CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8
The Ngqushwa SDF does not necessarily make proposals for the area that covers Qaga.
The Proposed Human Settlement Project is in line with the SDF.

25. Current Spatial Development Framework Figure 2.8.1
The Site

26. APPROVAL BY COUNCIL
2.9
Awaiting Council Resolution

27. SUMMARY AND RECOMMENDATIONS 2.10
The site was inspected on 10/01/2014 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 .
Awaiting beneficiary list from the municipality for this project.
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.
In light of this assessment it is recommended that the award of subsidies can proceed in Qaga.