1. Amathole District Municipality AMAHLATHI LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation MLUNGISI 2500 feasibility and review of housing plan for MLUNGISI 2500

3. Feasibility and Review of Housing Plan MLUNGISI 2500 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 AMAHLATHI LOCAL MUNICIPALITY 12 McClean Street, Stutterheim, 4930 Tel: (043) 683-5000 Fax: (043) 683-1127

5. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 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 2.3.1Cadastral Layout 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. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 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 ECBCPEastern Cape Biodiversity Conservation Plan BLMCBasic Land Management Class

8. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 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 MLUNGISI 2500 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 ten Human Settlement Project feasibility reports for AMAHLATHI 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:Amahlathi Municipality Property Description: Erf 1214 (Portion of Erf 738) (See Annexure 2), and portion of Erf 477 Title Deed Restrictions:Title Deed requested from KWT Deeds Office (See Annexure 2) Servitudes: Power line servitude (See Annexure 3) Current Zoning:Unknown Site Size:82.02 Ha Mlungisi 2500 is located in Stutterheim within Amahlathi Municipality. Stutterheim is the main administrative, service and industrial centre of Amahlathi Municipality. It has an overall population of 24 673 people and is situated about 84 km north of East London and about 50 km south of Cathcart along the N6 road. see Fig, 2.1.1. Mlungisi township is situated to the east of the railway line in Stutterheim. The study area envisaged for the human settlements project is a green field site south of Mlungisi township below the existing cemetery, see Fig. 2.1.2

9. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 9 Locality Plan Figure 2.1.1

10. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 10 Aerial Photograph Figure 2.1.2

11. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 11 a. A view from the CBD across railway line and river to Mlungisi on far hillsb. A view of the bridge crossing over the Cumakala Riverc. Winding access down site deep slope to the Stutterheim CBD in background d. A view of the greenfield site from the CBD, Mlungisi to left of photoe. The new Mlungisi Community Commercial Park that will service Mlungisi.f. Flatter land in bend of Cumakala better located closer to CBD VISUAL SURVEY Figure 2.1.3

12. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 12

13. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 13 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 2500 subsidies have been proposed for Mlungisi. The proposed housing project’s delivery strategy and housing instrument is project linked subsidy into existing greenfield. Currently, There are 1546 beneficiaries on the waiting list submitted as of 23-01-14 and verified. MLUNGISI 2500 Population (Amahlathi SDF 2011)Does not mention Population (2011 Census)1 259 No. Households (at 4/hh)315 Proposed Subsidies (EC DHS)600 Waiting List (Amahlathi LM)1546 Figure 2.2.1Statistical Background

14. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which the site is located Erf 2254, is privately owned, as described in the deed of title T1976/1981, see Annexure 1 and 2 (Ownership and Title Deed). The land is depicted on Surveyor Diagram No. 740/79 registered with the Surveyor – General Office on 2/05/1979, see Annexure 3 (S.G Diagram). The S.G. Diagram reflects an electric power line servitude that cuts through the site diagonally from the north-west side of the site boundary, in an south-easterly direction approximately 400m – 500m before sharply cutting and running parallel to the southern boundary toward the eastern boundary of the site, see Annexure 3. (S.G Diagram). The size of the site is 82.2 Ha. At an average density of 40du/Ha with an individual plot size of 250m², 1 986 units can be constructed onto the site not withstanding the 800m buffer from the Waste Water Treatment Works proposed by the Amahlathi SDF south west of the site, see Fig. 2.7.1 and 2.8.1. The project may have to reduce the number of beneficiaries or increase the average density to 52 du/Ha at an individual plot size of 195m² in order to accommodate 2500 units. The S.G. Diagram indicates an electrical servitude running through the site. These powerlines are active at 11kV.

15. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 15 Cadastral Layout Figure 2.3.1

16. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 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. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 17 Engineering (Kantey and Templer) Figure 2.4.1

18. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 18 The study area envisaged for the human settlements project is a greenfield site south of Mlungisi township below the existing cemetery. 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. 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, see Fig. 2.5.1. The site slopes gradually down to Cumakala River flowing along the western boundary of the site. 2 watercourses flow through the site. A watercourse flows across the north-western corner of the site and drains into the Cumakala River and another flows across the north-eastern corner of 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). In which, a basic assessment would 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. ENVIRONMENT 2.5

19. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 19 Environment Figure 2.5.1

20. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 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, 2013. 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. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 21 Geo-tech Figure 2.6.1 The Site

22. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 The site is cut off from the surrounding settlements by the Cumakala River and its tributaries as well as by the cemetery from Cumakala and the existing Mlungisi township. Social Facilities such as schools and clinic are located in the existing township a distance of about 1- 2 km north of the site. The police station is situated within Stutterheim town. The project will benefit mainly people who already reside in Mlunigisi township, therefore no new facilities will be required for the Human Settlement Project. There are two potential access roads to the site: −Existing access road from Stutterheim CBD across Cumakala River through Mlungisi and around the cemetery; and, −Gravel track that crosses the Cumakala south of Stutterheim CBD and them winds its way along the valley to the south. From this route there is a track following disused railway line embankment which provides culvert crossings of the two river tributaries to the east.

23. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 23 Distribution of Social Facilities Figure 2.7.1

24. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The Amahlathi SDF proposes high density residential development on the site, see Fig. 2.8.1. The north – eastern portion of the site falls outside the urban edge of Stutterheim. If it is intended to develop the entire site it may be necessary to request for the amendment of the SDF to incorporate the entire erf within the urban edge. However, this portion of the site, east of the railway embankment, is undulating and cut by two tributaries and will be more expensive to develop. Adequate buffers from existing river courses are proposed on the SDF plan for Stutterheim, see Fig. 2.8.1. The western portion of the site is affected by a proposed 800m set back lines from the WWTW. Note: in the W. Cape this line is normally 500m from a WWTW. The Proposed Human Settlement Project is in line with the SDF if the boundary of the site is amended to take these constraints into account.

25. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 25 Current Spatial Development Framework Figure 2.8.1 The Site

26. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 26 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 2013-2014. There are currently no projects envisaged for the financial years 2013/2014 and 2014/2015 in the Human Settlement Project areas. Projects indicated are projects that were planned for the 2012/2013 financial year.

27. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 27 APPROVAL BY COUNCIL 2.10 Awaiting Council Resolution

28. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 28 SUMMARY AND RECOMMENDATIONS 2.11 2.11.1SUMMARY The site was inspected on 03/12/2013 and the conclusions below ground-truthed. The western part of the site falls steeply down to the Cumakal River. The eastern portion, east of the disused railway embankment is also steep and undulating. Therefore, it is proposed that the site boundary be amended as shown in Figure 2.11.1. A linkage site on the abutting property that provides the opportunity to make the new development contiguous and strengthens the route to the civic centre should also be considered. This will add another ……... Hectares to the site. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 2, settlements are not recommended. It is recommended that the site be assessed by a 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 2500 subsidy units onto existing greenfield. 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. 2.11.2RECOMMENDATIONS The project is feasible pending a technical assessment by a Botanist to verify the CBA status of the site and if the site boundaries are amended as shown. The possibilities of extending the site to create a corridor to Mlungisi civic centre should be investigated. In light of this assessment it is recommended that the award of subsidies can proceed for the Mlungisi 2500 project. Figure 2.11.1Proposed amendments to site boundary

29. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

31. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 31 ANNEXURE 2: TITLE DEED

33. MLUNGISI 2500 FEASIBILITY STUDY CNdV africa (Pty) Ltd4 December 2015 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM