1. Amathole District Municipality NGQUSHWA LOCAL MUNICIPALITY March 2014 PRELIMINARY DRAFT not for circulation GLENMORE 1000 feasibility and review of housing plan for GLENMORE 1000

3. Feasibility and Review of Housing Plan GLENMORE 1000 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. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 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. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 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 HSPHuman Settlement Plan LMLocal Municipality MHSPMunicipal Human Settlement Plan SA South Africa SANBISouth African National Biodiversity Institute SDFSpatial Development Framework

7. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 7 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 Glenmore 1000 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 five Human Settlement Project feasibility reports for Ngqushwa Municipality. It is designed so that it can be part of a single document that includes the other four 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 SITE DETAILS Registered Owner:Republic of Ciskei Site Description:A portion of Farm 237, Victoria East Title Deed Number:T8082/177-CT Servitudes:N/A Site Size:304.72 Ha Glenmore 1000 is situated high in the mountains some 22kms from the N2 in the rural area north-east of Grahamstown, see figure 2.1.1 and 2.1.2. Glenmore is approximately 40km from Grahamstown, which is the nearest main town in the area. The village comprises of varying quality buildings, on surveyed plots. The layout comprises a number of different site configuration ranging from industrial sized plots to the south, a conventional housing township to the east, and large garden plots to the north fringed by two blocks of small residential plots. Only Ely-Gagha (Glenmore B) has been developed. It comprises approximately 880 plots of between 300m² - 400m² many with substantial houses. The northern townships are used for family and market gardening. The southern extensions are separated from the northern extensions by a tributary of the Great Fish River. Glenmore was established as part the forced removals and resettlement of black South Africans in the Apartheid era.

8. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 8 Locality Plan Figure 2.1.1

9. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 9 Aerial Photograph Figure 2.1.2

10. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 10 VISUAL SURVEY Figure 2.1.3 House shop servicing the areaLarge open spaces found throughout the area Roads in bad condition in Glenmore Houses built between natural vegetationFormal housing within the areaNo sidewalks or formalised roads Self demarcated plotsFormal housing within the areaDrainage problems along roads

11. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 11 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 A project of 500 subsidies has been proposed for Glenmore. Glenmore B (Ely Gagha) comprise approximately 880 residential plots. The proposed project’s delivery strategy and housing instrument is project linked housing subsidies into formal plots. The waiting lists are being 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. GLENMORE 1000 Population (Ngqushwa SDF 2010)Not specified Population (2011 Census)1 210 No. Households (2011 Census)435 Proposed Units (EC DHS)1000 Waiting List (Ngqushwa LM)Awaiting Figure 2.2.1Statistical Background

12. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 12 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Glenmore 1000 is located is a portion of Farm 237, Victoria East (S.G No. 8974/1862), see figure 2.3.1. Also see SG No. C222/1987 and General Plan No. 10524C. Some beneficiaries reside on this erf with no demarcated plots. The SG diagram was approved in 1961. The registered owner of the property is the Republic of Ciskei in Title Deed 8082/1977-CT, see Annexure 2. (Awaiting Title Deed from King William’s Town) The SDF proposals for this site is not specified in the Ngqushwa 2010 SDF, see section 2.8.

13. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 13 Extent of General Plan Figure 2.3.1

14. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 14 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.

15. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 15 Engineering (Kantey and Templer) Figure 2.4.1 Await K&T

16. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 16 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. The project is located on existing developed subdivision layouts and General Plans and no development outside of these areas that may trigger an EIA is envisaged. The project is a partial 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 1 and 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 1 permits no development, but the preservation and protection of the area’s natural state. 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 urban areas of Glenmore. 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. South facing slopes are also occurring on the site, which are not typically desirable for development. 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). 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:

17. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 17 Environment Figure 2.5.1

18. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 18 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. ( Outeniqua Geotechnical Services cc, 2013 )

19. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 19 Geo-tech Figure 2.6.1 The Site

20. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 20 DISTRIBUTION OF SOCIAL FACILITIES 2.7 There is 1 primary and 1 secondary school located along the R72, which is adequate for the proposed project, see figure 2.7.1. There is 1 clinic within the site area. There is not an appropriate level of other social facilities in the area. Residents must travel to nearby towns in order to access higher order health, police and education facilities. No new facilities are required to support the proposed human settlements project.

21. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 21 Distribution of Social Facilities Figure 2.7.1

22. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 22 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 Glenmore is situated within Ward 8 on the SDF map, see Fig 2.8.1. The site falls within the Development Zone. Permitted uses in this zone has note been specified in the SDF. The proposed Human Settlement Project does not contravene SDF proposals for the area.

23. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 23 Current Spatial Development Framework (Ngqushwa SDF, 2010) Figure 2.8.1 The Site

24. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 24 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.

25. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 25 APPROVAL BY COUNCIL 2.9 Await council resolution

26. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 26 SUMMARY AND RECOMMENDATIONS 2.10 2.10.1SUMMARY The site was inspected on 10/01/2014 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 1 and 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 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 1 000 subsidy units onto existing developed townships. 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. 2.10.2RECOMMENDATIONS The project is not feasible, pending a technical assessment by a Botanist to ground-truth the extent of the CBAs on the site.

27. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 27 ANNEXURE 1: OWNERSHIP PRINTOUT

28. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 28

29. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 29 ANNEXURE 2: TITLE DEED

30. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 30

31. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 31 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

32. GLENMORE 1000 FEASIBILITY STUDY CNdV africa (Pty) Ltd26 January 2016 page 32