1. Chris Hani District Municipality INTSIKA YETHU LOCAL MUNICIPALITY April 2014 PRELIMINARY DRAFT not for circulation MAHLUBINI 348 feasibility and review of housing plan for MAHLUBINI 348

3. Feasibility and Review of Housing Plan MAHLUBINI 348 April 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 INTSIKA YETHU LOCAL MUNICIPALITY Private Bag X1251, Cofimvaba, 5380 Tel: (047) 874-8700 Fax: (047) 874-010

5. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 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 2.9 Future 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 1Ownership Annexure 2Title Deed Annexure 3S.G. Diagram

6. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 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 BLMCBiodiversity Land Management Class CBACritical Biodiversity Area CRUCommunity Residential Unit ECBCPEastern Cape Biodiversity Conservation Plan 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

8. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 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 Mahlubini 348 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 six Human Settlement Project feasibility reports for Intsika Yethu 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:Intsika Yethu Municipality (see Annexure1) Property Description: RE/1, Cofimvaba Title Deed Number:T149/2003 Servitudes: Powerline across site Site Size:33.29 Ha The Mahlubini 348 project is an urban project located near Cofimvaba within Intsika Yethu Municipality. Mahlubini is a vacant site along the R61, 2km south-east of Cofimvaba centre. The site, being located next to the R61, makes the site easily accessible. Taking into account the size of the site at 33 hectares; if 60% (19.97 Ha) is used for residential purposes, with an average plot size of 250 m², a total of approximately 800 units can be provided on the site. However, only 348 subsidies are proposed requiring a gross area of approximately 14.5ha. An Archaeological Impact Assessment was completed in November 2013 for Mahlubini Residential Area Development, (Portion of) Erf 1, Cofimvaba. The first phase of the project was assessed (19 Ha site) and a bridge that runs across the Cofimvaba River, built in 1954, was indicated as a contemporary period cultural heritage resource, see Fig 2.7.1. The recommendation made in this report is that caution should be taken when construction is in progress to ensure the conservation of the bridge, named Site MRD-1. No site specific conservation measures on behalf of the developer, Intsika Yethu Municipality, were recommended.

9. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 9 Locality Plan Figure 2.1.1 Mahlubini 348

10. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 10 Aerial Photograph Figure 2.1.2

11. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 11 VISUAL SURVEY Figure 2.1.3 a. The R61 intersection down the road from Mahlunbini b. Central view of the sitec. A view north-west of the site d. Engineering services installed on sitee. Brick making plant west of the sitef. A view north-east of the site

12. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 12 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 Mahlubini 348 Population (Intsika Yethu Draft SDF 2013)Not specified Population (2011 Census)0 Ex. Units (Intsika Yethu Draft SDF 2013)Not specified No. Households (2011 Census)0 Proposed Units (EC DHS)348 Waiting List (Intsika Yethu LM)No waiting list Figure 2.2.1Statistical Background A total of 348 subsidies have been proposed for this project onto a greenfield vacant site. To date, the site has not been surveyed. Therefore, no existing cadastral is in place. The proposed project’s delivery strategy and housing instrument is project linked housing subsidy onto existing an greenfield site. The waiting list has been requested and is awaited for this project.

13. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 13

14. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Mahlubini 348 is located is a portion of Remainder Erf 1, Cofimvaba (Diagram No. 1913/1935), see figure 2.3.1. The General Plan was approved on 8 May 1935. Erf 1 of Cofimvaba was previously known as the Cofimvaba Commonage, and the entire settlement has been established on this property. The registered owners of Remainder Erf 1 is Intsika Yethu Municipality in Title Deed T149/2003. (Awai Title Deed from King William’s Town)

15. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 15 Cadastral Layout Figure 2.3.1

16. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 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. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 17 Engineering (Kantey and Templer) Figure 2.4.1 Await K&T

18. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 18 ENVIRONMENT 2.5 The site is situated on a relatively flat land. Subsistence farming can be found on the central part of the site and should be taken into consideration when planning development. 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 3 as per SANBI data (2007) and therefore is subject to BLMC 3 guidelines according to the ECBCP. This must be ground-truthed by a botanist, prior to undertaking the Human Settlement Project. BLMC 3 permits the land to be used for Conservation, Game Farming and Communal Livestock. Settlements are permitted with conditions of approval upon environmental authorisation. However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Cofimvaba. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended. The heritage and environmental assessment that was completed for this site in November 2013 indicates that caution needs to be taken when developing in close proximity to the Cofimvaba Bridge, indicated as a contemporary period cultural heritage resource, see Figure 2.7.1. This study has also mentioned that no further on-site conservation measures are recommended. A tributary of the Cofimvaba River flows through the centre of the site and a 32m setback from the watercourse need to be put in place when developing, see Figure 2.5.1. 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: 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.

19. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 19 Environment Figure 2.5.1

20. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 20 GEO-TECH (Kantey and Templer) 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. 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. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 21 Geo-tech (Kantey and Templer) Figure 2.6.1 The Site

22. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 No facilities are located on site. However, all facilities are within a 2-3 km buffer distance from the site, which is a comfortable walking distance, see Figure 2.7.1. A secondary and a combined school is located within walking distance of the site. However, the secondary school is located on the opposite side of the Cofimvaba River. Therefore, safety measures need to be put in place for scholars who will have to cross the river over the bridge to access the school, see Figure 2.7.1. The Cofimvaba hospital is located along the R61, approximately 1.3km from the site, see Figure 2.7.1. The police station servicing the area is situated in Cofimvaba CBD, approximately 1.5 km away. This proposed Human Settlement Project will not require the provision of additional facilities.

23. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 23 Distribution of Social Facilities Figure 2.7.1

24. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 In 2013, a Local Spatial Development Framework was developed for Cofimvaba. Mahlubini falls within the Cofimvaba commonage. The site is vacant and proposals for the site area include residential (approximately 11ha), commercial and open space uses. The project proposed subsidies requiring a gross area of approximately 14.5ha. The site is within the proposed urban edge. It is proposed that the SDF be amended to increase the land identified for residential purposes from 11ha to approximately 14.5ha. Development is restricted to land beyond the 50m buffer line from the Cofimvaba River.

25. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 25 Current Spatial Development Framework Figure 2.8.1 The Site

26. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 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. The IDP indicates the intention of a Municipal Infrastructure Grant (MIG) Project for the upgrading of the entire Cofimvaba sewer bulk line and treatment works with a total budget of R12 million over three years. A total of R3 million is to be spent on upgrading of roads in Cofimvaba. The Bulk Sewer project and the upgrading of roads are envisaged to occur in Ward 14, which comprises the entire Cofimvaba town. These projects will impact all urban Human Settlement Projects in Cofimvaba.

27. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 27 APPROVAL BY COUNCIL 2.9 Await Council Resolution

28. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 28 SUMMARY AND RECOMMENDATIONS 2.10 2.11.1SUMMARY The ownership of the land on which Mahlubini 348 and its environs are located is registered to Intsika Yethu Municipality. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 3 that covers the site, settlements are permitted with conditions. It is recommended that the site be assessed by a botanist to verify and ground-truth the extent CBA 3 on the site prior to the Human Settlement Project implementation. The location of any buildings that may be constructed on plots near the watercourse will need to ensure they keep 32m from the banks of the watercourse if they are to avoid triggering an EIA. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. No waiting lists are available from the municipality. No new facilities is required to support the proposed human settlements project. The project is in line with the SDF with respect to the portion of the site proposed for residential purposes. Awaiting Council Resolution from the municipality. 2.11.2RECOMMENDATIONS The project is feasible, pending a technical assessment by a botanist to ground truth the extent of CBA 3 on the site. It is proposed that the SDF be amended to increase the land identified for residential purposes from 11ha to approximately 14.5ha.

29. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

30. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 30

31. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 31 ANNEXURE 2: TITLE DEED

32. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 32

33. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM

34. MAHLUBINI 348 FEASIBILITY STUDY CNdV africa (Pty) Ltd23 February 2016 page 34 The Site