1. Chris Hani District Municipality INTSIKA YETHU LOCAL MUNICIPALITY April 2014 PRELIMINARY DRAFT not for circulation TSOMO EXT 3 (250) feasibility and review of housing plan for TSOMO EXT 3 (250)

3. Feasibility and Review of Housing Plan TSOMO EXT 3 (250) 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 PO Box 11, Cofimvaba, 5380 Tel: (047) 874-0061 Fax: (047) 874-0010

5. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 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. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 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. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 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 Tsomo Ext 3 (250) 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 Ntsika 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 Property Description: Portion of erf 461, Tsomo Title Deed Number:T4415/2003 (See Annexure 2) Servitudes: Storm water servitude (Few Erven) (See Annexure 3) Site Size:14.7 Ha The Tsomo Ext 3 (250) project is an urban project in Tsomo within Ntsika Yethu Municipality. Tsomo is one of two urban centres in Intsika Yethu Municipality. It is classified a rural town with the role of being a primary service centre to the adjacent rural hinterland. Tsomo is located south – east of the municipality along the R409 route connecting the N2 national road between East London and Butterworth with the R61 between Cofimvaba and Engcobo. Tsomo Ext 3 is a settlement situated within the Tsomo commonage, west of the town and takes access from the R362. The site comprises approximately 240 erven. The project was initially intended as a middle income project, however the site has become invaded by both low and middle income dwellers. There are no services of farmlands on the site and dwellings have been constructed informally.

9. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 9 Locality Plan Figure 2.1.1 Tsomo Ext 3 (250)

10. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 10 Aerial Photograph Figure 2.1.2

11. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 11 a.View of Tsomo Ext 3 from R352 roadb.Panoramic view of Tsomo Ext 3 from across the R352c.The Tsomo Police Station in historic building VISUAL SURVEY Figure 2.1.3

12. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 12 STATUS OF HOUSING PROJECTS AND WAITING LISTS 2.2 250 subsidies have been proposed for Tsomo Ext 3. These units will comprise individual subsidy onto existing erven. The site has been surveyed and some residents reside on erven marked out on a registered General Plan. The project was initially envisaged for middle income housing, however it has now been invaded by both middle and low income dwellers. The middle income group especially have built permanent concrete structures. The invasion appears to have happened randomly to the point where invaders have not kept to the defined site boundaries marked out by the original pegs. The waiting list has been requested from the municipality and is still awaited for this project. TSOMO EXT 3 (250) Population (IYLM SDF 2013)Not Specified Population (2011 Census)Not Specified Ex. Units (IYLM SDF 2013)Not Specified No. Households (Census 2011)Not Specified Proposed Units (EC DHS)250 Waiting List (IYLM)Awaited Figure 2.2.1Statistical Background

13. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 13

14. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 14 LAND IDENTIFICATION AND OWNERSHIP 2.3 The land on which Tsomo Ext 3 is located is portion of Erf 461, Tsomo. Erf 461 is owned by the Intsika Yethu Local Municipality, see Annexure 1. The area has been subdivided and is marked out on General Plan No. 2103/2001, with 4 G.P. sheets. The site comprises 240 erven numbered 462 – 581, 583 – 617, 619 – 627, 629 – 704 and 4 public places numbered Erf 582, 618, 628 and 705. The G.P was registered at the Surveyor - General in 22/01/2002. It appears the erven have not yet been registered with the Deeds Office.

15. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 15 Cadastral Layout Figure 2.3.1

16. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 16 ENGINEERING (Kantey & 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. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 17 Engineering (Kantey & Templer) Figure 2.4.1

18. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 18 ENVIRONMENT 2.5 The site is situated on a gradual slope. 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. However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending over most of the urban areas of Tsomo. This is clearly incorrect and the mapping of CBA 3 in this vicinity has not been ground-truthed and amended. The Mlolwana river flows north east of the site, however the cadastral layout has been set back appropriately from the river, see Figure 2.5.1. Housing development would need 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. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 19 Environment Figure 2.5.1

20. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 20 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 suitable for 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. (Outeniqua Geotechnical Services cc, 2013)

21. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 21 Geo-tech Figure 2.6.1 The Site

22. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 22 DISTRIBUTION OF SOCIAL FACILITIES 2.7 Tsomo has only one existing combined school which is less than the 1 km walking distance. There is one existing clinic located in town less than 1 km walking distance from the site. The police station is located in town on the main road. This proposed Human Settlement Project will not require provision of additional facilities.

23. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 23 Distribution of Social Facilities Figure 2.7.1

24. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 24 CURRENT SPATIAL DEVELOPMENT FRAMEWORK 2.8 The SDF does not make specific proposals for Tsomo, however it recognises the 2010 Small Town Development Plan undertaken for Tsomo, see Fig. 2.8.1.1. The plan proposes extensions for future residential growth to abut Ext 3. (Intsika Yethu SDF 2013, 43) The Project is in line with the SDF. Figure 2.8.2 Tsomo town development plan (source: IYLM SDF 2013) The Site

25. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 25 Current Spatial Development Framework Figure 2.8.1 The site

26. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 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 2013-2014 proposed the upgrading of sanitation (R 0.6m) and bulk water services (R 4.3m) for the 2013/2014 and 2014/2015 financial years. The Sanitation and Bulk Water backlog projects are envisaged to occur in Ward 8 and will have a positive impact on the Tsomo Ext 3 human settlement project.

27. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 27 APPROVAL BY COUNCIL 2.10 The Council Resolution is awaited from the municipality.

28. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 28 SUMMARY AND RECOMMENDATIONS 2.11 2.11.1SUMMARY The site was inspected on 28/10/2013 and the conclusions below ground-truthed. There are adequate engineering services. (K&T to confirm) In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not recommended. However, the extent of the CBA 3 in and around Tsomo is clearly inaccurate as it is indicated as covering all of the developed areas. It is recommended that the site be assessed by a Botanist to ground-truth the extent of CBA 3 on the site prior to the commencement of the Human Settlement Project. It is unlikely that an EIA will be required. A detailed geo-technical site visit inspection and, if necessary, survey will be required prior to the project commencing. The waiting list has been requested from the municipality and is still awaited from this 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. The Council Resolution is still awaited from the municipality. 2.11.2RECOMMENDATIONS The project is feasible. An assessment by a botanist is required to ground truth the extent of CBA 3 in Tsomo Ext 3. Depending on the outcome it is recommended that the award of subsidies can proceed in Tsomo Ext 3.

29. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 29 ANNEXURE 1: OWNERSHIP PRINTOUT

31. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 31 ANNEXURE 2: TITLE DEED

33. TSOMO EXT 3 (250) FEASIBILITY STUDY CNdV africa (Pty) Ltd5 March 2016 page 33 ANNEXURE 3: SURVEYOR GENERAL DIAGRAM