MUNICIPAL FUNCTIONS
3.8.7 HOUSING
3.8.7.1 New Housing
The municipality has an important responsibility to plan for integrated human settlements by ensuring that all its citizens reside in developable, formalised, safe and sustainable human settlements. This is accomplished by providing dignified living through National and Provincial funding within closer proximity to employment opportunities, if thereby improves the quality of life of all citizens.
The Department: Housing Development, in accordance with the Housing Pipeline planned the following projects for 2019/20 financial year:
a) Erf 7001, Cloetesville
Stellenbosch Municipality have been proactive and strategic in identifying vacant portions of land to assist in addressing poor living conditions, and in particular the need for housing provision, in Cloetesville, located 4km to the north of the Stellenbosch CBD. The municipality has therefore initiated a study aimed at exploring the development potential within Cloetesville and to respond to the development needs and challenges within Cloetesville, in particular.
Stellenbosch Municipality has therefore decided to follow a Call for Proposals process to focus on Erf 7001 and that the required cost benefit analyses be completed for the identified property (Erf 7001) as part of submissions by bidders.
It should be noted, that a previous Call for Proposal was advertised during 2018/19 financial year and was cancelled due to non-responsive bidders.
A new tender was re-advertise and the closing date of this Call for Proposal was 20 March 2020. Bids were received and Stage 1 of the Call for Proposal has been completed.
This Call for Proposal has 2 (two) stages and Stage 2 is currently in progress. The different stages are explained below:
Stage 1: Concept Proposal and Functionality (ability to deliver on project requirements)
The proposals will be scrutinised and assessed on the concept proposal and ability of Bidders to deliver on project requirements by a Bid Evaluation Committee (BEC). Only those Bidders whose bids are assessed as having achieved the minimum required score (70%) will be considered responsive and will proceed to Stage 2 evaluation. Following this functionality evaluation, the Bidders will be informed in writing of the outcome pertaining to stage 1.
Stage 2: Financial Proposal and Feasibility
The financial feasibility evaluation of proposals submitted is there for a critical element in the decision- making process for Stellenbosch Municipality.
Figure 3:19: Location Plan: Erf 7001, Cloetesville
Bidders that have been shortlisted following the functionality evaluation in stage 1 will be provided with a pricing schedule that must be completed in a prescribed timeframe. Bidders will then be required to submit their financial proposals and feasibility analyses to support their development proposals and that examines the implications, strengths and weaknesses of their proposals. The shortlisted bidders will be invited to present their development proposals in more detail to the Evaluation Panel and clarify any issues that may need to be elaborated upon.
The appointment for a successful service provider will be appointed after the Stage 2 evaluation.
b) Possible sites for mix-used development in Cloetesville (Infill housing development)
During 2018/19 financial year, a status quo assessment report was concluded by a service provider whereby the study contains the possibility for other various vacant erven in Cloetesville.
During October 2019, Council resolved that two desktop studies in order to determine the suitability of Municipal owned vacant erven in Cloetesville for further infill development. The studies will determine the different housing typologies in order to address the challenges communities are facing in the Cloetesville area.
A technical proposal was advertised during March 2020, requesting consultants to undertake a feasibility study of various sites within the Cloetesville area for possible Infill Housing Development. Due to the National Lock Down as instructed by The President, the municipality decided to extend the closing date to April 2020.
The successful service provider was appointed during June 2020 and will commence with work to assemble a multi-disciplinary team of professionals in order to complete the study for Cloetesville, Stellenbosch during the 2020/21 financial year.
c) Farm 527, Jamestown (Phase 2, 3 and 4) In accordance with the housing need, Stellenbosch Municipality has identified a portion of land in Jamestown for residential purposes. The site is located on the southern edge of the suburb of Jamestown, east of the R44 between Stellenbosch and Somerset West, flanked by an existing cemetery on its western boundary and a sports field located centrally on its northern edge. The area characterised by medium to high-density residential as well as non- residential uses that serve the local community of Jamestown.
A portion of this land (Phase 1 - 3.9317ha) was completed in November 2016 and therefore excluded from this proposed development concept / framework.
A tender was advertised for a Call for Proposal for Phases 2, 3 and 4 for the delivery of additional state subsidised housing units, serviced sites for affordable housing (plot and plan), GAP housing units, high density units and high income housing for sale on the open market. Specific preferences will be given
Figure 3:20: Location Plan: Farm 527, Jamestown (Phase 2,3 and 4)
to purchasers meeting the criteria, pricing and subjected to confirmed conditions as stipulated by the municipality.
Development rights have been obtained for Phases 2 and 3 on Portion 7 of Farm 527 (site and service, 2-storey walk-ups, GAP housing, high income
housing and public open space) and it is proposed that these two phases be made available simultaneously for development in the short to medium term. The portion of Remainder Farm No 527 included in this Proposed Development Concept is zoned Agriculture and application therefore still needs to be made to obtain development rights for urban / residential development.
The development of this area (the new Phase 4) is only possible in the medium to long term (as also indicated in the Stellenbosch Municipality Housing Pipeline annual review). It will therefore be required of the prospective developer to do the necessary detailed feasibility studies and obtain the relevant planning and other approvals to enable township establishment for this phase of the development.
The town planning and design principles will be incorporate such as access and movement, landscaping, a safe community, permeability and street linkages, integration, continuity, active street interface, local economic development, integration of public spaces with community facilities, dignified space concept and linkages between public spaces.
The Call for Proposal has followed a 2-stage approach to appoint a suitable developer (Stage 1:
Concept Proposal and Functionality (ability to deliver on project requirements) and Stage 2: Financial Proposal and Feasibility). The proposals for Stage 1 have been scrutinised and assessed on the concept proposal and ability of Bidders to deliver on project requirements. Only those Bidders whose bids are assessed as having achieved the minimum required score (70%) will be considered responsive. The responsive bidders will proceed to Stage 2 evaluation which will be assessed during 2020/21 financial year.
d) Kayamandi Town Centre
A service provider with the necessary multi-disciplinary team of professional consultants were appointed to conduct a feasibility study to assess the redevelopment of the town centre of Kayamandi.
The specific area has been discussed and subsequently approved by the Stellenbosch Municipality for the redevelopment of the town centre of Kayamandi, Stellenbosch.
During March 2017, Stellenbosch extended the scope to conduct a feasibility study for the Kayamandi Town Centre to consider the options to formalise this area. Subsequent to this, Stellenbosch Municipality extended the appointment for detailed planning for the formalisation of the Kayamandi Town Centre
Figure 3:21: Approved Development Plan
Redevelopment. Kayamandi Town Centre redevelopment should be seen as an integrated and holistic development, a mega project, for planning and implementation.
The feasibility study was completed during December 2017 and Council approved the feasibility on 28 March 2018.
The proposed typology mix is of such that it will enhance the beauty and character of the Kayamandi Town Centre in that it will provide for a mix of typologies to accommodate the old and the young. The proposal for walk up units is also to provide maximum densification within the available limited space.
The proposed town planning layout consists of ±700 BNG and ±1000 walk up units (total ±1700 units with erf sizes of between 80m² and 124m²). All designs to accommodate a mix of housing typologies and business units.
This design methodology was done to suit the demand and the needs of the affected community. Semi-detached double storey top structure units are proposed at a density of 174 units per
hectare. The house typologies or layouts such as “blocks of flats” or units’ representative of the “Joe Slovo” model developed as part of the N2 Gateway project.
The relocation strategy the community agreed upon was that a “block approach” must be followed to effectively address the challenges facing Kayamandi.
Figure 3:22: Conceptual layout
The aim would be to unpack the developmental opportunities of Kayamandi and recommend a relocation strategy for the families moving to the temporary units/site that has been earmarked for this process (Northern Extension).
Following extensive public participation leading up to a site visit to the N2 Gateway Project in Langa, Cape Town on 19 February 2020, the participants which derived from Kayamandi Town Centre (Ward Councillors, community leaders and members, and Stellenbosch Municipal officials including the Deputy Mayor and the consultant). This visit yielded positive results and most of the attendees supported this concept.
The proposed land uses in the feasibility study / urban design concept can be
accommodated within this zoning. It is therefore proposed that this zoning is used when the study is rezoned during the land use planning application processes.
The proposed land use concept takes into consideration the following issues:
The general slope of the area – the gradient is such that it has an impact on the number of opportunities;
The safety concerns with regards to the communal living; and
The impact of the COVID-19 pandemic – social distancing requirements.
The Planning Application process is anticipated to be completed within a period of nine to twelve months during the 2020/21 financial year.
e) Langrug, Franschhoek
Langrug informal settlement is situated on approximately ±13-hectare site on the relatively steep slopes of the Wemmershoek Mountains in Franschhoek. It is located some 3km to the north west of the Franschhoek CBD. It is bordered by the Wemmershoek Mountains to the north west; the Mooiwater Township to the east; the Groendal Township to the south and the Dennegeur Farm to the west as shown in the locality plan in figure 5 below:
Figure 3:23: Locations of business opportunities identified
The living conditions at informal settlements are typically poor with residents facing a range of basic livelihood challenges, such as poor access to basic sanitation, water supply, electricity provision and solid waste accumulation in the street, frequent shack fires, safety and security risks. Langrug informal settlement is no exception to these deplorable living conditions described above.
Furthermore, and due to the growing number of shacks and population in the settlement and unavailability of land for housing in the Franschhoek area, there is a growing need at the Langrug informal settlement to:
Increase the level of basics services and amenities (roads, water, sanitation, electricity etc.);
Manage grey and black water emanating from households;
Develop a healthy and safe living environment; and
Develop a housing project in the settlement.
In light of the above developmental challenges, there are various upgrading programmes that have been identified for planning and eventual implementation at the informal settlement. The aim of these projects is to incrementally upgrade Langrug and to some certain extent formalise existing development patterns and improve the accessibility (movement networks) and the delivery of basic services.
Figure 3:24: Locality plan
Hereunder is a summary of the planned projects which will commence in the 2020/21 financial year:
Basic services and layout planning premised on in-situ upgrading principles;
The construction of phase 2 emergency access road and the installation of water and sanitation;
Rehabilitation of the dam wall to accommodate light weight structures; and
Re-blocking of section C and G to improve access and basic services.
f) Northern Extension, Kayamandi
The Northern Extension of Stellenbosch, is situated north of Kayamandi, adjacent to Cloetesville and Welgevonden Estate, within the Stellenbosch Municipal area. The sites are located on the western side of the R304 (main arterial from the North) to Stellenbosch.
The specific site has been suggested by the Stellenbosch Municipality for the northward extension of the urban area of Stellenbosch.
The municipality is aiming to facilitate the development of ±4 000 to ± 6 000 residential opportunities, as well as providing the required social amenities and public facilities required. The feasibility study includes identifying developable land within the study area (different farm land identified).
The Department: Housing Development is in the process to obtain planning approval and development rights.
It should be noted, that a portion of the development of the northern extension has been identified as a possible relocation area for redevelopment of the Kayamandi Town Centre.
Figure 3:25: Locality plan
g) Zone O, Kayamandi
The Land Use Planning Authorisation (LUPA) application was submitted to the Department: Planning and Economic Development.
The MPT approved the development proposal and layout, the project is in the process of becoming implementation ready and the civil drawings will be finalised by the Directorate: Infrastructure Services.
As soon as the funding application for implementation is approved by the PDoHS, the Department:
Project Management Unit (PMU) will commence with the project in 2020/21 financial year.
Figure 3:26: Approved development plan
h) Erf 64, Kylemore
Erf 64, Kylemore is 15.5ha in extent of which the municipality requires ±8ha for residential purposes.
A meeting was held between Department of Public work and it was indicated that the Directorate:
Investment Analysis will conduct a feasibility study as part of the relevant business process of the Department Public Works and Infrastructure (DPWI).
Upon completion of the feasibility study,
the relevant report and
recommendations have been submitted to the Directorate: Disposals (Land Reform and Human Settlements) to inform their submission for Ministerial approval.
The feasibility study was completed during 2019/20 financial year. The studies are a pre-requisition for funding by the PDoHS and it confirmed that the land may be used for residential purposes.
Engagements are currently underway between the municipality and the National Department of Public Works (NDoPW) regarding the transfer of Erf 64, Kylemore to the municipality. Several letters were submitted to the NDoPW requesting the transfer of the land to Stellenbosch Municipality.
The municipality is currently awaiting feedback from the National Department of Public Works.
i) La Motte, Franschhoek
La Motte, set in the Franschhoek Valley amongst plantations, is a former Bosbou Hamlet. It is situated 5 km to the west of Franschhoek, on the Robertsvallei Road, close to where it intersects the R45.
Originally built to house forestry workers, the village is made up of the original dwellings and a range of community facilities. During the construction phase of the Berg River Water Scheme, new houses were built adjacent to the existing settlement to temporarily house the construction workers, these houses are now in the process of being transferred to identified beneficiaries.
The Stellenbosch Municipality and the community of Franschhoek have been pro-active in addressing the need for affordable and subsidised housing and a number of initiatives have successfully been implemented.
Figure 3:27: Locality plan- Erf 64, Kylemore
Figure 3:28: Locality plan of erven, La Motte, Franschhoek
By means of a tender process, a service provider was appointed by the municipality to complete a feasibility study on the proposed sites. This will enable Council to make an informed decision regarding the land acquisition from The Department of Public Works (DOPW), the registered owner of the property.
The feasibility study has been concluded.
The Department of Public Works, as custodians of the relevant portions of land, has been engaged in order to start the necessary procedures that would lead to the transfer of the subject properties into the name of Stellenbosch Municipality, for housing purposes.
Several letters were submitted to the National Department of Public Works, requesting the transfer of the land to Stellenbosch Municipality. The municipality is currently awaiting feedback from the National Department of Public Works.
j) De Novo
The De Novo site is located within the Stellenbosch Municipal area and falls under the jurisdiction of this local municipality. The site is located approximately 14.5km from Stellenbosch, 11km from Klapmuts and 2.3km from the existing Bloekombos residential area in Cape Town.
The Provincial Department of Human Settlements (PDoHS) are the custodian / implementers of this project.
A Project Steering Committee (PSC) has been created, consisting of residents, whom represent the interests of the De Novo community about the De Novo Human Settlement Project. The residents residing on the site are renting these residential structures from the Department of Transport and Public Works (WC), and this department is responsible for the maintenance of these structures at present.
A few older dilapidated buildings are located at the centre of the De Novo site, that appears to be illegally occupied. These buildings and their residents will require a detailed investigation to be effectively addressed. It is proposed that the inhabitants of these dilapidated buildings should be registered on the Stellenbosch Municipal Housing Demand List and then be accommodated in future municipal human settlement projects.
During October 2017 the Stellenbosch Municipality undertook a survey of the residents located on De Novo. The following is the results of this survey, namely:
Total population residing on De Novo was 501 individuals as of October 2017;
312 people were residing in the 77 formal rental houses on site; and
189 people were residing in backyards or in the dilapidated old hospital building on site.
Figure 3:29: Locality plan, De Novo
The Provincial Department of Human Settlements appointed a professional service provider and a Project Initiation Document (PID) was submitted for PDoHS for approval. A draft Project Feasibility Report (PFR) was submitted to PDoHS for approval in November 2019 and is currently being reviewed by Stellenbosch Municipality for approval and sign-off.
The original project programme planned to have all development rights in place for the De Novo Project by end of August 2020. Due to the COVID-19 Pandemic and the delays caused by the National Lockdown the project end date can no longer by August 2020. Delays of approximately six months have been experienced meaning that a conservative estimated project completion date will be March 2021.
The following mentioned projects were in pre-planning phase during 2019/20 financial year:
k) Social Housing (rental initiatives)
Stellenbosch Municipality, was identified by the Western Cape Provincial Administration as one of
“Leader Towns” in the Province that have the requisite constituents to partake in the Social Housing Programme. Consequent to this, the municipality adopted an Affordable Rental Housing Strategy and Plan in 2016. The municipality also underwent a rigorous process of identifying and approving Restructuring Zones for the development of Social Housing. Stellenbosch Restructuring Zone areas were subsequently endorsed by the National Housing Ministry and have been published as such in the Government Gazette dated 27 April 2017 (No. 40815).
Council commenced with a process of granting long-term use rights to qualifying accredited entities (SHIs and / or ODAs) on land identified and approved for the purpose of developing Social Housing estates.
In principle a Land Availability Agreements (long-term use rights) will be entered into with Social Housing Institutions (SHIs) and / or Other Development Agencies (ODAs), subject to certain conditions.
Against this background, Stellenbosch Municipality is desirous to commence with a project that could address the housing needs of residents that reside primarily in the backyards of privately owned properties.
Council approved the first Social Housing Initiative to commenced on Erf 81/2 and Erf 81/9 (this specific site is illustrated with a circle in the figure below) and the development must be sensitive to the general built and landscaping vernacular of the Stellenbosch area.