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REZONING,SUBDIVISION,REMOVALOFRESTRICTIONS&DEPARTUREAPPLICATIONS:ERF1692,RESERVOIRSTREETEAST,FRANSCHHOEK
REZONING,SUBDIVISION,REMOVALOFRESTRICTIONS&DEPARTUREAPPLICATIONS:ERF1692,RESERVOIRSTREETEAST,FRANSCHHOEK
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INDEX
ProjectSummary................................................................................................................................................................1
1. INTRODUCTION......................................................................................................................................................2
2. APPLICATIONS........................................................................................................................................................2
3. APPLICANT..............................................................................................................................................................2
4. PROPERTYDETAIL...................................................................................................................................................3
4.1. PropertyInformation...................................................................................................................................3
4.2. TitleDeedReview........................................................................................................................................3
4.3. SiteCharacteristics......................................................................................................................................3
4.3.1. TopographyandDrainage................................................................................................................3
4.3.2. ExistingVegetation...........................................................................................................................3
5. LOCALITYANDCONTEXT........................................................................................................................................3
5.1. Locality.........................................................................................................................................................3
5.2. SurroundingLandUseContext....................................................................................................................4
5.3. Access..........................................................................................................................................................5
6. DEVELOPMENTPROPOSAL....................................................................................................................................5
6.1. DesignDevelopment....................................................................................................................................5
6.2. SubdivisionProposal....................................................................................................................................7
6.3. ZoningSchemeRequirementsandDevelopmentRules..............................................................................7
6.3.1. SingleResidentialZone.....................................................................................................................7
6.3.2. GeneralResidentialZone..................................................................................................................7
6.3.3. DeparturesRequiredforPortion29.................................................................................................8
6.3.4. DeparturesRequiredforPortion30.................................................................................................8
6.3.5. DeparturesRequiredforPortion31.................................................................................................8
6.4. ProposedPhasing......................................................................................................................................10
6.5. DevelopmentofApartmentsfortheFranschhoekClaimants’Trust.........................................................10
6.6. BodyCorporate&HomeOwners’AssociationEstablishment..................................................................10
6.7. ConceptualSitePlan..................................................................................................................................10
6.8. LandscapingandOpenSpace....................................................................................................................10
6.9. AccessandParking....................................................................................................................................11
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6.10. RefuseRemoval.........................................................................................................................................11
7. SPECIALISTREPORTS............................................................................................................................................11
7.1. GLSEngineeringServicesReport...............................................................................................................11
7.2. APECEngineeringReport...........................................................................................................................11
7.3. TrafficImpactAssessmentandReport......................................................................................................12
7.4. HeritageAssessment.................................................................................................................................13
7.5. EnvironmentalBasicAssessmentReportandSpecialistStudies...............................................................13
7.5.1. BotanicalSensitivityScreening.......................................................................................................13
7.5.2. BasicAssessmentReportandProcess............................................................................................13
8. LEGISLATIVEENVIRONMENT................................................................................................................................13
8.1. TheStellenboschMunicipalitySpatialDevelopmentFramework,2012...................................................13
8.2. TheSouthAfricanNationalHeritageResourcesAct(NHRA),Act25of1999,andNationalEnvironmentalManagementAct(NEMA),Act107of1998......................................................................13
8.3. TheSpatialPlanningandPlanningandLandUseManagementAct(16of2013)andLandUsePlanningAct(3of2014).............................................................................................................................14
8.3.1. Section39(5)oftheLUPA...............................................................................................................14
8.3.2. Section47oftheSPLUMA..............................................................................................................14
9. MOTIVATION........................................................................................................................................................15
9.1. AlignmentwiththeStellenboschSpatialDevelopmentFramework,2012..........................................15
9.2. DesirabilityintermsoftheStellenboschMunicipalityLandUsePlanningBy-Law,2015....................15
9.3. HeritageandEnvironmentalResources...............................................................................................16
9.4. OtherMotivatingFactors.....................................................................................................................16
10. CONCLUSION........................................................................................................................................................17
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LISTOFFIGURES
Figure1 LocalityPlan...........................................................................................................................................4
Figure2 EastfacingstreetviewofReservoirStreetandsurroundingdevelopment...........................................4
Figure3 Grouphousingdevelopmenttothesouthoferf1692..........................................................................5
Figure4 Typicalsingleresidentialdwellings........................................................................................................6
Figure5 Architect’srenderingofapartmentbuildings........................................................................................6
Figure6 Typicalapartmentelevation..................................................................................................................6
Figure7 Extractfromthesubdivisionplan..........................................................................................................9
Figure8 ExtractfromtheStellenboschSpatialDevelopmentFramework........................................................13
LISTOFAPPENDICES
AppendixA Pre-ApplicationMeetingMinutes
AppendixB MunicipalApplicationForm
AppendixC FranschhoekClaimants’TrustPowerofAttorney
AppendixD SurreyHolmes(Pty)LtdResolution
AppendixE SurreyHolmes(Pty)LtdPowerofAttorney
AppendixF PropertyDiagram
AppendixG NotingSheet
AppendixH CopyoftheTitleDeed
AppendixJ Conveyancer’sCertificate
AppendixK NotificationofIntenttoDevelopApproval
AppendixL TopographicalSurvey
AppendixM BotanicalSensitivityScreeningReport
AppendixN StellenboschMunicipalityEnvironmentalSupportLetter
AppendixO SubdivisionPlan
AppendixP PhasingPlan
AppendixQ DeparturePlan
AppendixR ConceptualSitePlan
AppendixS TypicalLayoutsandElevations
AppendixT GLSServicesReport
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AppendixU APECEngineeringServicesReport
AppendixV TrafficImpactAssessmentandReport
LISTOFPLANS
SubdivisionPlan ..............................................................................................................................................1692/02/01
PhasingPlan ..............................................................................................................................................1692/04/01
DeparturePlan ..............................................................................................................................................1692/05/01
ConceptualSitePlan........................................................................................................................................1692/09/01
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PROJECTSUMMARY
ObjectiveToobtaintownplanningapprovalforaphaseddevelopment,withresidentialandcommercialcomponents,ontheproperty.
DateSubmitted August2018
Property Erf1692,Franschhoek
Extent 1.9996ha(19996m2)
StreetAddress ReservoirStreetEast,Franschhoek
RegisteredOwner FranschhoekClaimants'Trust(representedbySurreyHolmes(Pty)Ltd)
ApplicantHeadlandPlanners(Pty)Ltd(seepowerofattorneydocuments,appendicesB,C&D)
PropertyDiagram S.G.no.706of2001(appendixF)
NotingSheet BI-7CB/X13(1605)(appendixG)
TitleDeed T60152/2008(appendixH)
RestrictiveTitleConditions Yes,seesection4.2.andtheconveyancer’scertificate(appendixJ)
ZoningScheme LUPOSection8ZoningScheme
Legislation StellenboschMunicipalityLandUsePlanningBy-Law,2015
Section of Legislation in terms ofwhichApplicationsaremade
• Section15(2)(a);• Section15(2)(b);• Section15(2)(d);and• Section15(2)(f).
CurrentZoning UndeterminedZone
CurrentLandUse Vacant
ProposedLandUses Singleresidentialdwellings,apartmentsandfuturebusinessuse.
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REZONING,SUBDIVISION&REMOVALOFRESTRICTIONSAPPLICATIONS:ERF1692,RESERVOIRSTREETEAST,FRANSCHHOEK
“BONNESANTÉ”
1. INTRODUCTION
Erf1692(“theproperty”)wasgrantedtotheFranschhoekClaimants’Trust(“thetrust”)inalandclaimprocessthatwasconcludedin2007withtheregistrationofthepropertyinthenameofthetrust.
The property constitutes one of the few remaining land units with the potential for residential (or similar)developmentwithinthetownboundariesofFranschhoek.
SurreyHolmes(Pty)Ltdwasappointedtodevelopthepropertyonbehalfofthetrust,withtheintentiontobothrealisethefulldevelopmentpotentialofthepropertyandtoretainaportionofthesiteundertheownershipoftheclaimantsfortheirfutureincome.
1.1. Pre-applicationConsultation
Apre-applicationmeetingwasheldwiththeMunicipalitywheretheproposeddevelopmentlayoutwasaccepted“in-principle”bytheMunicipalplanners.
ThedesignincludesawiderroadreserveagainstthenorthernboundarywithFranscheHoekEstatetoactasalandscapedbuffer.Thiswasanoutcomeofearlierdiscussionswiththeestatemanagementastotheirinputtotheproposeddevelopment.
Acopyofthepre-applicationmeetingminutesisattachedasappendixA.
2. APPLICATIONS
Thefollowinglanduseapplicationsareherebysubmittedinordertofacilitatethedevelopmentofthepropertyasenvisaged:
2.1. Rezoning of the property in terms of the StellenboschMunicipality LandUse Planning By-Law, 2015,
section15(2)(a) from“undetermined”tosubdivisionalareaoverlayzoneforsingleresidential,general
residential,generalbusiness,privateopenspaceandprivateroads;
2.2. SubdivisionofthepropertyintermsoftheStellenboschMunicipalityLandUsePlanningBy-Law,2015,
section15(2)(d)into35portions;
2.3. Aremovalofrestrictionsapplicationintermsofsection15(2)(f)oftheStellenboschMunicipalLandUse
PlanningBy-law,2015,toremoveconditionA.6.containedindeedoftitleno.T60152/2008;and
2.4. Permanentdepartureapplicationsintermsofsection15(2)(b)oftheStellenboschMunicipalLandUse
PlanningBy-law,2015;section6.3refers.
AdulycompletedandsignedapplicationformisattachedasappendixB.
3. APPLICANT
HeadlandPlanners(Pty)LtdhavebeendulyappointedbySurreyHolmes(Pty)Ltd,onbehalfoftheFranschhoekClaimants’Trust,tosubmittherequiredlanduseapplicationsontheirbehalf.
Signed powers of attorney and a resolution letter, from the registered property owners and the appointeddeveloper,areattachedasappendicesC,DandErespectively.
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4. PROPERTYDETAIL
4.1. PropertyInformation
PropertyNumber Erf1692,Franschhoek
PropertyDiagram 706/2001(appendixF)
NotingSheet BI-7CB/X13(1605)(appendixG)
TitleDeed T60152/2008(appendixH)
RestrictiveConditions Yes(seesection4.2andappendixJ)
Extent 1,99976ha
RegisteredOwner TheFranschhoekClaimants’Trust
CurrentZoning UndeterminedZone
CurrentLandUse Vacant,unutilised
AnyUnauthorisedBuildingWork/LandUse No
SubjecttotheNEMA Yes,parallelapplicationunderway.
SubjecttotheNHRA No,seeattachedNIDapproval(appendixK)
4.2. TitleDeedReview
Asinglecondition(conditionA.6onpage3ofTitleDeedno.T60152/2008),pertainingtoservituderightofwayinfavouroftheGovernment,wasfoundduringtheconveyancer’sscrutinyofthetitledeedthatholdstheproperty.Theconditionstates:
“Thatageneral rightofway fromandto theadjoiningCrown landover thewholeof the landhereby
grantedisreservedinfavouroftheGovernment.”
Aconveyancer’scertificatehasbeenprovidedasappendixJtothisreport.
4.3. SiteCharacteristics
4.3.1. TopographyandDrainage
AtopographicalsurveywasundertakenbyNeilWoodinSurveys.Thesurveydeterminedthatthesite slopes gently from east to west offering excellent drainage over the entire site towardsReservoirStreetatthenorthwesterncorner.SeeappendixL.
4.3.2. ExistingVegetation
ThepropertyunderwentabotanicalsensitivityscreeningbybotanistRossCTurnerbecausetheproperty contains Swartland Alluvial Fynbos (SAF) typical of the area. The outcomes of hisassessmentarediscussedinsection8.5.2andhisreportisattachedasappendixM.
5. LOCALITYANDCONTEXT
5.1. Locality
ThesiteislocatedinthenortheasternresidentialareaofFranschhoek,approximately1kmnortheastoftheHuguenotMemorialMuseuminReservoirStreet,northofLambrechtsRoad.Figure1refers.
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Figure1:LocalityPlan (source:PlanetGIS)
5.2. SurroundingLandUseContext
Thearea’scontextistypicallyresidentialincontrastwiththetourism(guesthouses)typeusesfoundinmuchofthetown.SmallersingleresidentialdwellingslineReservoirStreet’ssouthernside(seefigure2)andtothenorthisFranscheHoekEstate,whichconsistsoflargersingledwellingproperties.
Figure2:EastfacingstreetviewofReservoirStreetandsurroundingdevelopment
Oppositethesiteatitseasternboundaryisasmallgrouphousingdevelopmentconsistingof18unitsnotdissimilarinsizetotheproposedsingleresidentialproperties.Seefigure3.
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Figure3:Grouphousingdevelopmenttothesouthoferf1692
LikemuchofFranschhoek,thesiteiseasilyaccessiblefromtheMainRoad,thetouristcorridorandroutewest,andalsoontoLambrechtsRoadthemajorregionalroutetotheeast.
5.3. Access
AccesstothepropertyisdirectlyfromReservoirStreet;futureaccesstothedevelopmentwilltakeplaceinaccordancewiththeattachedsubdivisionplan(appendixO).
6. DEVELOPMENTPROPOSAL
6.1. DesignDevelopment
Anumberoffiltershavebeenappliedtothelayoutdesigninordertoachievethemostacceptablefinalproposal.TheinitialdiscussionswereheldwiththeMunicipalityintheformofapre-applicationmeetingheldwiththetownplannersandurbandesigndepartment.Furthermore,theneighbouringFranscheHoekEstatewasconsultedfortheirinputtothedevelopment.
Theresultinanumberofcul-de-sacs,orientatingthesingleresidentialsitesonacontained“playcourt”or“woonerf”styleareathatservesbothasvehicularaccessforresidentsaswellasahardopenspaceforchildrentoplay.SeeappendixOandfigure4.
Theparticipationindesignhasalsoresultedinawiderroadalongthenorthernboundaryoftheproperty.Theroadreserveneednotbe13mwide,however,theprovisionofalandscapedbufferingedgebetweentheneighbouringresidentialestateandthedevelopmentwasdeterminedtobeaconsideratepartofthedesignreasoning.Additionally,allparkingonthegeneralresidentialsiteshasbeenlocatedsothatitisnotvisibletotheneighbours.
Architecturaldesignhasbeendeliberatelyinkeepingwiththelocalcharacterandthisconceptbridgestothedesignofthegeneralresidentialbuildingsonthegeneralresidentialportions,29-31.Theapartmentbuildings are designed to resemble larger residential dwellings, being only 2 stories tall and utilisingpitched“house-type”roofs.SeeappendixS,typicallayoutsandelevationsandfigures4,5&6.
Erf1692
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Measures have been taken to calm traffic on the internal roads by means of raised paving at theintersectionsofthecul-de-sacsandthemainaccessroad.Thiswillensurethesafetyofusersofthecul-de-sacsashardprivateopenspaces.
Figure4:Typicalsingleresidentialdwellings
Figure5:Architectsrenderingoftheapartments
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Figure6:Typicalapartmentelevation
6.2. SubdivisionProposal
Itisproposedtorezonethepropertyfromundeterminedzonetosubdivisionalareaoverlayzone,tomakeprovisionfor:
• 28singleresidentialerven,ranginginsizefrom189m2to311m2;• 3 general residential erven for apartments of which one is to be developed for the Franschhoek
Claimant’sTrust;• ageneralbusinesserfof908m2forafuturebusinessuse;• 2privateopenspaceportions(1321m2combined);and• privateroads.
Asubdivisionplan(appendixO)hasbeenpreparedandisextractedinfigure4.
6.3. ZoningSchemeRequirementsandDevelopmentRules
Threedifferentzoningtypesareutilisedfortheproposeddevelopment,being;singleresidentialzone,generalresidentialzoneandprivateopenspace.Thefourthlanduseisprivateroads,whichformstheremainderoftheproperty.
InlightoftheforthcomingStellenboschZoningSchemeBy-Law(expectedJanuary2019),thedeparturesapplied for are done so with the new scheme regulations in mind. Therefore, wherever possible,departures from the current zoning scheme should be compared to the new scheme parametersbecausethesewilleffectivelynegatethecertaindeparturesinthefuture.
6.3.1. SingleResidentialZone
Thepermittedusesare:
• Primaryrights:DwellingHouse,and
• UsespermittedwithCouncil’sspecialconsent:Educationalbuilding,placesofpublicworship.
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Theparametersofthezoningschemeintermsofdevelopmentrulesareindicatedinthefollowingtable:
StreetBoundaryBuildingLine 4,6m
CommonBoundaryBuildingLine 2,3m(1,2mforsiteslessthan18mwide)
RearBuildingLine 3,0m
Coverage 30%
Height Twostoriesabovethegroundlevel
Note:Alldwellinghousesaretobeconstructedwiththezoningschemeparametersinmind.Nodeparturesarethereforenecessitatedforportions1–28.
6.3.2. GeneralResidentialZone
Thepermittedusesare:
• Primaryrights:Blocksofflatsorotherresidentialbuildings,dwellings,dwellinghouses,tenements;and
• Uses permitted with Council’s special consent: Institutional buildings, places of public worship, grouphousing.
Portions29and30lieinthezoningscheme’sgeneralresidentialzone4,forsiteslargerthan2000m2.Portion31fallsbelowtheminimumsizerequirementof1000m2andthereforearegulationdepartureisrequiredfortheproperty.Theparametersofthezoningschemeintermsofdevelopmentrulesare indicated inthefollowingtableanddeparturesindicatedonthedepartureplanattachedasappendixQ:
DevelopmentRule Parameter Compliance/Departure
StreetBoundaryBuildingLine
7.6mor16mfromthecentreofastreetwhichislessthan16mwidth
Portion29:10.9m Nodeparture
Portion30:Seesection6.3.4.
Portion31:Seesection6.3.5.
LateralorRearBoundaryBuildingLine
4.6morhalftheheightofthebuilding.
Portion29:Seesection6.3.3.
Portion30:Seesection6.3.4.
Portion31:Seesection6.3.5.
Coverage 25% Portion29:31% departure
Portion30:28% departure
Portion31:37% departure
FloorFactor Portions29&30:0.75
Portion31:0.4
Portion29:0.62(2336m2)nodeparture
Portion30:0.55(1345m2)nodeparture
Portion31:0.74(±342m2)departure
MinimumStreetFront 15m Portion29:13m departure
Portion30:108m nodeparture
Portion31:18m nodeparture
Height Portions29&30:unlimited
Portion31:2storeys
Twostoreys(±7.9m) nodeparture
Parking 1bayperdwellingunit Portion29:39bays(26units)nodeparture
Portion30:23bays(16units)nodeparture
Portion31:6bays(4units)nodeparture
6.3.3. DeparturesRequiredforPortion29
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• 3mand2.8minlieuof4.6mfromthenorthernandeasterncommonboundarieswitherven2850and2835,respectively,forbuildingC;
• 2.8mand3.1minlieuof4.6mfromtheeasternandsoutherncommonboundarywitherf2835forbuildingD;
• 3.1mand3.3minlieuof4.6mfromthesoutherncommonboundarieswitherf2835forbuildingE;• 3minlieuof4.6mfromthesoutherncommonboundarywitherf2835forbuildingF.
6.3.4. DeparturesRequiredforPortion30
• Departurefromprovision8.5.1oftheFranschhoekZoningSchemetopermitabuildingtobeconstructedonageneralresidentialsiteabuttingastreetwithawidthof8,5minlieuof12,5m.
• 4.7minlieuof7.6mfromtheReservoirStreetBoundary• 3.9minlieuof7.6mfromtheRuedeViestreetboundary• 4.7minlieuof11.7mfromthestreetboundaryofRuedeViefortheportionthatislessthan16mwide• 3.8minlieuof4.6mfromthewesterncommonboundarywitherf1693,forbuildingC.
6.3.5. DeparturesRequiredforPortion31
• Departurefromprovision8.3.1oftheZoningSchemetopermitportion31tobe459m2inlieuof1000m2;• Departurefromprovision8.5.1oftheZoningSchemetopermitabuildingtobeconstructedonageneral
residentialsiteabuttingastreetwithawidthof8,5minlieuof12,5m;• 7minlieuof11.7mfromtheRuedeViestreetboundary;• 3.3minlieuof4.6mfromthesoutherncommonboundarywithportion30;• 2.1minlieuof4.6mfromthenortherncommonboundarywithportion33;• 3.4minlieuof4.6mfromthewesterncommonboundarywitherf1693.
Itshouldbebenotedthatthemajorityoftherequireddeparturesareinternalofthedevelopmentandwillthereforehavelittletonoimpactontheneighbouringproperties.
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Figure7:Extractfromtheproposedsubdivisionplan(appendixO)
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6.4. ProposedPhasing
Thesubdivisionanddevelopmentwillbephasedinaccordancewiththeproposedphasingplan,attachedasappendixP,asfollows:
• Phase1:Portions1–5&30,33&34(privateopenspace)andthemaincirculationroad(RuedeVie)toprovideaccesstothegeneralresidentialsites.- 5singleresidentialdwellings;and- 16apartments
• Phase2:Portions6–16&31(claimants’property)andthefirstcul-de-sac(Rued’Espoir);- 11singleresidentialdwellings;and- 4apartments
• Phase3:Portions17–23andthesecondcul-de-sac(RuedePaix);- 7singleresidentialdwellings
• Phase4:Portions24–28andthefinalcul-de-sac(RuedelaSanté);- 5singleresidentialdwellings
• Phase5:Portion29(thelargegeneralresidentialsite);- 30apartments
• Phase6:Portion32(thegeneralbusinesssite)- FuturebusinessGLA,tobeappliedaccordingtothezoningschemeregulations.
6.5. DevelopmentofApartmentsfortheFranschhoekClaimants’Trust
Inaccordancewiththedevelopmentagreementbetweentheownersoftheproperty,theFranschhoekClaimants’Trust(“theTrust”),andSurreyHolmes(Pty)Ltd,thefirstportiontobedevelopedwillbetheapartmentstobeownedbytheTrustandmanagedbythehomeowners’association.
Furtherdevelopmentofthesitewilltakeplaceinaccordancewiththeproposeddevelopmentphasing,seesection6.4,“Phase2”.
6.6. BodyCorporate&HomeOwners’AssociationEstablishment
TwoseparateBodyCorporatesareestablishedtomanagethetwogeneralresidentialsites.Inaddition,thesingleresidentialpropertieswillberunbyahomeowners’association.Thesemanagementbodieswill belong to a principal property owners’ associationwhichwill deal with allmatters pertaining tomaintenanceandmanagementofthedevelopment.
The constitutions of the variousmanagement bodies are being prepared andwill be provided to theMunicipalityuponcompletion.
6.7. ConceptualSitePlan
An indicatory siteplanhasbeenprepared to show the layoutof thegeneral residential sitesand theproposedlandscapingandcirculation.ThesiteplanisattachedasappendixR.
6.8. LandscapingandOpenSpace
Twoportionsofopenspaceareprovided,portions33and34,amountingto±1320m2.Thisareawillbeusedforlandscapingandopenspacefortheuseofresidents.A2.5mwidepedestrianfootpathisprovidedonthesiteasawalkingpathandiskeptwideenoughtobewheelchairfriendly.Portion33willalsoprovideafunctionalroleasastormwaterdetentionpond.
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Hard private open space has proven desirable as an addition to green open space in developments.Consequently,thelayoutincludescul-de-sacsthatprovidesafeplayingandmovementspaceinfrontofthesingledwellings.Landscapingistobeindigenousandwatersensitive.SeeappendixR.
6.9. AccessandParking
AccessfortheresidentialcomponentwillbeviaasecureaccessroadfromReservoirStreetoppositeLillieRoad. Access will be secured with a boom and security guard andmanaged in accordance with thehomeowners’associationconstitution.AccesstothebusinesscomponentisfromReservoirStreet.
Parkingwillbeprovidedatthezoningschemerequirementof2bayspersingleresidentialdwelling,atleast 1 bay per apartment and 1 bay per 25m2 of businessGLA. See tabulated parking requirementshereunder.Therefore,nodeparturefromtheparkingrequirementsissought.
Parking
SingleResidential2bays/unit): 56bays
Apartments(1bay/unit): 58bays
Offices(1bay/25m2): 15bays
Total: 129bays
6.10. RefuseRemoval
Arefuseroomistobeprovidedoneachofthegeneralresidentialsitesforthecentralcollectionofrefuse.Theroadsaredesignedinsuchawaytoallowthe28residentialunitstobeservicedbyeitheraprivaterefuseremovalcontractoroftheMunicipalrefuseremovalvehicles.
7. SPECIALISTREPORTS
7.1. GLSEngineeringServicesReport
GLSConsultingwascommissionedtoprepareanengineeringservicesreportinrespectofthecapacityofexistingmunicipal services for the proposed development. The findings and recommendations of theservicesreportaresummarisedasfollows(seeappendixT):
• Network upgrades to the existing water services network are recommended to improve networkconveyanceandtoimprovepressureatthehigherpointsofthedevelopment;
• The sewer network has sufficient capacity to accommodate theproposeddevelopment, however,invertlevelsofthemainoutfallsewershouldbesurveyedtoconfirmthesparecapacity;
• Thedevelopermaybeliablefordevelopmentcontributionsforbulkwaterandsewerinfrastructure.
7.2. APECEngineeringReport
AsupplementaryengineeringreportwasprovidedbyRiaanSwiegersofAPECconsultingengineers.Thereportdealswith civil and structural engineering componentsof thedevelopmentandmaybe foundattachedasappendixU.TherecommendationsofAPEC’sreportareasfollows:
• All structures will comply to the applicable SANS standards and National Building Regulationsrequirements;
• Midblockterracingwillbeusedtoobviateanyneedforstairsorrampstotheproposeddwellingunitsonportions1–28,andtocounteractthegentleslopeofthesite;
• Cul-de-sacsprovide“playcourt”pedestriancontrolledfacilitiesandthereforspeedlimitsof30km/hand20km/harerecommendedforthemainaccessroadandcul-de-sacsrespectively;
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• Stormwater is tobe retained in thestormwaterpondprovidedonportion33 in thenorthwesterncornerofthesite;
• Sufficient Municipal water supply and sewer treatment capacity is available to support thedevelopment;
• Refuse removal is to be via refuse rooms in the general residential developments and kerb-sidecollectionforthe28singleresidentialunits;
• Firehydrantswillbeplacedwithin90mofanybuildingonthedevelopmenttocomplywithSANSfiremitigationstandards;
• Certainwaternetworkupgradesarerequiredbythelocalauthorityandwillneedtobeimplemented;
• Apressureboostingstationwillneedtobeprovidedforthegeneralresidentialsiteonportion29inordertosupplythetopfloorswithsufficientpressure;
• SewerinfrastructuremaybeprovidedintheinternalroadreservesandconnectedtotheMunicipalSewermain,whichhascapacitytohandlethedevelopment’seffluent.AnyexternalsewerupgradesarerecommendedtoremainunderthecontroloftheMunicipalityutilisingdevelopmentcontributionspaidbyprivatedevelopers;
• Harvestingofrainandgreywaterinproposed,intostoragetanksonthevariouspropertiesproposed.Managementofstormwaterrunoffat thesource(roof level)will reducerunoffpeaks, leadingtoagenerallymoresustainableandlessimpactfuldevelopmentintermsofstormwater;
• Internalstreetswillbetreatedwitha2.5mwidepedestrianwalkingpaththatiswheelchairfriendly;
• All electrical and communication ducting will be installed by the appointed civil engineeringcontractor;
• Onewheelie bin per 2 apartments is recommended for the general residential sites, and a singlewheeliebinforweeklyrefuseremovalisrecommendedforthesingledwellingunits;
• A2.1mhighelectrifiedfenceisrecommendedtosatisfysafetyandsecurityrequirements;
• Nounmanageable impacts on thebuilt environment are expected as a result of the rezoning andsubdivisionofthepropertyandthereforeMunicipalapprovalisrecommended.
7.3. TrafficImpactAssessmentandReport
A traffic impact assessment (TIA) was prepared by Sturgeon Consulting Transport Engineers for thedevelopment.TheoutcomesandrecommendationsoftheTIA,whichareinsupportofthedevelopment,aresummarisedinthefollowingbulletpoints:
• Alloftheintersectionsincludedinthestudyareexpectedtooperateacceptablywiththeinclusionoftheproposeddevelopment;
• Noupgradesarerequiredtothesurroundingroadnetworkasaresultofgrowthinbackgroundtraffic;
• Theresidentialcomponentshouldbeaccessedby two lanes (one for residentsandthesecond forvisitors)andhaveasingleexitlane;
• Parkingistobeprovidedataratioof2baysperdwellinghouse,1.25baysperapartmentand1bayper25m2fortheofficecomponent;and
• NopublictransportorNon-MotorisedTransport(NMT)improvementsarerequired.
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Thetransportengineershaveapprovedthedevelopmentfromatrafficimpactpointofview.However,theyrecommendthattheaccesspointsthatareproposedareapprovedbytheMunicipalitypriortothecommencementofconstruction.TheTIAisattachedasappendixV.
7.4. HeritageAssessment
ANotificationofIntenttoDevelop(NID)applicationwassubmittedtothecompetentauthority(HeritageWesternCape)byaregisteredheritagepractitioner.TheNIDwasapprovedbytheauthoritywhostatedthattherewasnoreasontobelievethatanyheritageresourceswouldbeimpacteduponasaresultofthedevelopment.AcopyoftheNIDapprovalisattachedasappendixJ.
7.5. EnvironmentalBasicAssessmentReportandSpecialistStudies
7.5.1. BotanicalSensitivityScreening
Ross Turner has prepared the botanical sensitivity screening to inform the basic assessmentprocess.Hisspecialist report isattachedasappendixMandhisconclusionsaresummarisedasfollows:
• Thesitecontains“moderatelydisturbed”vegetationoftheSwartlandAlluviumFynbos(SAF)and BolandGranite Fynbos. Both ofwhich are representedwell in formally conserved SAFareas;
• Theminimumsizeforaportionoflandcontainingconservation-worthyplanspeciesisintherangeof4-15hectares,renderingthesitetoosmallandtooclosetourbandevelopmentforacontrolledburningregime;
• If given conservation status, the vegetation would be prone to fragmentation given thesurroundingdevelopment;
Any biodiversity corridor in the critical biodiversity area (CBA) would have needed to beestablished±16yearsagotohavecounteractedurbanandviticulturalsprawl.
7.5.2. BasicAssessmentReportandProcess
Abasicassessmentprocesswasrequiredbythecompetentauthority,whichwillrunconcurrentlywiththelanduseapplicationprocess.
During the environmental pre-application participation process, Stellenbosch Municipality hassupportedthedevelopment.TheirletterisattachedasappendixN,seesection8.2.
8. LEGISLATIVEENVIRONMENT
8.1. TheStellenboschMunicipalitySpatialDevelopmentFramework,2012
TheprinciplesoftheSpatialDevelopmentFramework(SDF)forthegreaterStellenboschareaprovideaguidelinetosustainabledevelopment,thefutureurbanformandurbangrowthintheregion.
Developmentprinciples includetheconceptof interconnectednessbetweenregionalnodes,economicgrowthandtheoptimisationoflanduse.Theyalsocovertheresponsibilityoftheareatobecustodiansofnatural resources (thearea’s strongagricultural andenvironmental assets) and theheritageof theregion,containingsomeoftheoldestfarmsinSouthAfrica.
DuetotheseverehousingshortagethatisexperiencedintheMunicipalityasawhole,muchattentionisgivenintheSDFtodensificationofexistingurbanareasandbetterutilisationofurbanland.
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8.2. TheSouthAfricanNationalHeritageResourcesAct(NHRA),Act25of1999,andNationalEnvironmentalManagementAct(NEMA),Act107of1998
Duetothesizeofthedevelopment(nearly2hectaresinextent)aNotificationofIntenttoDevelop(NID)applicationwasrequiredfromHeritageWesternCape.TheapplicationfoundthatnoheritageresourceswouldbeimpacteduponandNIDapprovalwasgrantedbytheheritageauthority(seeappendixK).
Aparallelenvironmentalapplication(BasicAssessmentReport)wassubmittedbyKhulaEnvironmentalConsultants on 31 August 2017 to the Western Cape Department of Environmental Affairs andDevelopment Planning. This application process is nearing the end of its public participation process,whichwasundertakenasapre-applicationpublicparticipationprocess.
Amongstothers,theStellenboschMunicipality’scomments(appendixN)werereceivedinresponsetothe basic assessment report and indicated that due to the site’s isolation, state of environmentaldegradation, and local development potential, that the proposed development was supported inprinciple.
TheoutcomeoftheenvironmentalapplicationwillbesubmittedtotheMunicipalityuponreceiptfromthecompetentauthority.
8.3. TheWesternCapeLandUsePlanningAct(LUPA),Act3of2014,andtheSpatialPlanningandLandUseManagementAct(SPLUMA),Act16of2013
8.3.1. Considerationisgiventotheprovisionsofsection39(5)oftheLUPAasfollows:
a) Thefinancialorothervalueoftherightsintermsoftherestrictiveconditionenjoyedbyapersonorentity, irrespective of whether these rights are personal or vest in the person as the owner of adominanttenement;
It is submitted that the land abutting the property towhich the restrictive servitude refers, has been
alienatedfromanystateownershipandisnowpartofaprivateresidentialestate.Theservitudecondition
thereforelacksanyvalidityorusetoaccessstatelandasindicatedinthetitledeed.Novalueofrightsmay
beinfringeduponasaresultofremovingthisconditionandderegisteringtheservitude.
b) thepersonalbenefitswhichaccruetotheholderofrightsintermsoftherestrictivecondition;
Nobenefitisaccrued.Aservitudeisremovedwhichno-longerhasanymeaningfulaccessfunction.
c) thepersonalbenefitswhichwillaccruetothepersonseekingtheremoval,suspensionoramendmentoftherestrictiveconditionifitisremoved,suspendedoramended;
Theclaimants,beingregisteredownersoftheland,areabletobenefitfromthesuccessfullandclaimand
developtheproperty.
d) thesocialbenefitoftherestrictiveconditionremaininginplaceinitsexistingform;
Nosocialbenefitwillberetainedbyretainingtherestrictivecondition.
e) thesocialbenefitoftheremoval,suspensionoramendmentoftherestrictivecondition;and
Theclaimantsareabletobenefitfromthesuccessfullandclaimanddeveloptheproperty.
f) whethertheremoval,suspensionoramendmentoftherestrictiveconditionwillcompletelyremoveallrightsenjoyedbythebeneficiaryoronlysomeofthoserights.
Theremovalwillcompletelyremovetherightsenjoyedbythebeneficiary.
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8.3.2. Section47of theSPLUMA are tobe consideredwhenconsidering the removalof a restrictivecondition.TheapplicationisdeemedascompliantwiththeprovisionsoftheActinthatitdoesnotmateriallydeprivethebeneficiaryofanyrights(thelandadjacenttoerf1692isprivatelyownedandnolongerthepropertyofthestate)andthereforerightsofaccessappeartobedefunct.Theprocessofnotificationintermsofsubsection47(4)willbedealtwithduringpublicparticipationoftheapplication.
9. MOTIVATION
9.1. AlignmentwiththeStellenboschSpatialDevelopmentFramework,2012
• Thesiteislocatedwithintheurbanedgeandinanareadesignated“urbandevelopment”intheSDF.Thepinkarrowsinfigure5showplannedfutureurbangrowthandintegration.
Figure8:AnextractfromtheStellenboschSpatialDevelopmentFramework
• ThedevelopmentofthepropertywillpromotetheinclusivedevelopmentgoalsoftheStellenbosch
SDF;
• Thedevelopmentoffersdensificationwithintheurbanedge,andtheenhanceduseofanopportune
(yetundeveloped)portionoflandintheurbanarea.Seefigure5;
• The development offers a range of residential opportunities and future commercial GLA in
Franschhoek;
• ThedevelopmentisthereforeseentobesupportiveoftheSDF’sdevelopmentgoals.
9.2. DesirabilityintermsoftheStellenboschMunicipalityLandUsePlanningBy-Law,2015
Erf1692
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Cognisance is given to section 65 of the Stellenbosch Municipal Planning By-law in respect of thedesirabilityofthedevelopment,asfollows:
• Thedevelopmentistobedesignedwiththegeneralcharacteroftheareainmind,whichcontainsa
rangeofdwellingtypesandsizes;
• The site contains the development of dwellings for the claimants of a land trust whom own the
property.Apercentageofthedevelopmentwillremainundertheownershipoftheclaimants,allowing
forsecuretenureofpropertyfortheirownuseorrentalandwhichismanagedbytheover-arching
propertyowners’association;
• Noadverseimpactsontherightsofsurroundingpropertyownersareexpected.Thedevelopmentof
additionaldwellingswillbringnewstocktothemarketandarguablyimprovethevalueofsurrounding
land;
• Capacityexists in theMunicipal services infrastructure tosupport theproposeddevelopment.Any
upgradesrequiredwillbesupplementedbythedevelopmentcontributionspaidbythedeveloper.See
section8.2fortheengineeringservicereportsummary;
• No traffic impacts are expected, nor any intersection upgrades required as a result of the
development.Seesection8.3;
• Developmentrulesforthevariousproposedzoningsaretobecompliedwithsoastonottriggerany
departureapplications.Parkingprovisionispertherequirementsofthezoningscheme;
• Thedevelopmentofunutilisedpropertycontributestoimprovedsafetyandsecurityandisdesirable
intermsofforwardplanningbydensifyingexistingurbanareas;
• Densification of existing urban areas, and within the urban edge should be supported by
Municipalities,especiallywhenkeepingwiththelocalcharacter;
• Ahierarchyofbodycorporates/propertyowners’associationswillmanagethedevelopment,dealing
withallmaintenanceaspects.
9.3. Heritage&EnvironmentalResources
AnenvironmentalBasicAssessmentReport(BAR)applicationprocessisrunninginparallelwiththeland
use application. The outcomes of the BARwill be conveyed to theMunicipality when these become
available.
ANotificationofIntenttoDevelop(NID)applicationwassubmitted,andsubsequentlyapprovedbythecompetentauthority,onthegroundsthatnoheritageresourceswillbeimpactedupon(seeappendixK).
9.4. OtherMotivatingFactors
• TheinitialprocessleadinguptothestructuringofthedevelopmentinvolvedpublicparticipationwiththeneighbouringFranscheHoekEstateandwiththeMunicipality.Theresultisanumberofdesignelementswhichbufferthedevelopmentfromsurroundingpropertyowners,mitigatinganyadverseeffectsontherightsofsaidowners;
• Acombinationofhardandsoftopenspacehasbeenutilised(greenspacesandcul-de-sacs)toprovideawealthofdefensibleopenspaceinthedevelopment;
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• Buildings are designed in the local vernacular and the visual impact of the apartment buildingsproposed has been mitigated by architecturally appearing similar to large dwellings rather thanapartmentblocks;
• Thedevelopmenthasbeendesignedtoobviateanyneedtoapplyforregulationdepartures,furtherminimisinganypotentialriskofimpactingontherightsofothers;
• Noadverseenvironmentalimpactsareexpectedduetothesizeofthesiteandthatthevegetationspeciesfoundonthepropertybeingwellrepresentedinformalconservationareas;
• ThedevelopmentrespondswelltotheprovisionsoftheStellenboschBy-lawonMunicipalPlanning,theStellenboschSpatialDevelopmentFrameworkandtherequirementsoftheWesternCapeLandUsePlanningActandtheSpatialPlanningandLandUseManagementAct;
• The motivation for the regulation departure from the minimum general residential erf size is toprovide an independent erf in accordancewith the arrangement between the developer and theFranschhoekClaimants’ Trust. The claimantswill have tenureofportion31, andmanagementwillremaintheresponsibilityofthedeveloper;
• The departures sought are in majority “internal” departures applicable to streets inside thedevelopment.OnlyonedepartureappliestoReservoirStreet(portion30);
• Thedesignofthedevelopmentissuchthatthegeneralresidentialsitesappearsimilartolargesingledwellingsratherthanflats.Thisapproachnecessitatesmoredeparturesthanasinglelargeapartmentbuildingwould,howevertheimpactofalargebuildingtotheneighbourswouldbeconsiderablymore.
10. CONCLUSION
Theproposeddevelopmentistheresultofasuccessfullandrestitutionprocess,providingformerlydispossessedresidentswithanopportunitytobenefitfromayetundevelopedportionofpropertyinFranschhoek.
Inaddition,thepropertyiswelllocatedforthedevelopmentofadditionalresidentialdwellingstoaugmentthehousingmarketinFranschhoekandarangeofdwellingtypeswillbemadeavailable.
The development does not result in adverse impacts on traffic & transport infrastructure, Municipal civilengineeringcapacitiesareavailabletosupportthedevelopmentandnodepartureapplicationsarerequiredtorealisethedevelopment,meaningthatthenegativeimpactonsurroundingrightsisalmostentirelymitigated.
The development does not constitute an impact on any heritage resources and the specialist botanicalexamination indicated that the risk of destroying conservation worthy species is very low. However, thefinalisationof the environmental BasicAssessmentReportwill provide a confirmationof any environmentalimpactsandmitigationthereof.
Fromalegislativepointofview,thedevelopmentcomplieswithforwardplanningframeworks,policyandLandUsePlanningLegislationatallspheresofGovernment.
Finally,theremovaloftherestrictiveconditionisseentohavelittleimpactasitappearstonolongerservethelandtowhichtheservitudeprovidedaccess.
Forthesereasonsandthosecontainedinthemotivationabove,theapplicationissubmittedforMunicipality’sfavourableconsideration.
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FCH1692 HEADLAND August2018 TOWNPLANNERS
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