Tel: (012) 346 3810 Fax: 086 570 5659 E-mail: lizelleg@mweb.co.za Website: www.Bokamoso.biz

REG NO: CK 2010/087490/23 VAT REG NO: 4080260872 BOKAMOSO LANDSCAPE ARCHITECTS AND ENVIRONMENTAL CONSULTANTS CC MEMBER: Lizelle Gregory

Landscape Architects, Environmental Consultants, Environmental Auditing, Water License Applications

INFORMATION DOCUMENT

Application for the amendment of The Hills

Estate Environmental Authorisation

Portions 72 and 73 of the Farm Rietfontein No. 375 JR

006/13-14/E0113

Applicant:

FEBRUARY 2015

2

TABLE OF CONTENTS

1. BACKGROUND ............................................................................................................... 3

2. THE PROPOSED AMENDMENTS ...................................................................................... 6

3. INFRASTRUCTURE SERVISES ............................................................................................ 8

3.1 Roads and stormwater .............................................................................................. 8

3.2 Sewer ........................................................................................................................... 8

3.3 Water ........................................................................................................................... 8

3.4 Electricity ..................................................................................................................... 8

4. ENVIRONMENTAL IMPACTS ......................................................................................... 10

4.1 Potential negative environmental impacts ......................................................... 10

4.2 Potential positive environmental impacts ........................................................... 11

5. CONCLUDING COMMENTS ......................................................................................... 11

LIST OF FIGURES

Figure 1: Locality Map ............................................................................................................. 3

Figure 2: Approved Layout .................................................................................................... 4

Figure 3: Township Extensions ................................................................................................. 5

Figure 4: Proposed layout ....................................................................................................... 6

Figure 5: Water supply............................................................................................................. 9

Figure 6: Sewer infrastructure ............................................................................................... 10

LIST OF TABLES

Table 1: Summary of the Proposed Land Uses .................................................................... 7

3

1. BACKGROUND

The Hills Township was issued with an Environmental Authorised (EA) in terms of sub-

regulation 2c, 1(o) and 1(n) of Government Notice R1182 promulgated under sections

26 and 28 of Act 73 of 1989 in 2006 on the Farm Rietfontein 373 JR (see Fig.1 locality

map). The authorisation allowed for the development of a golf estate comprising a golf

course, club house, private resort, hotel with time sharing units, eco-residential and golf

villages, maintenance and workshop area, sewage works, residential and commercial

development, see Fig. 2. The township was subsequently phased into six different

extensions, see Fig.3. An application for amendment of EA referenced 006/13-14/E0113

was submitted to the Gauteng Department of Agriculture and Rural Development on

10 March 2014 and approved on 2 July 2014.

Figure 1: Locality Map

An appeal was, however, lodged against the approval. The MEC;s decision was to refer

the matter back to the Department for reconsideration subject to, among other things, a

public participation process being repeated and relevant information made available

to Interested and Affected Parties, refer to Annexure 1. This document has been

prepared to provide Interested & affected parties with information on the nature of

amendments applied for (Refer to Annexure 2 for the Application Form).

4

Figure 2: Approved Layout

5

Figure 3: Township Extensions

The intention of the application was to amend certain conditions in the ROD owing to

the changed focus of the project. As the development scheme has been acquired by

Century Property Developments PL, there is no intention to develop a golf course. As a

result the conditions in the EA that related to the golf course development need to be

removed/amended, the holder of authorisation need to be updated and the layout

pertaining to The Hills Proper which previously provided for the golf course need to be

amended to provide for new uses as shown in Fig 4.

6

Figure 4: Proposed layout

2. THE PROPOSED AMENDMENTS

The developer seeks to, in the main, convert the area which was previously set aside

for an 18 hole golf course and related uses into a mixed use township. The new

township will comprise mostly of high density residential erven, with various open

spaces and a commercial component, including offices and shops. Given the

alignment of the K147 Road through the site, it is proposed to introduce higher density

residential units with supporting non-residential uses along the K147 Road as well as

within the main access from the K147 into The Hills Proper. Higher intensity land uses

along the k147 are in keeping with the provisions of the municipal spatial plans and

they allow for lower intensity uses to be located away from the road towards adjacent

properties. Refer to Fig 4 and Annexure 3 (Town Planning Motivation) for the allocation

7

of various land uses on site. The table below presents a summary of the proposed land

use. Other amendments requested are captured in the application form.

Table 1: Summary of the Proposed Land Uses

No. of

Erven

Proposed Zoning Density

(units/ha)

Area

(ha)

No. of Units

3 Residential 3 80 19,5111 1 190 2 Residential 3 60 13,9227 835 5 Residential 3 40 48,7040 1 947 2 Residential 2 20 9,4503 189 1 Special- Place of Instruction and Dwelling

Units

20 9,8948 100

1 Business 1 5,6293 6 Private Open Space 30,6117 4 Special for Access 8,6413 1 Special for Gatehouse 0,0700

Streets 11,7622

25 158,1974 4 261

A number of factors have informed the proposed layout. Key among these includes:

the provisions of the municipal spatial plans for the area;

plans and provisions for infrastructure services (roads, sewer and water);

changing spatial economy of the area; and

discussions with Interested and Affected Parties following the amendment to

the environmental authorisation and the appeal that was noted.

According to the Town Planning Memorandum, the property is located within the

Tshwane Regional Spatial Development Framework for Region 6. The site is within the

Suburban Densification Zone. Although the proposed density of 26.9 units per hectare

is slightly above the policy guidelines, the proposed land use rights are supported by

the development guidelines of the Region 6 Regional Spatial Development

Framework. Consequently, the CTMM indicated previously its support for the proposed

densification of the site, see Annexure 4.

Some of the key issues raised by adjacent landowners relate to the densities and visual

impact of the proposed development. As a result, the layout had been amended to

ensure that higher densities are mostly away from adjacent estates and located closer

to the K147 which is in the middle of the estate. Further, the amount of

business/commercial space has been reduced compared to the provisions in the

previous layout. A highlight on the provisions of infrastructure services is below.

8

3. INFRASTRUCTURE SERVISES

In order to ensure adequate provision of infrastructure services relevant studies are

either underway or have been completed. The recent report by the engineers that

act on behalf of the municipality (GLS) indicates the required upgrades, additions

and or adjustments to the existing network to accommodate the development. Figs

5 and 6 are excerpts from the GLS report which is attached as Annexure 5.

3.1 Roads and stormwater

Important to note is that the applicant has already submitted applications and

made a commitment of close to R100m for upgrades and/or provision of

infrastructure to service the broader area including the proposed development.

Included among these is the upgrade/extension of the Atterbury Road (for which

authorisation has been received) and the construction of the K147 from the Hills

Proper to Garsfontein Road. An application for authorisation for the latter has

already been submitted to GDARD. The stormwater master has already been

developed.

3.2 Sewer

Due to lack reticulated sewer system in the area, the applicant will be constructing

the Swavelpoort outfall sewer and rising main for the area. This system which is in

accordance with the City of Tshwane master plan will serve the broader

Zwavelpoort area and not only the proposed development. The application for

authorisation for this development has already been submitted.

3.3 Water

The GLS report (Annexure 5) provides the upgrades for both sewer and water

services required. The applicant is in the process of submitting an application for the

construction of the pipeline from the Grootfontein Reservoir to service the township.

3.4 Electricity

Eskom has confirmed the availability of capacity to accommodate the proposed

development. According to the letter from Eskom (Annexure 6) there will be no

upgrades required as the existing equipment can accommodate the required

capacity. The applicant will be required to pay for the connection charges.

9

Figure 5: Water supply

10

Figure 6: Sewer infrastructure

4. ENVIRONMENTAL IMPACTS

The information presented in this section is taken from the application in the

Application Form submitted to GDARD.

4.1 Potential negative environmental impacts

Possible increase in light pollution- the development will result in the installation

of lights on roads and within the township. Care must be taken that lighting is

focussed on roads and internally so as not to cause light pollution for the

surrounding areas.

Possible dust pollution and emissions- due to movement of trucks during

construction on site, there will be dust generated. Dust suppression measures

will, however be implemented. Further, compliance to emission standards is

emphasised.

Visual impact- the development is likely to increase viewing distances.

However, the subject site is located in a low lying area which reduces visual

intrusion. Further, the design and finishes of the buildings will be contemporary

and will generate a sense of progress and growth, improving the general

11

character of the area. Should the proposed amendment not be granted

certain negative environmental, social and economic impacts will occur:

Parts of the site will be left undeveloped causing management problems.

Dumping or general disuse may occur.

Denied employment opportunities- A negative decisions means the status as

per the previous approval will continue. It will mean that potential

employment opportunities (both permanent and construction related)

associated with the proposed development will not be created.

Integrated development- There is strong emphasis on correcting the legacy

of apartheid planning by encouraging integrated development. The

proposed development will result in integrated development

4.2 Potential positive environmental impacts

The amended offers substantial benefits in as far as the impacts on environment,

economic and social aspects are concerned. The footprint of the proposed

development will utilise areas already approved for development.

The following benefits are envisaged:

The proposed development will be more beneficial compared to a golf

course development;

It will lead to more permanent and temporary employment opportunities

created;

It will results in densification within the urban fabric in line with the municipal

spatial plans;

As a mixed use development it will be supportive of government policy and

the principles of integrated development;

The provision a new school for the estate and surrounding communities;

Improved Road infrastructure reduces traffic congestion and promotes ease

of movement and more through routes;

Further, road upgrades will improve circulation in this and surrounding areas;

Associated infrastructure provisions will improve services in the area.

5. CONCLUDING COMMENTS

From the assessment conducted, the proposed development is in line with

municipal spatial plans. Considering the proposed infrastructure and services

upgrades/provisions and the envisaged environmental, asocial and economic

impacts, it can be concluded that the proposed amendment will be more

beneficial than the approved uses.

12

ANNEXURES

13

Annexure 1: Letter from GDARD on Public Participation Process

to be followed following the MEC’s decision on the appeal

14

15

Annexure 2: The Application Form

16

Annexure 3: Town Planning Motivation

17

Annexure 4: Comments from The City of Tshwane Metropolitan

Municipality in support of the proposed densification

18

Annexure 5: GLS Engineering Services Report

19

Annexure 6: Confirmation of availability of capacity- Eskom