News from Residents’ Association of Hout Bay
PO Box 27031, Hout Bay, 7872
rahb@houtbay.org.za
Sept 04
PROPOSED DEVELOPMENTS
Suikerbossie Restaurant (off Victoria Road between Hout Bay and Llandudno) is situated on a rural erf (1438) with a spot commercial zoning to accommodate the existing restaurant. Dormell Properties 265 intends to rezone the rural portion to either ‘Commercial’ or ‘General Residential’. The proposal is for a restaurant and 40 accommodation units. CCA Environmental Ltd consultant, Albert de Jong, has instigated an EIA process and a Background Information Document (BID) is available at 461-1118/9 (fax –1120) or P.O. Box 10145, Caledon Square, 7905 or email albert@cca environmental.co.za. Interested and affected parties (IAPs) may register with him so as to be kept informed about the process. A Public Meeting will be held on Wed 29 September at the Library at 18h30-21h30. The deadline for comment is Wed 6 October.
Linden Farm, Main Road (near Constantia Nek on Vlakkenberg): the intention of the owners of Linden Farm (Erf 1592) is to make application to rezone the property to sub-divisional area for the development of about 40 single residential houses. Part of the property has recently been sold but with an agreement that the whole property will have a single development plan. The Environmental Assessment (EA) has been resumed with the two sets of owners using the original consultants who intend submitting the LUPO application shortly to Council for advertisement for comment. Together with representatives from the Heritage Trust, we attended a meeting organized by the environmental consultant, at Linden Farm on 30 August 2004. The proposal was described and the results of the traffic access study were presented. Access onto Hout Bay Main Road still seems to be very problematic. New documentation will be provided shortly for comment, and a Public Meeting arranged. Watch the press.
Imizamo Yethu: Portion 8A of erf 2834 – A (second) public meeting on Imizamo Yethu (IY) was held on Tuesday 14 September, this time in the Kronendal Primary school hall. The meeting was to inform the public about the City’s plan to formally extend the IY informal settlement area beyond its original proclamation (the area is already occupied by informal shacks). This application by the City Council is to rezone about 2.15 ha of City-owned erf 2848 from Local Authority to Informal Residential, Public Open Space and Roads for the development of 172 plots.
In spite of very clear requests for a broad public process that will look at the overall development of IY in an holistic manner and in the context of Hout Bay, there does not appear to be a commitment by the City (the applicant) to engage with the public on this all important aspect of what is by far the largest development, ever, in Hout Bay. We would like to see this development become a role model for the new South Africa, but for this to happen successfully there needs to be realistic and constructive planning and consultation process involving the entire community. We do hope, however, that once the public’s comments on both applications have been studied by the consultants and the City officials and politicians, our concerns will be dealt with and the bigger picture will be addressed to long-term benefit of Hout Bay.
Again (as at the previous public meeting on parcels 2B, 5A and 8C of erf 6355 application) the impression was given by the consultants that the minimum erf size would be about 90 sq.m (the very minimum adopted recently by the City). Inspection of the application, however, shows many smaller erfs, with some as small as 48 sq.m. This is of fundamental concern to our Association because very small plots undermine the ability of a community to upgrade itself and will almost certainly prevent the City from realizing it’s intention of converting IY into a “fully fledged suburb of Hout Bay” as indicated in the application document. According to general urban design principles for low-cost housing (discussed by urban designer, Eric Schaug, in the Cape Times ‘The Debate” section, 9/9/04), the money saved by local authorities trying to squeeze as many as possible low-cost houses onto a piece of land, may (on the surface) seem like a good idea but it is a very short-term solution. Small plot-sizes will, in the medium to long term, act to stifle the natural upliftment of the area. Successful residents, who provide positive role models, will be less able to improve their residences as the size of the plot limits expansion. This will effectively force many to move and so leave behind less successful members of the community and a deteriorating social situation. It seems that what the City is proposing will effectively entrench current slum conditions and disable much of the community from improving itself. This concerns us particularly as we fully support the City’s stated intention to upgrade the area.
We are also concerned about the disregard for the Peninsula Urban Edge Policy, which dictates low-density development merging into Public Open Space at the Urban Edge. This is intended to prevent the encroachment of the natural mountain environment. Some sort of balance needs to be achieved so as to protect our natural assets that create the special ambiance and character of Hout Bay, which, in the end, is what draws prosperity and a positive life style to the area.
Land also needs to be identified in other areas of the City to accommodate people who cannot be accommodated here. We have heard that this process is intended and partly in progress, but no formal acknowledgement has yet been made. We urge the City to engage formally in this process, sooner rather than later.
Erf 5149, 8 Meadow Ave: The application for a proposed land-use departure, to permit yoga classes, has been examined and a site visit conducted. It became apparent that the venture was already operating without permission, and that it is more extensive than first envisaged. Premises include two therapy rooms and a studio, and workshops are held (sometimes over weekends) with drums being played at times. More that one professional is operating from the single residential premises (home employment is generally intended for one professional and an assistant). These circumstances have led to complaints from neighbouring residents regarding noise, parking and a general disturbance of the peaceful atmosphere of the area. Such considerations suggest that the operation is not particularly desirable in a residential area and would be better located in an area zoned for commercial purposes, or at least on a much larger property. Alternatively, the activity should be limited to the original intention (yoga classes conducted by the home owner). An objection has consequently been lodged (letter submitted by deadline, 24/8/04).
SALES AND LEASES
Tierboskloof: The rural erf 6252, situated above the 152-m contour line within the Tierboskloof Nature Reserve in Baviaanskloof, is presently being advertised for sale for R3.5 million! Our Association is aware that a number of members of the public are concerned about implications around the sale of this land (and the expectations of potential buyers) because of the environmentally sensitive nature and the position of the land in question. One could expect that any potential buyer might anticipate building a house on the site. However, residents fear that development will disturb the straddling watercourses and associated riverine vegetation as well as the protected afro-montane forest and pristine fynbos covering the site. We understand that any proposal to develop this site will require a full Environmental Impact Assessment (EIA) and this will include whether any development so high up the mountain should occur at all. Although there has been no official application regarding proposed development of this land, we feel it is important that any potential buyers are fully informed of the risks associated with buying such a property, and we expect that the current owner (and the estate agents involved in the sale) will inform them accordingly. This is important because, such a high price is likely to result in the purchaser wanting to recoup costs in terms of the type of development that he/she might implement.
Erf 833, Day Rd, Penzance (between Lategan and Barry Streets, alongside Berg en Dal): proposal to subdivide and rezone a portion of ‘public street’ to single residential, and to sell it to the owner of the adjacent erf 2197, who would consolidate it with his own property. This land (297 sq.m) was previously leased to the owner (or successor in title) of erf 2197. Selling the land (as opposed to leasing it) will foreclose the option of a road which may be needed in the future. Any comments or objections must be submitted to the City Manager, Private Bag X5, Plumstead 7801, or faxed to 710-8283, or emailed to moosa.barnes@capetown.org.za, attention Mr. M. Barnes, by the Mon 27 Sept 2004. Details are available for inspection at the Hout Bay Library or the SPA offices in Plumstead (tel 710-8202).
Len Swimmer
Chairperson, Residents’ Assoc of Hout Bay
Tel 790-0268 lens@telkomsa.net
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rahb@houtbay.org.za