CURRENT PROJECTS AND PUBLIC DOCUMENTS

PROPOSED HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/1/A3/54/2056/20)

This Basic Assessment Report has been revised and is being made available for a 30-day commenting period to the registered I&APs and relevant Organs of State for their perusal and comment. The commenting period commences on 19 May 2021 and closes on 21 June 2021.

At the end of the commenting period, all comments will be captured and addressed and included in a Final Basic Assessment Report which will be submitted to the competent authority, DEA&DP, for the environmental decision.

The BAR is available for perusal at www.enviropart.co.za. Furthermore, a physical copy of the BAR is available for on-site reading at the Sir Lowry’s Pass Library for the duration of the commenting period. Several copies of the Information Sheet have also been placed at the Sir Lowry’s Pass Public Library.

Comments on this report may be submitted on or before 21 June 2021 to The Environmental Partnership at:

P O Box 945, Cape Town, 8000
Tel: 021 422 0999; Fax: 021 422 0998
WhatsApp (messages only): 068 493 5890
Email: comments@enviropart.co.za

INTRODUCTION

A Basic Assessment Report (BAR) has been compiled in support of an Environmental Impact Assessment being undertaken for the proposed construction of a housing development on a portion of the Remainder of Farm 920 in Sir Lowry’s Pass Village. The City of Cape Town, the proponent, wishes to develop a low-cost housing development to assist in meeting the need for low-cost housing in Sir Lowry’s Pass Village.

The development will provide access to housing to two sets of beneficiaries from the Sir Lowry’s Pass Village housing waiting list. The first set will be for pensioners, military veterans, persons with disabilities and child headed households, who will qualify for an erf with a single story top structure/dwelling. The second group, the majority of beneficiaries who do not form part of the above four categories, will qualify for an erf with basic services (water, sanitation and electricity) on which they can build their own top structure. The houses and serviced erven on Farm 920/RE will be allocated first to qualifying beneficiaries from the Sir Lowry’s Pass Village housing waiting list.

The site on which development is proposed is located approximately 400 metres north of the N2 Freeway and approximately 80 metres south of the Old Sir Lowry’s Pass Road. Immediately east of the site is the Mission Grounds residential area. A railway line is located along the northern edge of the site and vacant land abuts the site to the south. The Sir Lowry’s Pass River runs along the site’s southern boundary. Please see the Locality Map (Appendix A1).

PROJECT PROPOSAL

The proposed development entails between 574 and 634 residential erven on the northern portion of Farm 920/RE. The remainder of the property (40-43% thereof) is set aside as public open space and the southernmost portion of the site, below the 1:100 year flood line, is to be managed for the primary purposes of rehabilitation of the floodplain flat wetlands. The proposed housing development will include the following:

  • Use of the northern portion of the site for low-cost housing consisting of serviced erven for most beneficiaries and top structures for pensioners, military veterans, persons with disabilities and child headed households.
  • Incorporation of three existing dwelling structures into the new development for community use. These structures will be handed over to Social Services as community centre(s) and can be used for example as a service centre, ad-hoc clinic area, recreational facility / youth hub or Early Childhood Development Centre.
  • Construction of an access road off the Bloubos Road.
  • Removal of the dam currently located in the centre of the site and management of the underlying spring.
  • No development on the southern portion of the site except for inter alia stormwater retention and amelioration, play areas and community gardens – this area (south of the man-made dam) is characterised by wetland features, floodplains and drainage channels.
  • No development below the 1:100 year flood line, other than the access road, which would have water throughflow conduits below the road.
  • Establishment of a semi-permeable pathway roughly along the 1:100 year flood line in order to demarcate the area south of the flood line.

As stated above, the area below the 1:100 year flood line is to be managed for the primary purposes of rehabilitation and conservation and can be used by the community for picnicking. A Wetland Rehabilitation Plan and Maintenance Management Plan have been compiled for the rehabilitation and management of the area below the 1:100 year flood line, including measures such as the abovementioned pathway which will serve to delineate the 1:100 year flood line below which the aquatic ecosystem requires greater protection.

Apart from the above, the proposed development includes associated internal roads and service infrastructure, as well as areas for recreational use. Furthermore, a taxi embayment, bulk water pipeline and overhead powerline are proposed to be constructed along existing roads outside the boundaries of Farm 920/RE. Bulk water and sewer services will be provided by the City of Cape Town. The Municipality will also manage the solid waste, and waste generated by the development will be collected by the City of Cape Town on a weekly basis from kerbside bins. Eskom will supply the required electricity services for the development.

Sewage generated from the proposed development will feed into the Macassar Wastewater Treatment Works (WWTW) which is being upgraded for completion in 2025/26. The timeframe for the construction of the development has been moved closer to the completion of the upgrade of the Macassar WWTW, which is currently anticipated for 2025/26. All sewer inflow from the development into the WWTW will be connected at one time and will not be phased. Furthermore, a temporary onsite treatment plant will not be considered for the development.

Vehicular access to the site will be provided for via one access road off the Bloubos Road (approved but not as yet constructed) from the southwestern boundary of the site. It is proposed that the development will not have vehicular access from the adjacent residential area to the east (other than for emergency purposes). However, pedestrian access is proposed at the intersection of William Sergeant Street and Barnabas Shaw Road to connect the development to the Sir Lowry’s Pass Village to the east. Additionally, it is recommended that minibus taxi services operate within the Development in order to provide future residents with access to public transport.

ALTERNATIVES

In the Basic Assessment Report, two layout alternatives are being proposed for the housing development. The differences between these alternatives are described below:

Alternative 1
The first alternative consists of 574 residential units with standard plot sizes of 75 m2. The primary difference between the first and second alternatives is with regard to the freshwater resources on the site. Alternative 1 does not propose the construction of residential units over the natural spring which feeds the man-made dam currently located at the centre of the site. Instead, it proposes to redress the historical loss of seep conditions, by spreading flows from the spring feeding the dam through slow percolation downslope, towards the floodplain wetlands. As such, it comprises fewer residential portions than Alternative 2.

Alternative 2
The second alternative consists of 634 residential units with standard plot sizes of 75 m2 (60 units more than Alternative 1). Unlike the first alternative, Alternative 2 proposes the construction of residential units on the area currently occupied by the dam fed by a natural spring. In order to do so, it proposes to identify the spring outlet point, and capture and convey this water to a point lower down on the site (by pipe or channel).

LEGISLATIVE REQUIREMENTS

The 2014 NEMA Environmental Impact Assessment Regulations of 2014, as amended, apply to the proposed development and necessitate a Basic Assessment Process. The proposed development includes activities listed in GN983 of the 2014 EIA Regulations, as amended. These are:

Listing Notice 1 (GNR 983 of 2014, as amended)

Activity 12
The development of infrastructure or structures with a physical footprint of 100 square metres or more; where such development occurs –
(a) within a watercourse;
(b) in front of a development setback; or
(c) if no development setback exists, within 32 metres of a watercourse, measured from the edge of a watercourse.

Activity 19
The infilling or depositing of any material of more than 10 cubic metres into, or the dredging, excavation, removal or moving of soil, sand, shells, shell grit, pebbles or rock of more than 10 cubic metres from a watercourse.

Activity 28
Residential, mixed, retail, commercial, industrial or institutional developments where such land was used for agricultural, game farming, equestrian purposes or afforestation on or after 01 April 1998 and where such development will occur outside an urban area, where the total land to be developed is bigger than 1 hectare.

Activity 48
The expansion of infrastructure or structures where the physical footprint is expanded by 100 square metres or more; where such development occurs –
(a) within a watercourse;
(b) in front of a development setback; or
(c) if no development setback exists, within 32 metres of a watercourse, measured from the edge of a watercourse.

Listing Notice 3 (GNR 985 of 2014, as amended)

Activity 4
The development of a road wider than 4 metres with a reserve less than 13,5 metres in the Western Cape in areas outside urban areas which contain indigenous vegetation.

The development does not include any activities listed in Listing Notices 2 (GNR 984 of the 2014 EIA Regulations, as amended).

IDENTIFIED POTENTIAL IMPACTS

The following impacts have been identified and assessed for Layout Alternatives 1 and 2, as well as the No-Go Alternative:

Planning and Design Phase

  • Loss of Wetland A (Day, 2020)
  • Loss of portions of Wetland C and B (Day, 2020)
  • Loss of and further degradation to a portion of Wetland C and E as a result of the access road (Day, 2020)
  • Loss of standing water habitat associated with the dam (Day, 2020)
  • Changes in hydroperiod and flow regime in downstream wetlands (C, B, E and D) (Day, 2020)
  • Increased risk of wetland pollution as a result of the alignment of the sewer connection (Day, 2020)
  • Wetland degradation as a result of development in close proximity to wetlands (Day, 2020)
  • Damage to and loss of existing remnant natural vegetation on site (Emms, 2019)
  • Loss of agricultural land (Lanz, 2020)
  • Socio-economic impact of the provision of affordable housing
  • Compatibility of the proposed development with surrounding land uses
  • Loss of sense of place
  • Visual impact of buildings and infrastructure resulting in a change in the visual character of the area
  • Loss of heritage resources due to the demolition of a structure older than 60 years (O’Donoghue, 2020)
  • Impact on services as a result of the proposed development
  • Impact of the taxi embayment, bulk water pipeline and overhead powerline proposed along existing roads outside the boundary of Farm 920/RE

Construction Phase

  • Wetland disturbance as a result of removal of the dam (Day, 2020)
  • Degradation of wetland areas and the Sir Lowry’s Pass River as a result of physical disturbance and pollution associated with general construction activities including laying of the sewer external connection and the access road (Day, 2020)
  • Waste management impacts during the construction phase
  • Erosion and sedimentation impacts during the construction phase
  • Stormwater management impacts during the construction phase
  • Dust impacts during the construction phase
  • Noise impacts during the construction phase
  • Visual impacts of construction activities and vegetation clearing
  • Traffic impacts due to construction vehicles
  • Employment opportunities during the construction phase
  • Safety concerns during the construction phase

Operational Phase

  • Watercourse degradation as a result of the operational phase of the proposed development (Day, 2020)
  • Potential health risks due to damp conditions resulting from the construction of housing on wetland areas with perched water conditions (Day, 2020; Yates & Jones, 2014)
  • Noise impact resulting from the proximity of the housing development to a railway line, the Old Sir Lowry’s Pass Road and the N2 Freeway
  • Stormwater management impacts during the operational phase
  • Waste management impacts during the operational phase
  • Impacts on traffic flow during peak hours due to increased operational traffic (GIBB, 2020)
  • Increased road safety and access to public transport for future and existing residents due to improvements to transport infrastructure (GIBB, 2020)
  • Building safety concerns during the operational phase

FINDINGS AND RECOMMENDATIONS

Based on the findings of the above summarised impact assessment, Layout Alternative 1 has been identified as the preferred alternative. Although Layout Alternative 2 has a greater positive socio-economic impact as it will provide more low-income housing units to future residents, it has more significant negative biophysical impacts as it proposes the construction of residential units in an area that could contain a natural spring (currently feeding the dam). However, if it is found that there is no natural spring in this portion of the site, Alternative 2 must be considered as the preferred alternative due to its greater positive socio-economic impact.

Although negative impacts have been identified in this Basic Assessment Report, they can be mitigated to an acceptable degree of impact and risk if the provisions of the Environmental Management Programme are implemented and enforced. Authorisation for the proposed housing development is thus recommended by the Environmental Assessment Practitioner on condition that all mitigation measures in the BAR and EMPr are adhered to by the developer, with Layout Alternative 1 identified as the preferred alternative unless there is no natural spring on the site, in which case Layout Alternative 2 is recommended to be selected. However, as this can only be known later, Alternative 1 is the recommended layout.

WAY FORWARD

This Basic Assessment Report has been revised and is being made available for a 30-day commenting period to the registered I&APs and relevant Organs of State for their perusal and comment. The commenting period commences on 19 May 2021 and closes on 21 June 2021.

At the end of the commenting period, all comments will be captured and addressed and included in a Final Basic Assessment Report which will be submitted to the competent authority, DEA&DP, for the environmental decision.

The BAR is available for perusal at www.enviropart.co.za. Furthermore, a physical copy of the BAR is available for on-site reading at the Sir Lowry’s Pass Library for the duration of the commenting period. Several copies of the Information Sheet have also been placed at the Sir Lowry’s Pass Public Library.

Comments on this report may be submitted on or before 21 June 2021 to The Environmental Partnership at:

P O Box 945, Cape Town, 8000
Tel: 021 422 0999; Fax: 021 422 0998
WhatsApp (messages only): 068 493 5890
Email: comments@enviropart.co.za

For a concise yet comprehensive summary of the Basic Assessment Report, please see this Farm 920 – Information Sheet – May 2021.

For the full Basic Assessment Report, please see Farm 920 – Revised BAR – May 2021.

 

Download attachments: 

Contact Details (for public comment)

Tel: 021-422 0999

Fax: 021-422 0998

Email: comments@enviropart.co.za

Physical Address: 56 Shortmarket Street,
(3rd Floor),
Cape Town,
8001

Postal Address: P.O. Box 945, Cape Town, 8000

ALL PUBLIC ITEMS

PROPOSED INFILLING OF WETLANDS ON ERF 29654, BLUE DOWNS (DEA&DP REFERENCE: 16/3/3/1/A3/54/2056/20)

PROPOSED INFILLING OF WETLANDS ON ERF 29654, BLUE DOWNS (DEA&DP REFERENCE: 16/3/3/1/A3/54/2056/20)

PROPOSED HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/1/A3/54/2056/20)

PROPOSED HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/1/A3/54/2056/20)

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION – ENVIRONMENTAL IMPACT ASSESSMENT FOR THE PROPOSED WASTE TRANSFER FACILITY ON A PORTION OF THE REMAINDER OF FARM NO. 279, STELLENBOSCH. DEA&DP REF. NO. 16/3/3/1/B4/45/1063/20

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION – ENVIRONMENTAL IMPACT ASSESSMENT FOR THE PROPOSED WASTE TRANSFER FACILITY ON A PORTION OF THE REMAINDER OF FARM NO. 279, STELLENBOSCH. DEA&DP REF. NO. 16/3/3/1/B4/45/1063/20

THE PROPOSED EXTENSION OF THE BLACK RIVER CANAL CULVERT FOR ROAD WIDENING ALONG IMAM HARON ROAD, CAPE TOWN

THE PROPOSED EXTENSION OF THE BLACK RIVER CANAL CULVERT FOR ROAD WIDENING ALONG IMAM HARON ROAD, CAPE TOWN

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED RESIDENTIAL DEVELOPMENT ON ERF 30297 (FORMERLY PORTION 31 OF FARM NO. 451) IN BARDALE, BLUE DOWNS DEA&DP REF. NO. 16/3/3/5/A4/5/3045/20

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED RESIDENTIAL DEVELOPMENT ON ERF 30297 (FORMERLY PORTION 31 OF FARM NO. 451) IN BARDALE, BLUE DOWNS DEA&DP REF. NO. 16/3/3/5/A4/5/3045/20

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION – ENVIRONMENTAL IMPACT ASSESSMENT FOR THE PROPOSED CONSTRUCTION OF A CIRCULATORY TRAIL AROUND THE PRINCESS VLEI AND THE UPGRADING OF ASSOCIATED FACILITIES IN THE PRINCESS VLEI PARK, RETREAT, WESTERN CAPE. DEA&DP REFERENCE: 16/3/3/1/A6/64/2057/19

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION – ENVIRONMENTAL IMPACT ASSESSMENT FOR THE PROPOSED CONSTRUCTION OF A CIRCULATORY TRAIL AROUND THE PRINCESS VLEI AND THE UPGRADING OF ASSOCIATED FACILITIES IN THE PRINCESS VLEI PARK, RETREAT, WESTERN CAPE. DEA&DP REFERENCE: 16/3/3/1/A6/64/2057/19

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED CONSTRUCTION OF A RESIDENTIAL DEVELOPMENT AND ASSOCIATED INFRASTRUCTURE ON PORTION 35 OF FARM 918, SOMERSET WEST (DEA&DP REF. NO. 16/3/3/1/A3/54/2004/20)

NOTIFICATION OF ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED CONSTRUCTION OF A RESIDENTIAL DEVELOPMENT AND ASSOCIATED INFRASTRUCTURE ON PORTION 35 OF FARM 918, SOMERSET WEST (DEA&DP REF. NO. 16/3/3/1/A3/54/2004/20)

THE PROPOSED INTEGRATED RAPID TRANSPORT (IRT) SYSTEM ALONG OTTERY ROAD FROM STRANDFONTEIN ROAD TO KROMBOOM PARKWAY (M5)

THE PROPOSED INTEGRATED RAPID TRANSPORT (IRT) SYSTEM ALONG OTTERY ROAD FROM STRANDFONTEIN ROAD TO KROMBOOM PARKWAY (M5)

PROPOSED INFILLING OF WETLANDS ON ERF 29654, BLUE DOWNS

PROPOSED INFILLING OF WETLANDS ON ERF 29654, BLUE DOWNS

PROPOSED WASTE TRANSFER FACILITY ON A PORTION OF FARM 279/RE,  STELLENBOSCH

PROPOSED WASTE TRANSFER FACILITY ON A PORTION OF FARM 279/RE, STELLENBOSCH

POSTPONED: PUBLIC PARTICIPATION PROCESS FOR THE ALOE RIDGE HOUSING DEVELOPMENT ON ERF 29654

PROPOSED DEVELOPMENT OF THE ASANDA VILLAGE WETLAND PARK ON ERF 32680 AND ERF 29864, STRAND

PROPOSED DEVELOPMENT OF THE ASANDA VILLAGE WETLAND PARK ON ERF 32680 AND ERF 29864, STRAND

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED INFILLING OF WETLANDS ON ERVEN 454 AND 469, THE REMAINDER OF FARM NO. 616 AND THE REMAINDER OF FARM NO. 619 FOR THE ESTABLISHMENT OF THE INTEGRATED RAPID TRANSPORT SYSTEM ALONG GOVAN MBEKI ROAD, PHILIPPI, CAPE TOWN

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED INFILLING OF WETLANDS ON ERVEN 454 AND 469, THE REMAINDER OF FARM NO. 616 AND THE REMAINDER OF FARM NO. 619 FOR THE ESTABLISHMENT OF THE INTEGRATED RAPID TRANSPORT SYSTEM ALONG GOVAN MBEKI ROAD, PHILIPPI, CAPE TOWN

NOTIFICATION OF THE AVAILABILITY OF THE BASIC ASSESSMENT REPORT FOR COMMENT AND PERUSAL FOR PROPOSED HOUSING DEVELOPMENT ON FARM 920, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST

NOTIFICATION OF THE AVAILABILITY OF THE BASIC ASSESSMENT REPORT FOR COMMENT AND PERUSAL FOR PROPOSED HOUSING DEVELOPMENT ON FARM 920, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED RESIDENTIAL DEVELOPMENT ON ERF 29654 IN BARDALE, BLUE DOWNS DEA&DP REF. NO. 16/3/3/5/A4/5/3019/20

NOTIFICATION OF THE AMENDED ENVIRONMENTAL AUTHORISATION FOR THE PROPOSED RESIDENTIAL DEVELOPMENT ON ERF 29654 IN BARDALE, BLUE DOWNS DEA&DP REF. NO. 16/3/3/5/A4/5/3019/20

NOTIFICATION OF THE AVAILABILITY OF THE MAINTENANCE MANAGEMENT PLAN FOR CHAPMANS PEAK DRIVE

NOTIFICATION OF THE AVAILABILITY OF THE MAINTENANCE MANAGEMENT PLAN FOR CHAPMANS PEAK DRIVE

NOTIFICATION OF THE AVAILABILITY OF THE BASIC ASSESSMENT REPORT FOR COMMENT AND PERUSAL FOR THE PROPOSED CONSTRUCTION OF A CIRCULATORY TRAIL AND UPGRADING OF THE ECO-CENTRE ADJACENT TO PRINCESS VLEI, RETREAT / GRASSY PARK

NOTIFICATION OF THE AVAILABILITY OF THE BASIC ASSESSMENT REPORT FOR COMMENT AND PERUSAL FOR THE PROPOSED CONSTRUCTION OF A CIRCULATORY TRAIL AND UPGRADING OF THE ECO-CENTRE ADJACENT TO PRINCESS VLEI, RETREAT / GRASSY PARK