CURRENT PROJECTS AND PUBLIC DOCUMENTS

PROPOSED HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/6/7/1/A3/54/2101/20)

This Basic Assessment Report has been revised and is being made available for a second 30-day commenting period to the registered I&APs and relevant Organs of State for their perusal and comment. The commenting period commences on 13 November 2020 and closes on 14 December 2020.

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, the Department of Environmental Affairs and Development Planning for the environmental decision.

A poster display will be held on 25 November 2020 at the Sir Lowry’s Pass Community Hall (located opposite the Sir Lowry’s Pass Police Station). Members of the community can view the display and ask any questions they may have to the project team, at any time that suits them between 3pm and 7pm. This will also provide members of the public an opportunity to comment on the proposal. The revised BAR and all appendices are available for perusal at www.enviropart.co.za. The posters displayed during the poster display can be downloaded at the links below.

Comments on this report may be submitted on or before 14 December 2020 to:

The Environmental Partnership
P O Box 945, Cape Town, 8000
Tel: 021 422 0999; Fax: 021 422 0998
WhatsApp (messages only): 060 761 5729
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 wishes to develop subsidised high-density low-cost housing to assist in meeting the need for low-cost housing in Sir Lowry’s Pass Village. The proposed development is an Integrated Residential Development Programme (IRDP) project aimed at building formal top structures for qualifying beneficiaries from the Sir Lowry’s Pass Village housing waiting list. The cost of the serviced properties and top structures will be paid with a housing subsidy as allocated to qualifying subsidy beneficiaries.

Members of the public can make use of the email address housingdb@capetown.gov.za or contact 021 444 0333 for any enquiries regarding whether they are on the list of beneficiaries in Sir Lowry’s Pass Village and for information regarding how to register as a beneficiary in the central housing database.

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 suburb of Sir Lowry’s Pass Village. 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.

PROJECT PROPOSAL

The proposed development entails the construction of between 574 and 634 residential units on the northern portion of Farm 920/RE. The remainder of the property 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: Information Sheet – Proposed Housing Development on Farm 920/RE, Sir Lowry’s Pass Village – November 2020 Page 2 of 15

  • Development of the northern portion of the site for low-cost housing consisting of both single-storey and double-storey houses. This suggested typology allows for two-bedroom houses.
  • 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.

This BAR has been revised and is undergoing its second public commenting period. Please note that the Pre-Application BAR indicated that the area immediately adjacent to the Sir Lowry’s Pass River was to be zoned Open Space 1 and set aside for environmental conservation use. This is no longer proposed as the whole area south of the development edge is to be zoned Open Space 2. However, as stated above, the area below the 1:100 year flood line (hereinafter referred to as “the floodplain area”) is to be managed for the primary purposes of rehabilitation, 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. 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. The necessary services for the proposed development are sufficiently available as confirmed in service confirmation letters.

Sewage generated from the proposed development will feed into the Macassar Wastewater Treatment Works (WWTW) which is being upgraded for completion in 2025/26. In the Pre-Application BAR dated August 2020, a phased approach was proposed, with limited inflow from the development into the WWTW until the completion of the upgrade. Noteworthily, this is no longer proposed, and the timeframe for the construction of the housing units 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 to 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. Information Sheet – Proposed Housing Development on Farm 920/RE, Sir Lowry’s Pass Village – November 2020 Page 3 of 15

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).

The below table presents a summary of each layout alternative including the percentages of the property which would be developed and set aside for public open space and environmental conservation for each of the layout alternatives.

Layout alternative: Number of residential units: Development footprint: Development area (approximately): Public open space and floodplain area (approximately):
Alternative 1 574 97 500 m2 57% 43%
Alternative 2 634 103 500 m2 60% 40%

 

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 –

  1. within a watercourse;
  2. in front of a development setback; or
  3. 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.

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). Furthermore, there are no activities relevant to the proposed development as are listed in terms of the National Environmental Management: Air Quality Act (Act No. 39 of 2004) or the National Environmental Management: Waste Act (Act No. 59 of 2008).

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

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

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)

WAY FORWARD

This Basic Assessment Report has been revised and is being made available for a second 30-day commenting period to the registered I&APs and relevant Organs of State for their perusal and comment. The commenting period commences on 13 November 2020 and closes on 14 December 2020.

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, the Department of Environmental Affairs and Development Planning for the environmental decision.

A poster display will be held on 25 November 2020 at the Sir Lowry’s Pass Community Hall (located opposite the Sir Lowry’s Pass Police Station). Members of the community can view the display and ask any questions they may have to the project team, at any time that suits them between 3pm and 7pm. This will also provide members of the public an opportunity to comment on the proposal. The revised BAR and all appendices are available for perusal at www.enviropart.co.za. The posters displayed during the poster display can be downloaded at the links below.

Comments on this report may be submitted on or before 14 December 2020 to:

The Environmental Partnership
P O Box 945, Cape Town, 8000
Tel: 021 422 0999; Fax: 021 422 0998
WhatsApp (messages only): 060 761 5729
Email: comments@enviropart.co.za

  • Status: Revised Basic Assessment Report
  • Start date: Friday, 13 November 2020
  • End date: Monday, 14 December 2020

 

For a concise yet comprehensive summary of the Basic Assessment Report, please see this Information Sheet

Revised Basic Assessment Report

Download attachments: 

Download posters: 

  1. Welcome
  2. Introduction
  3. Locality Map
  4. EIA Process
  5. Environmental Legislation
  6. Project Proposal Summary
  7. Project Proposal – Traffic / Transport
  8. Alternatives
  9. Architectural Impression
  10. Landscape Concept
  11. Wetland Management
  12. Services & Stormwater
  13. Environmental Specialist Findings
  14. Freshwater Specialist Findings
  15. Impact Summary
  16. Impact Summary Continued
  17. Recommendations & Way Forward

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

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 HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/6/7/1/A3/54/2101/20)

PROPOSED HOUSING DEVELOPMENT ON FARM 920/RE, SIR LOWRY’S PASS VILLAGE, SOMERSET WEST (DEA&DP REFERENCE: 16/3/3/6/7/1/A3/54/2101/20)

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