Baysville

5.2.1. General

City East London

Area Baysville

Address Glen Eagles Road / Iona Crescent Erf number(s) 11863 till 11871 and a part of 11925 Income class High

Size 2,587 Ha

Maps

Owner(s) Local Municipality of Buffalo City (since 1967) (GIS, 2012) Picture(s)

5.2.2. Zoning schemes

The current zoning of the property is Open Space Zone 2, which is private open space but the land belongs to the municipality. Dwelling units will not be allowed to be built on the property without changing the zoning scheme. (GIS, 2012)

5.2.3. Land

The lowest point of the property is 41m above sea level and the highest point is about 58m. In the north and south are two steep slopes, see figure 5.2., it can be difficult to build on these. These slopes are about 18,5˚ and 22˚. The average slope on the property is between the 0,4˚ and 3,6˚, excluding the two steeper slopes. (GIS, 2009)

There is a non-perennial center line running through the location, see figure 5.3. The stream will probably stay in its riverbank, when there is water in it. A 1:100 year flood line has to be calculated for such rivers, otherwise no building is allowed to be built within 32m of the center line.

The closest main river and the sea are about 2km away and there are no dams within 3km. (GIS, 2011)

The property is not protected, but it is part of the MOSS. However the corridor link is low and also the value of conservation, recreation, culture and productivity are low. The recommendation in the MOSS is potentially developable. (GIS, 2012) The land is vacant and the property does not have much vegetation. It is mainly grassland with some bushes on the outer erf lines of the property.

In the eastern part is a road with a direct connection to Gleneagles Road, running north of the location.

This is one of the bigger roads in the city with connections to North East Expressway and Oxford Street.

5.2.4. Environment

The property is a former landfill. Currently there is no sign of that fact when you are visiting the property; there are also houses directly next to the property. Probably the landfill closed many years ago. Further professional research into possible ground pollution is required. This landfill site is only used to dump building rubble. Once the location was a valley, but the intention was to even out/flatten the ground. (GIS, 2012)

There were no disturbing facts established to indicate other environmental problems.

5.2.5. Amenities

The property meets the requirements for a rental stock when the amenities are considered. Within 1,5 km there are a primary and high school,

job-opportunities, a supermarket and other shops, healthcare, transport, a church, sport facilities, a bank and a post office can be found. A university can be found within 3 km and the library is just over 3 km away. (GIS, 2011)

5.2.6. House

Because the location is near high income households, and the zoning scheme has to be changed, it is not suitable for RDP units. The property is also within the urban edge and higher density development is preferred. Therefore the location is most suitable for a rental stock.

Figure 5.2. Steep slopes Baysville (GIS)

Figure 5.3. Non-perennial rivers Baysville (GIS, 2011) Figure 5.2. Steep slopes Baysville (GIS, 2009)

When the zoning scheme can be changed to

residential zone 5, it is suitable for three storey walk-up rental units. 576 units will suite on the property with a coverage of 40% in blocks of 12 units, with a building for security and amenities. In this

calculation building on the two steep slopes or within 20 meters of the non-perennial river should not be considered.

5.2.7. Remaining remarks Further research requested on:

- Soil. It needs to be established whether the soil is good enough to build on and what kind of foundations are needed.

- Ground pollution. Before building a sample of the ground has to be tested at a professional

institution to check if there is pollution in the area.

The property was once used as a landfill site, so this research will determine if the area can be used as building ground.

- Further research into the existing non-perennial river is required and a. 1:100 year flood line drawn by a professional. Otherwise no building will be allowed within 32m of the riverbanks. The location can still be suitable for social housing, but there is a possibility that fewer houses can be built.

Connections to the sewage are near to the property.

A part of the bigger erf 11927(figure 5.4), in the south-east of the property, is also suitable for social housing and in the possession of the municipality.

The property is however a Public Open Space zone 1, and also has a MOSS on the property, but it is not assigned as potentially developable. A part of the property is however grassland, and does not have a high value compared to the rest of erf 11927. In the future, when the other part of the property is built on, a phase 2 on erf 11927 can be considered.

5.2.8. Conclusion and advise The area is surrounded by high income households, therefore it may be not suitable for RDP units, but the area could be suitable for rental units. In a project offering rental units there is more control and it will thus not unduly disturb to the surrounding residents. When applying for an RDP project there will be many objections, but for a rental stock project the number of objections will probably be lower, but will still have to be taken in account.

The property is according to the zoning scheme a public open spaceand cannot be used for residential purpose. The property is also a MOSS, but not one with a high value. The MOSS says the location is seen as a potentially developable area. Therefore there will probably not be an objection from the Integrated Environmental Management Unit.

The zoning scheme has to be changed into residential zone 5, but there is a good chance that approval will be obtained. Objections from

surrounding citizens can be anticipated, but the level of objection will be reduced if is made clear that a managed rental stock project is proposed, with negligible disturbance to the neighborhood.

Figure 5.4. Erf 11927 (GIS, 2009)