CEN INTEGRATED ENVIRONMENTAL MANAGEMENT UNIT · the Nelson Mandela Bay Municipality (NMBM) of the...

CEN INTEGRATED ENVIRONMENTAL MANAGEMENT UNIT

Environmental and Rural Development Specialist

Final Basic Assessment Report

Proposed Development of Residential Units and Associated

Infrastructure on Erf 3783, Summerstrand, Port Elizabeth

Nelson Mandela Bay Metropolitan Municipality, Eastern Cape

DEDEAT Reference: ECm1/C/LN1&3/M/37-2018

FINAL BASIC ASSESSMENT REPORT FOR PROPOSED DEVELOPMENT OF RESIDENTIAL UNITS AND ASSOCIATED INFRASTRUCTURE ON ERF 3783,

SUMMERSTRAND, PORT ELIZABETH

FOR SUBMISSION TO EASTERN CAPE DEPARTEMENT OF ECONOMIC DEVELOPMENT, ENIRONMENTAL AFFAIRS AND TOURISM

23 October 2018

PREPARED FOR: Mr. David Cohen Siyalanda Property Development (Pty) Ltd 7 de Havilland Road Walmer Industria Port Elizabeth 6070 PREPARED BY: CEN Integrated Environmental Management Unit 36 River Road Walmer, Port Elizabeth. 6070 South Africa Phone (041) 581-2983 | Fax (041) 581-2983 E-mail: [email protected]

mailto:[email protected]

Final Basic Assessment Report Proposed Development of Residential Units and Associated Infrastructure on Erf 3783, Summerstrand, Port Elizabeth

Nelson Mandela Bay Metropolitan Municipality, Eastern Cape Executive Summary

DEDEAT Reference:ECm1/C/LN1&3/M/37-2018

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EXECUTIVE SUMMARY

Overview of Development

Siyalanda Property Development (Pty) Ltd (Siyalanda / the applicant) is proposing to develop approximately 420

residential units and associated infrastructure on Erf 3783 located in 2nd Avenue, Summerstrand, Port Elizabeth, within

the Nelson Mandela Bay Municipality (NMBM) of the Eastern Cape Province.

Erf 3783 is approximately 4.729 hectares in extent; it is currently undeveloped and vacant. The proposed development

site is located immediately adjacent to the Boardwalk Entertainment complex, within the approved urban edge of the

NMBM and is zoned as Special Purposes.

The preferred layout plan entails 30 blocks, with each block being 4 stories high and consisting of twelve to sixteen

units per block. The preferred layout comprises of approximately 120 single bedroom, 180 two-bedroom and 120 three-

bedroom units. Approximately 764 parking bays will be developed.

The proposed density is motivated to be in line with the average density currently permitted in the Happy Valley Local

Spatial Development Framework (LSDF) and the Summerstrand LSDF. The proposed height of 4 storeys aligns to the

provisions of the Tall Buildings Policy as well as to the same height permitted as buffer area between the existing hotel

development at the Casino and that of the existing residential developments along Beach Road and Marine Drive.

The residential development is proposed to be a lifestyle development. The development is proposed to include open

park spaces, a clubhouse, meeting rooms, gym facilities and swimming pools. The residential development will offer a

secure living environment, equipped with electric fencing, CCTV with artificial intelligence monitoring cameras, security

guards and access control. The total developed hard footprint of the site is an estimated 35,419 m2. The remaining area

will consist of open spaces. The asking price will range from approximately R750 000 (1 bed) to R2 000 000 (luxury 3

bed) (as estimated in 2018).

An alternative layout plan was requested to be submitted by the Eastern Cape Department of Economic Development,

Environmental Affairs and Tourism which seeks to conserve some of the biodiversity on site. The NMBM have

requested that the CBA network aligns with areas demarcated as Public Open Space and that the layout of the site

ensures that all proposed structures are located so that they have minimal impact on the CBA network. In response,

alternative layout 2 was compiled by the architects. The only biodiversity on site, and that which is representative of

the CBA network, which could be conserved is the 1200m2 of fynbos vegetation occurring on the site and as such, the

alternative layout 2 plan includes the conservation of this 1200 m2 fynbos. The vegetation on site was described by

the specialist as degraded and transformed with a moderate to high density / level of invasion by alien Acacias and

Eucalypts, and of low conservation value – in terms of its underrepresentation of the plant species richness and

vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic vegetation. By conserving this

vegetation, three buildings would not be developed, and this would effectively reduce the development size by 10%.




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Due to large fixed costs such as the land and the common facilities proposed for the lifestyle development, the exclusion

of these three buildings has severe adverse consequences on the viability of the project. Comparative calculations

were compiled which show that the profit per unit will be reduced by 50% because the cost of the services, common

facilities and building costs per unit will be increased. With regards to sustainable development, the economic loss of

not developing on this site far outweighs the value of conserving 0.12 ha of already fragmented fynbos vegetation. As

such alternative layout 2 was not assessed any further in this assessment.

Electricity

The overall electrical demand for the residential development is estimated to be 1700 kVA. Electricity will be supplied

from NMBM infrastructure and the NMBM have confirmed that their existing MV network has sufficient capacity to

supply the proposed development. To reduce the cumulative impact on resources in the NMBM, the lighting installed

will be energy efficient (i.e. LED / compact fluorescent) and heat pumps will be installed for the provision of hot water.

Sewage Management

Approximately 168 Kl sewage will be generated from the development per day. The sewage generated onsite is

proposed to be collected in internal underground sewer pipes and gravitate towards the south eastern corner of the

site into a new connection which will feed into an existing NMBM 600mm bulk sewer line. The municipal bulk sewage

line flows towards Cape Recife Treatment works. Confirmation from the NMBM is required to ensure the NMBM waste

water treatment works (WWTW) (i.e. Cape Receife and Driftsands WWTW) has capacity to treat the additional 168 Kl

sewage that will be generated from this development.

Stormwater Management

The internal stormwater network will be designed to accommodate a storm up to a 1:100 recurrence interval. The

NMBM requirements for the stormwater discharge from the site only allows for a storm equivalent to a 1:2 year

recurrence interval to be discharged into the existing piped NMBM stormwater system. To accommodate the NMBM

requirements, a stormwater attenuation pond (approximately 1000m² with an estimated 1 million litre capacity) will be

developed on site to manage the amount of stormwater generated by the development prior to its release into the

existing municipal network. Stormwater runoff will gravitate towards the pond via a series of underground pipework and

overland channels. The internal roads will act as secondary “channels” for the stormwater.

Water Supply

The total average daily demand for the proposed residential development has been calculated as 168 Kl. A 250 mm

water main is located adjacent to the proposed site on the Southern side of 2nd Avenue. Capacity of this water main

to supply the proposed development will need to be confirmed with the NMBM.

Access and Internal Roads

Access to the development is proposed to be from 2nd Avenue next to the common boundary with Erf 3783. Access

to and from the site will be via a traffic circle that will be put in place to accommodate traffic flow on 2nd Avenue as per

recommendations of the Traffic impact study. The internal roads are proposed to be paved with a possible integration




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of green pavers to improve stormwater absorption as well as to soften the amount of hard surfacing within the

development.

Waste Management

During construction, excavated material generated will be used for fill material and levelling the site. Waste receptacles

will be provided on site for the disposal of general and hazardous waste materials and maintained for the duration of

the construction phase. General waste will be disposed of at a suitable registered and licensed waste disposal facility

e.g. Arlington Landfill site. Hazardous waste will be removed off site and disposed at a suitable registered and licensed

waste disposal facility e.g. Koedoos Kloof.

During operation, approximately 420 m3 waste / month will be generated by the residential development. Each block

will be provided with a refuse storage area and suitable waste receptacles. The refuse storage area will be bunded and

consist of non-permeable floors. Collection of refuse from refuse storage areas will take place on a weekly basis and

removed offsite to a licensed waste disposal facility e.g. Arlington Landfill site. Recycling is encouraged to take place

to lessen the cumulative impact on NMBM landfill sites.

With mitigation measures in place the impact of waste generation during construction and operational phase is rated

as negative of low significance.

Topography

The site is gently undulating and situated between contour levels of 23 - 29 m above sea level (ASL). There highest

part the site is at the western and south western boundary (28 – 29 m ASL). There is a gentle slope to the south eastern

portion of the site to a height of 24 m ASL; the lowest part of the site is the far eastern section at 22 m ASL.

A slight change in the topography of the site will occur as levelling will take place; the site will be levelled to

approximately 25 – 26m ASL with the lowest area being the stormwater pond in the south eastern corner at

approximately 23m ASL. With mitigation, the change in topography is permanent but of a low significance.

Vegetation

A vegetation assessment was carried out on Erf 3783. It was found that the vegetation on the majority of the property

classified as FFs29 Algoa Sandstone Fynbos (conservation status of vulnerable) in terms National vegetation map

(Mucina and Rutherford, 2012) is too broad-scale and the vegetation on site is not representative of Algoa Sandstone

Fynbos. The NMBM Bioregional Plan, 2015 (Stewart, 2010) classifies the vegetation on the property, in its pre-

disturbance state, as Driftsands Bypass Dunefield, however, this area has been vegetated and stabilised and ceased

to be part of a mobile bypass dunefield system for a long period of time. The remnant patches of vegetation on the

property currently, more closely resembles Driftsands Dune Fynbos (endangered) and St Francis Dune Fynbos Thicket

Mosaic (endangered). In terms of the Nelson Mandela Bay Conservation Assessment and Plan (2010), the final target

of Driftsands Dune Fynbos Vegetation is 581 ha; the final target of St Francis Dune Fynbos Thicket Mosaic vegetation

is 615.8 ha.




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The site consists mostly of sandy grey soil on an uneven topography (typical of old stabilised coastal dunes) with

sandstone outcrops occurring on the northern to north-eastern border fence, where these outcrops are covered with

remnant Fynbos patches. The remnant fynbos patches of vegetation occurring north east of the site were mapped and

occupy approximately 1200m2 of the 4.7 ha site. The vegetation on site is dominated by alien invasive trees i.e. Acacia

saligna and Acacia cyclops in the western, northern and central portions of the property and mature Eucalyptus trees

in the southern and eastern portions of the property.

A total of 75 plant species were identified in the study area: 17 species are listed as exotic and/or alien invasive species;

12 species are listed as protected in terms of the Eastern Cape Environmental Conservation Bill of 2003; 7 species

are listed as protected in terms of the Eastern Province Nature Conservation Ordinance of 1974. One protected tree

listed under the National Forests Act 84 of 1998 (updated 23 December 2016), was identified in Thicket clumps on the

property i.e. Sideroxylon inerme subsp. inerme (White Milkwood). All the identified protected species on site all have a

Least concern status in terms of the Red List of South African Plants, version 2017.1.

The vegetation on the property can be described as degraded and transformed with a moderate to high density / level

of invasion by alien Acacias and Eucalypts, and of low conservation value – in terms of its underrepresentation of the

plant species richness and vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic

vegetation.

The preferred layout plan will have a minor effect the final target of St Francis Dune Fynbos Thicket Mosaic (current is

615.8 ha; after the proposed development the target will be 615.68 ha). The preferred layout plan seeks to, where

possible, transplant Milkwood trees on site in open space areas. All fauna and flora species of conservational concern

will be searched and rescued prior to site clearing. Any flora species of special concern, which can successfully be

transplanted as per recommendations of a vegetation specialist, will be planted in the open space areas of the lifestyle

development.

The proposed site falls within the Greater Happy Valley Local Development Spatial Framework (GHV LSDF) planning

areas and the LSDF indicates that Happy Valley, situated north and North West of Erf 3783, is a no-go environmental

area meaning that it is not intended for a land use change and the area must remain natural. Happy Valley area forms

part of the CBA network identified in the NMBM Bioregional plan and the vegetation in the area is classified as

Driftsands Bypass Dunefield (Ecosystem status: Endangered), St Francis Dune Fynbos Thicket Mosaic vegetation

(Ecosystem status: Endangered) and Humewood Dune Fynbos (Ecosystem status: Critically Endangered) in the

NMBM Bioregional Plan (2015). The environmental zonation of Happy Valley is categorised as a No-Go zone in terms

of the LSDF, which means that only land uses which are complimentary with conservation should be allowed in these

areas and the environmental restoration activities identified for Happy Valley includes alien vegetation removal, erosion

control and improved drainage control.




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The developer has committed to enter into discussions with the NMBM regarding offsetting the 0.12 ha of fynbos

removed on site, through the provision of ongoing services that will be required to assist with managing this no-go

environmental area in Happy Valley. Services could include, for example, monthly alien vegetation removal and

maintaining fire breaks in the Happy Valley area. In the discussions, these services will be proposed to be provided for

a minimum of five years. These proposed services, if implemented, could contribute to the long term management of

endangered and critically endangered fynbos vegetation types occurring in the Happy Valley area, and the Bioregional

CBA; this identified area has a higher conservational value than the fynbos currently existing on Erf 3783. These

proposed long term services could also assist with achieving the conservation targets of these vegetation types.

With mitigation measures in place the impact on flora, during the construction phase is rated as negative with a low

significance.

Fauna

The area is located adjacent to a large undeveloped area and a variety of small mammals, reptiles and birds likely

inhabit the site and / or use the site for foraging: 37 reptiles were identified as occurring within the 3325 DC quarter

degree quadrant cell (QDGC) (1980-2018), of these reptiles, two are identified as threatened; 54 mammal species

were identified within the range of 3325 DC QDGC, of these, four species are identified as threatened. No bird species,

listed as threatened, are nesting within the 3325 DC QDGC.

It is anticipated that most of the fauna (particularly fast-moving reptiles, avifauna and mammals) currently inhabiting

the site will move off the site when vegetation clearing commences. The surrounding undisturbed areas will offer

suitable forage and shelter to the disturbed fauna. Search and rescue must take place prior to site clearing. Should

any threatened / protected fauna species be identified on site then these species should be translocated to nearby

suitable habitats. With mitigation measures in place, this impact on fauna during the construction phase is rated as

negative and of low significance.

Soil Erosion and Stormwater runoff

The dominant lithology on site is Quartzitic sandstone. The site consists mostly of sandy grey soil on an uneven

topography with sandstone outcrops occurring on the northern to north-eastern border fence. The soil on site is classed

as “imperfectly drained sand soil”. The limitations of the soils is that they may be highly erodible. Removal of vegetation

(which has a binding action on underlying soils) could lead destabilization of sandy sediment leading to erosion. Care

must be taken to ensure appropriate storm management measures are in place to prevent unnecessary erosion,

sedimentation and pollution in the area.

The internal roads and parking bays are proposed to be paved with permeable “green” pavers; this will lessen the

degree of soil compaction in these areas, improve stormwater absorption and soften the amount of hard surfacing

within the development. The road edges will have a concrete channel (150mmx150mm) between the kerb and the

edge of the paving and act as secondary “channels” for the stormwater. A stormwater attenuation pond (detention

pond) is proposed to be developed on the lower south eastern portion of the site to manage the amount of stormwater

generated by the development prior to its release into the existing municipal network. Construction of internal roads




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and stormwater pond should take place prior to construction of buildings to assist with stormwater management and

erosion control during construction.

With suitable erosion protection and stormwater management measures in place, this impact is considered to be of

low significance

Dust Generation and Air Pollution

The proposed site is surrounded by residential developments, undeveloped land, school and university facilities and

an entertainment complex. Vehicles are the main source of air pollution in the immediate surrounding area. Sources of

dust generation during construction phase incudes removal of vegetation, excavation activities, general construction

activities, stockpiling and vehicle entrainment. Sources of volatiles (fumes) and particulate matter include fuels and

building materials.

The Particulate Matter concentration in the atmosphere will slightly increase due to the construction activities but will

be short lived. Dust generation will be within the acceptable dust fall rate (D < 600 mg/m2/day, 30-days average).

Care must be taken to ensure appropriate measures are in place to prevent unnecessary pollution in the area. With

mitigation measures in place the impact is rated as negative of low significance.

Soil and Water Resources

The property is located in quaternary catchment M20A in the Algoa Sub-Water Management Area, in the larger Fish

to Tsitsikamma Water Management Area. The site does not fall within aquatic CBA areas (ECBCP). There are no

wetlands or other watercourses present on the property and there are no rivers in close vicinity to the site. One natural

wetland system occurs 395 m west of the site. The proposed development site is located outside the catchment area

of the identified wetland and as such this wetland is not at risk of being impacted by the proposed development.

Sources of potential pollutants to soil and water resources include fuels, building materials, and waste materials. Care

must be taken to ensure measures are in place to correctly manage waste and prevent / respond to spills to prevent

unnecessary pollution the area. With suitable measures in place, the impact pollutants on soil and water during

construction is expected to be negative of low significance.

Land use

The property is owned by the applicant and is zoned for Special Purposes in terms of the Port Elizabeth Zoning Scheme

Regulations which allows for the development of hotel/s, recreation/resort facilities, tourist orientated and incidental

retail facilities and dwelling units/residential accommodation.

The site is currently vacant and undeveloped. It is used for quad biking and vagrants also occupy the site. Illegal

dumping is evident on site. The site is invaded by alien vegetation and is consequently a fire risk with a fire having

occurred in recent times (2009 / 2010). The small portion of intact natural vegetation occurring on site is of low

conservation value.




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The primary use (residential accommodation) will be aligned to the relevant Site Development Plan submission to

NMBM. The submission will provide for approximately 420 dwelling units in the form of residential blocks. The density

is motivated to be in line with the average density currently permitted in the Happy Valley and Summerstrand LSDFs.

The proposed height of 4 storeys aligns to the height permitted in the buffer area between the existing hotel

development at the Casino and of the existing residential development along Beach Road and Marine Drive and is

further aligned to the provisions of the Tall buildings policy and therefore that of the existing developments in the

residential areas. The proposed development will take place within the approved urban edge and consist of 420 units

contained in 30 blocks and developed to a height of 4 stories on an estimated 4.7 ha and will allow for 1.2 ha of open

space. The proposed development is therefore in line with international best practices as the development will take

place on a degraded site within the urban edge and will provide an additional 420 accommodation units on relatively

small area and will therefore assist in preventing urban sprawl.

The residential development is proposed to be a lifestyle development. Residents will have access to a clubhouse,

gym facilities, swimming pools and park spaces. The development will be equipped with security features including

electric fencing, CCTV monitoring cameras, security guards and access control. The residential development will offer

an attractive place of residence for families, elderly residents, professionals and holiday makers in the sort-after

Summerstrand suburb. 420 residential units will add to the rates received by the NMBM to maintain surrounding public

infrastructures and roads while providing economies of scale for internal services provided on site.

With mitigation in place, the change in land use from an undeveloped piece of land associated with vagrants, illegal

dumping, crime and alien vegetation into an upmarket development without security concerns and where indigenous

vegetation will be preserved, is rated as a positive impact of a medium high significance.

Noise generation

The surrounding area is characterised by typical residential activities which generate noise i.e. vehicles, school

grounds, residents. The ambient level of noise in the area is low. Sources of noise during construction include

construction personnel, vehicles and machinery. The noise generated is likely to be experience by those in the

immediate vicinity of the construction activity. With mitigation measures in place, the noise impacts during construction

are considered to be negative and of low significance. The 420-unit residential accommodation development will

generate noise typical of residential activities. This impact is rated as negative with low significance.

Traffic

Erf 3783 is located adjacent to Second avenue in Summerstrand. There are a number of residential complexes and

houses located on second avenue, as well as a NMMU campus and sports grounds, a primary school and the entrance

to the parking area of the Boardwalk entertainment complex. Second Avenue is a distributor road which links

Strandfontein Road with Marine Drive and traffic flow is currently controlled in this road by means of traffic circles. Bus

and minibus-taxi services operate along Second Avenue providing a transport service for residents, students and

domestic workers. Sidewalk facilities for pedestrians are also in place along Second avenue as well as a cycle-way

along the eastern side of second avenue.




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The traffic impact study analysed the current level of operating services (LOS) (operating condition that may occur at

an intersection with regards to accommodating various traffic volumes) of the intersections on second avenue (Marine

Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road). The La Roach / Strandfontein

intersection was also analysed. It was found that apart from La Roche / Strandfontein (LOS F) and Strandfontein /

Second avenue (LOS F), all intersections operate satisfactorily with no major capacity problems.

During construction phase, the source of additional volumes of traffic will include personnel vehicles, construction

vehicles and machinery. With mitigation measures in place, the impact of the construction phase on existing traffic

volumes is expected to be low.

During operational phase, the proposed development will comprise of 120 3-bed units, 180 2-bed units and 120 1-bed

units (accommodate approximately 840 people) and will be provided with a minimum of 720 parking bays on site. The

traffic impact study found that the proposed residential development would generate 312 trips during AM and PM Peak

hours.

Additional developments are proposed in the vicinity of the development site (Erf 3783) along 2nd avenue. Retail and

62 residential units are proposed on Erf 1298 and 1406 and access to this development is proposed from second

avenue next to the common boundary from Erf 3783. The development of additional retail space, a 158-room hotel,

office space and 45 residential units are proposed for the Boardwalk Mall Development.

In order to accommodate traffic flow on 2nd avenue, it is recommended that access to the proposed development is to

be accommodated via a traffic circle on second avenue. The costs of the construction of the traffic circle should be

apportioned between the developer, the NMBM and other developers s the traffic circle is the optimum configuration

in the long term once all developments are in place.

In order to accommodate the current traffic (improve the current LOS to LOS C or better) as well as the additional traffic

generated by the proposed development on Erf 3783, it is recommended that an additional southbound left-turn lane

on Strandfontein road at the Strandfontein Road / Second avenue intersection be put in place. It is also recommended

that an exclusive northbound left-turn only lane on Strandfontein road approaching La Roche Drive be put in place

(Refer to Traffic Impact Study, Appendix D4, Figure 22). The costs of these upgrades should be met by the NMBM.

The impact rating is provided for the proposed development on Erf 3783 only. The traffic impact occurring from the

proposed residential development is a cumulative impact. In the absence of a traffic circle and the additional turning

lanes recommended on Strandfontein road, the impact is rated as negative with a medium high significance. If the

measures recommended in the traffic impact study are put in place the cumulative traffic impact is rated as negative

with a medium significance.

Visual

The construction site and related activities will be visible from the Boardwalk entertainment complex, persons on

Second avenue, residents in the nearby residential complexes and houses and the NMMU campus.




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Construction will take approximately 3 years to complete. It is recommended that a portion of the 2.4 m boundary wall

is erected along the southern boundary (where the site is adjacent to 2nd avenue), during the early stages of the

construction phase, to mitigate the visual impacts of the construction phase. This impact during construction phase is

rated as negative of a medium significance with mitigation measures in place.

The design of the lifestyle development aims to be aesthetically pleasing and attract families, elderly residents,

professionals and holiday makers to the development. The primary use (residential accommodation) will be aligned to

the relevant Site Development Plan submission to NMBM. The proposed height of 4 storeys aligns to the height

permitted in the buffer area between the existing hotel development at the Casino and of the existing residential

development along Beach Road and Marine Drive and is further aligned to the provisions of the Tall buildings policy

and therefore to that of the existing developments in the residential areas.

The highest negative visual impact is likely to be experienced during the construction phase of the development.

However, because the residential development will be a permanent development, the visual impact of the development

during operational phase is rated as negative with a medium significance. This development will be residential, and it

will be designed to be aesthetically appealing in a way that will enhance the character of the local surrounding area.

This visual impact may therefore become negligible in the short – medium term as local residents become accustomed

to the new development in the area.

Heritage Resources

A Phase 1 Archaeological impact Assessment was carried out and found that the proposed development site is situated

within 1 km from the coast and falls within a sensitive archaeological area where materials such as shell middens and

archaeological sites may occur. Modern buildings (old Transnet buildings) (not older than 60 years) were on site but

demolished during the month of June following a demolition order from the NMBM. Historical household materials were

observed on the site of this demolition activity. The area between Summerstrand, Walmer and Schoenmakerskop was

covered with rubbish between 1893 – 1909 for the purpose of stabilising shifting dune sands and therefore it is possible

that more historical household items will be exposed once vegetation is removed and during construction works.

The site appears to be of low archaeological sensitivity, but heritage sites, materials and human remains may be

covered with vegetation and sand layers. Such sites, materials and remains may only be uncovered during construction

and the Eastern Cape Provincial Heritage Resources Authority (ECPHRA) or an archaeologist must be informed

immediately so that investigations can take place. A full Heritage impact assessment may be required by the ECPHRA

to assess all heritage resources on site.

With mitigation measures in place, the impact on heritage resources on site is considered to be a positive impact of

low significance as heritage resources will be unearthed, investigated by suitable specialists and removed to a

museum. If the mitigation measures are not put in place the impact on heritage resources is rated as a negative impact

of medium significance.




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Criminal activity in area

The proposed development site is currently undeveloped vacant and evidence of vagrants occupying Erf 3783 was

observed throughout the site during site walkovers. Construction of the residential development will result in any

vagrants occupying the site to move off to another area. Criminal activities on site and in the surrounding area of the

site due to the construction activities taking place cannot be ruled out, however mitigation measures will be put in place

to reduce the likelihood of this occurring. During operational phase the development will be equipped with security

measures (electric fencing, CCTV, security guards, access control). Mitigation measures will therefore be put in place

to reduce the likelihood of crime occurring. With measures in place the impact as rated as negative with a low

significance.

Fire Risk

With the occurrence of the high number of alien vegetation, the small section of fynbos and the large adjacent

undeveloped area and the current drought conditions in the NMBM, the risk of a fire on the proposed development site

is high.

Mitigation measures must be implemented to reduce the risk of a fire occurring on site during the construction and

operational phase. With effective mitigation / prevention measures in place the impact on the social and natural

environment as a result of an accidental fire started during the construction and operational phase is not likely to occur

and assessed as low.

Job creation

The expected value of the employment opportunities during construction phase is estimated to be R50 M with

approximately 25% of this value (R12.5 M) accruing to previously disadvantaged individuals over an estimated 3-year

construction period. The estimated value of employment opportunities during the first 10 years of operation is estimated

to be R10M with approximately 25% of this value (R2.5 M) accruing to previously disadvantaged individuals.

Approximately 5 permanent employment opportunities will be created during the operational phase of the development.

The creation of jobs during the construction and operational phase is rated as a positive impact of low significance

Conclusion

Erf 3783 is situated in Summerstrand, within the approved urban edge of the NMBM, and is surrounded by urban

development to the east, south and west. The site is located in close proximity of nearby NMBM infrastructure which

allows for the supply of services such as electricity, sewage services, stormwater services and water to be easily

accessible to the site. The site is also located close to shops, commuting routes, the airport and beaches.

No negative impacts of high significance are expected to occur on the site as a result of the proposed development,

before or after mitigation. The visual impact is considered to be negative of medium significance after mitigation in both

the construction and operational phase. The traffic impact during operational phase is a negative cumulative impact

with a medium high significance before mitigation. However, with the implementation of the traffic circle and the road

upgrades as recommended by the traffic impact study this impact can be reduced to a medium significance.




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Erf 3783 is currently vacant and has been plagued with associations with vagrants and illegal dumping. The vegetation

on site is no longer in pristine condition currently consists predominantly of alien invasive species (e.g. Eucalyptus and

Rooikrans). Discussions will be entered into with the NMBM regarding offsetting the 0.12 ha fynbos through the

provision of services to maintain fynbos in Happy Valley. The change in land use is considered to be a positive impact

of medium high-significance.

Taking the above into consideration, the proposed site is a suitable site on which to develop the proposed lifestyle

residential accommodation.


Nelson Mandela Bay Metropolitan Municipality, Eastern Cape DEDEAT Reference:ECm1/C/LN1&3/M/37-2018

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TABLE OF CONTENTS

EXECUTIVE SUMMARY .............................................................................................................. 1

TABLE OF CONTENTS ............................................................................................................. 12

LIST OF FIGURES ..................................................................................................................... 15

LIST OF TABLES ....................................................................................................................... 16

LIST OF APPENDICES .............................................................................................................. 17

LIST OF ABBREVIATIONS ....................................................................................................... 18

Section A: Activity information ................................................................................................. 2

1. ACTIVITY DESCRIPTION ............................................................................................... 2

2. FEASIBLE AND REASONABLE ALTERNATIVES .......................................................... 7

3. ACTIVITY POSITION ..................................................................................................... 13

4. PHYSICAL SIZE OF THE ACTIVITY ............................................................................. 14

5. SITE ACCESS ............................................................................................................... 15

6. SITE OR ROUTE PLAN ................................................................................................. 15

7. SITE PHOTOGRAPHS .................................................................................................. 17

8. FACILITY ILLUSTRATION ............................................................................................ 18



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9. ACTIVITY MOTIVATION ............................................................................................... 18

10. APPLICABLE LEGISLATION, POLICIES AND/OR GUIDELINES ................................ 20

11. WASTE, EFFLUENT, EMISSION AND NOISE MANAGEMENT .................................. 24

12. WATER USE .................................................................................................................. 27

13. ENERGY EFFICIENCY ................................................................................................. 27

SECTION B: SITE/AREA/PROPERTY DESCRIPTION ............................................................. 28

1. GRADIENT OF THE SITE ............................................................................................. 28

2. LOCATION IN LANDSCAPE ......................................................................................... 29

3. GROUNDWATER, SOIL AND GEOLOGICAL STABILITY OF THE SITE .................... 29

4. GROUNDCOVER .......................................................................................................... 31

5. LAND USE CHARACTER OF SURROUNDING AREA ................................................. 41

6. CULTURAL/HISTORICAL FEATURES ......................................................................... 44

SECTION C: PUBLIC PARTICIPATION .................................................................................... 46

1. ADVERTISEMENT ........................................................................................................ 46

2. CONTENT OF ADVERTISEMENTS AND NOTICES .................................................... 47

3. PLACEMENT OF ADVERTISEMENTS AND NOTICES ............................................... 47

4. DETERMINATION OF APPROPRIATE MEASURES ................................................... 48



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5. COMMENTS AND RESPONSE REPORT .................................................................... 48

6. AUTHORITY PARTICIPATION ...................................................................................... 48

7. CONSULTATION WITH OTHER STAKEHOLDERS ..................................................... 49

SECTION D: IMPACT ASSESSMENT ....................................................................................... 51

1. ISSUES RAISED BY INTERESTED AND AFFECTED PARTIES ................................. 51

2. IMPACTS THAT MAY RESULT FROM THE PLANNING AND DESIGN,

CONSTRUCTION, OPERATIONAL, DECOMMISSIONING AND CLOSURE PHASES AS WELL

AS PROPOSED MANAGEMENT OF IDENTIFIED IMPACTS AND PROPOSED MITIGATION

MEASURES ................................................................................................................................ 56

Planning and Design Phase – Alternative sites 1 and No Go alternative ............................................. 63

Construction Phase - Alternative site 1 (preferred site / activity and technology alternative) .......... 63

Operational Phase - Alternative site 1 (preferred site / activity and technology alternative) ............ 81

Decommissioning and closure Phase (Alternative (preferred alternative)) ......................................... 94

No Go Alternative ..................................................................................................................................... 95

3. ENVIRONMENTAL IMPACT STATEMENT ................................................................... 99

SECTION E. RECOMMENDATIONS OF PRACTITIONER................................................... 103

SECTION F: APPENDICES ..................................................................................................... 105



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LIST OF FIGURES

Figure 1: Location of Erf 3783 ....................................................................................... 3

Figure 2: Front Conceptual Perspective (Lyt Architecture, 2018) .............................. 4

Figure 3: Renders of proposed design (Lyt Architecture, 2018) ................................ 4

Figure 4: Comparative cost analysis ............................................................................ 9

Figure 5: Land use urban forms as adapted from GHV LSDF .................................. 11

Figure 6: Environmental zonation as adapted from GHV LSDF ............................... 11

Figure 7: National Vegetation as mapped by Mucina and Rutherford, 2012 and National

Ecosystem status .............................................................................................. 32

Figure 8. Vegetation on the property mapped as Driftsands Bypass Dunefield (NMBM

Bioregional Plan, 2015). .................................................................................... 33

Figure 9: Fynbos vegetation and White Milkwood trees occurring on site ............. 35

Figure 10: Critical Biodiversity areas in terms of the NMBM Bioregional Plan, 2014 and the

ECBCP, 2007 ...................................................................................................... 38

Figure 11: Land uses within 500m radius of site ....................................................... 43



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LIST OF TABLES

Table 1: Nelson Mandela Bay Conservation Assessment and Plan (2010) statistics of

vegetation types ................................................................................................ 34

Table 2: Impact Assessment Rating methodology .................................................... 59



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LIST OF APPENDICES

Appendix A: Site Plan (s)

Appendix B: Photographs

Appendix C: Facility Illustrations

Appendix D: Specialist Studies

Appendix E: Comments and Response report and details of public participation

Appendix F: Environmental Management Programme (EMPr)

Appendix G: Other information



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LIST OF ABBREVIATIONS

BAR Basic Assessment Report

CRR Comment and Response Report

DAFF Department of Agriculture, Fisheries and Forestry

DEDEAT Department of Economic Development, Environmental Affairs and Tourism

DWS Department of Water and Sanitation

DOT Department of Transport

ECPHRA Eastern Cape Provincial Heritage Resource Association

EMP Environmental Management Programme

GIS Geographic Information Systems

IAP Interested and Affected Party

IDP Integrated Development Plan

LSDF Local Spatial Development Framework

LOS Level of Operating Services

MAR Mean Annual Runoff

mamsl Metres above mean sea level

mm Millimetres

NEMA National Environmental Management Act (No 107 of 1998)

NEMWA National Environmental Management: Waste Act (No 59 of 2008)

NMBM Nelson Mandela Bay Metropolitan Municipality

NHRA National Heritage Resources Act (No 25 of 1999)

SANBI South African National Biodiversity Institute

SABS South African Bureau of Standards

SAHRA South African Heritage Resources Agency

SANS South African National Standards

SDF Spatial Development Framework

WMA Water Management Area

WWTW Waste Water Treatment Works

www.dedea.gov.za

“Innovation for Sustainable Development” t Floor Room 274 • Beacon Hill • Hockley Close • Kind William’s Town • 5600 | Private Bag X0054 • 5605 • Republic of South Africa

TeL; 043 605 7099• Fax: 043 605 7300 | Email: • Web: www.dedeat.gov.za VERSION 1 dated 8 December 2014

1

BASIC ASSESSMENT REPORT (For official use only)

File Reference Number:

Application Number:

Date Received:

Basic assessment report in terms of the Environmental Impact Assessment Regulations, 2014, promulgated

in terms of the National Environmental Management Act, 1998(Act No. 107 of 1998), as amended.

Kindly note that:

1. This basic assessment report is a standard report that may be required by a competent authority in terms of the EIA Regulations, 2014 and is meant to streamline applications. Please make sure that it is the report used by the particular competent authority for the activity that is being applied for.

2. The report must be typed within the spaces provided in the form. The size of the spaces provided is not necessarily indicative of the amount of information to be provided. The report is in the form of a table that can extend itself as each space is filled with typing.

3. Where applicable tick the boxes that are applicable or black out the boxes that are not applicable in the report. 4. An incomplete report may be returned to the applicant for revision. 5. The use of “not applicable” in the report must be done with circumspection because if it is used in respect of material

information that is required by the competent authority for assessing the application, it may result in the rejection of the application as provided for in the regulations.

6. This report must be handed in at offices of the relevant competent authority as determined by each authority. 7. No faxed or e-mailed reports will be accepted. 8. The report must be compiled by an independent environmental assessment practitioner (EAP). 9. Unless protected by law, all information in the report will become public information on receipt by the competent authority.

Any interested and affected party should be provided with the information contained in this report on request, during any stage of the application process.

10. A competent authority may require that for specified types of activities in defined situations only parts of this report need to be completed.

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Section A: Activity information

Has a specialist been consulted to assist with the completion of this section? YES NO

If YES, please complete form XX for each specialist thus appointed:

Any specialist reports must be contained in Appendix D.

A vegetation assessment and list of fauna was conducted in-house by CEN IEM Unit.

A wetland survey was carried out by SRK Consulting (Pty) Ltd.

A Traffic Impact Study was carried out by Engineering Advice & Services (Pty) Ltd A Heritage Screener Report was compiled by CTS Heritage An Archaeology study was carried out by Eastern Cape Heritage Consultants cc.

Land Planning input was provided by Route2EC Town Planning Strategies

A Services Report was compiled by Elwandle Consulting Engineers

See SECTION F: APPENDICES for Specialist Reports

1. ACTIVITY DESCRIPTION

Describe the activity, which is being applied for, in detail Overview of Proposed Development

Siyalanda Property Development (Pty) Ltd (Siyalanda / the applicant) is proposing to develop a lifestyle residential development

and associated infrastructure on Erf 3783 located in Summerstrand, Port Elizabeth, within the Nelson Mandela Bay Municipality

(NMBM) of the Eastern Cape Province. The preferred design entails the development of approximately 420 units.

The proposed development site is located on 2nd Avenue, adjacent to the Boardwalk Casino in the north-east, the NMMU sports

field in the west and the SANDF military base in the north west.

The approximate central coordinates of the site: 33°59'9.96"S; 25°39'19.13"E.

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Figure 1: Location of Erf 3783

Description of Site

Erf 3783 is approximately 4.729 hectares in extent. The proposed development site is currently zoned for Special Purposes

which permits the development of hotel, recreation / resort facilities, tourist oriented and incidental retail facilities and dwelling

units / residential accommodation.

Erf 3783 is located within the approved urban edge of the NMBM and is vacant. There were a few building structures in the

south – western corner of the property but these have been demolished upon receiving a demolition order from the Nelson

Mandela Bay Municipality.

Design and Layout

Lyt Architecture are the appointed architect designers for the proposed project. The residential development is proposed to be

a lifestyle development and the preferred layout plan consist of approximately 420 residential units. The preferred design entails

30 blocks, with each block being 4 stories high and consisting of twelve to sixteen units per block. At this stage the preferred

design of the residential development will comprise of approximately 120 single bedroom, 180 two-bedroom and 120 three-

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bedroom units, although these numbers may change as the plans are finalised. The lifestyle development is proposed to include

open park spaces, a clubhouse (which could include, inter alia, a small retail shop, coffee restaurant, conference rooms etc.),

gym facilities, swimming pools, and an entrance foyer. Security measures will also be put in place to ensure safety of residents.

Approximately 764 parking bays are proposed to be developed as per the requirements of the NMBM / Department of Transport

(DOT). The residential units are proposed to consist of 1 bedroom, 2 bedrooms or 3 bedrooms. The asking price will range from

approximately R750 000 (1 bed) to R2 000 000 (luxury 3 bed) (as estimated in 2018).

Figure 2: Front Conceptual Perspective (Lyt Architecture, 2018)

Figure 3: Renders of proposed design (Lyt Architecture, 2018)

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The proposed density (approximately 88 units per hectare) of the preferred design is motivated to be in line with the average

density currently permitted in the Happy Valley Local Spatial Development Framework (LSDF) and the Summerstrand LSDF

being high density residential development in the corridor abutting Beach Road and Marine Drive in the Humewood and

Summerstrand allotment areas and abutting Boardwalk development.

The proposed height of 4 storeys aligns to the provisions of the Tall Buildings Policy as well as to the same height permitted as

the buffer area between the existing hotel development at the Casino and that of the existing residential developments along

Beach Road and Marine Drive.

Reticulation infrastructure will be installed to provide electricity, water and sewage services to the residential development. The

structural and civil engineers appointed for the proposed project are Elwandle Consulting Engineers. The electric engineers

appointed for the proposed project are Triocon Consulting Engineers (Pty) Ltd t/a NAKO TRIOCON.

Electrical supply

The overall electrical demand for the residential development is estimated to be 1700 kVA. Electricity will be supplied from

NMBM infrastructure. The NMBM have confirmed that their existing MV network has sufficient capacity to supply the proposed

development during internal meetings held between the NMBM, the applicant and the electric engineer.

The internal electrical reticulation will consist of three MV substations installed by the NMBM. The substations will be brick

buildings. The LV reticulation will be installed by the NMBM. Cables will run from the MV substations below ground in sleeves

and under had surfaces (i.e. roads) to customer distribution units (CDU’s) / kiosks. A CDU will be installed at each block. Cabling

will then be installed by the electrician from the kiosk to a distribution board inside each block.

All lighting installed will be energy efficient (i.e. LED / compact fluorescent). Heat pumps will be installed for the provision of hot

water.

Sewer Reticulation

The Sewer design requirements published by Sewage Division, 1996 (City of Port Elizabeth) were used to calculate the design

requirements of the sewer reticulation required for the proposed development. This document is made available in Appendix

G4.

It has been calculated that approximately 168 Kl sewage will be generated from the development per day.

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A municipal bulk sewer line, with a 600mm diameter sewer pipe, crosses the site in a registered servitude and then turns off

the site and runs down 2nd Avenue.

The sewage generated onsite is proposed to be collected in internal underground sewer pipes and gravitate towards the south

eastern corner of the site into a new connection which will feed into the existing 600mm bulk sewer line. Each building is

proposed to have two dedicated drainage connections feeding into the main internal sewer lines. The internal sewage lines will

comprise of 110, 160 and 200 mm diameter sewer pipes. The municipal bulk sewage line flows towards Cape Recife Treatment

works.

Stormwater Management

The internal stormwater network will be designed to accommodate a storm up to a 1:100 recurrence interval. The NMBM

requirements for the stormwater discharge from the site only allows for a storm equivalent to a 1:2 year recurrence interval to

be discharged into the existing piped NMBM stormwater system. To accommodate the NMBM requirements, a stormwater

attenuation pond (detention pond) will be developed on the site to manage the amount of stormwater generated by the

development prior to its release into the existing municipal network. The calculations used to estimate the stormwater 1 in 2

year response, 1 in 100 year response and the pond sizing is provided in Appendices G1, G2 and G3.

Stormwater runoff will gravitate towards the pond via a series of underground pipework and overland channels. The internal

roads will act as secondary “channels” for the stormwater. Channels will be built in the centre of the roads between the buildings

to gravitate stormwater towards the lower areas of the site, from where the water will be piped to the pond.

The attenuation pond is proposed to be an estimated 1000m² in size (1000m³) with an estimated 1 million litre capacity. The

attenuation pond is proposed to be developed in the south eastern corner of the site and will have a secondary function by

serving as an internal recreational park space for the residents.

To assist in keeping the detention pond dry and reducing the risk of pests (i.e. mosquitoes), channels may be added into the

pond to convey additional water during storms. All stormwater generated by the proposed development will discharge into the

attenuation pond before slowly draining into the existing NMBM popped stormwater network located in 2nd avenue.

Due to existing stormwater infrastructure on the site as well as the site contours, the stormwater pipes will be laid at a shallow

depth. The municipal stormwater network continues towards the beachfront where the stormwater is released into the Indian

Ocean.

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Water Supply

The total average daily demand for the proposed residential development has been calculated as 168 Kl based on the SANS

10252 part 1 guidelines. A 250 mm water main is located adjacent to the proposed site on the Southern side of 2nd Avenue.

Capacity of this water main to supply the proposed development will need to be confirmed with the NMBM.

A water connection (160mm class 12 UPVc pipe) is proposed to be established at this water main to supply water to the

development. Internal water pipes (90, 110 and 160mm UPVc class 12 pipes) will supply water to the various buildings. Each

housing block will have a dedicated water connection point for domestic and fire supply.

Access and Internal Roads

Access to the development is proposed to be from 2nd Avenue next to the common boundary with Erf 3783. Access to and

from the site will be via a traffic circle that will be put in place to accommodate traffic flow on 2nd Avenue as per recommendations

of the Traffic impact study.

The internal roads are proposed to be paved with a possible integration of green pavers to improve stormwater absorption as

well as to soften the amount of hard surfacing within the development. The road edges will have a concrete channel

(150mmx150mm) between the kerb and the edge of the paving.

Conclusion

In terms of the National Environmental Management Act, 1998 (Act No. 107 of 1998) (NEMA) and the 2014 Environmental

Impact Assessment (EIA) regulations (as amended, 2017), the proposed development requires an environmental authorisation

to be issued by the Eastern Cape Department of Economic Development, Environmental Affairs and Tourism (DEDEAT) before

development can commence.

2. FEASIBLE AND REASONABLE ALTERNATIVES

“alternatives”, in relation to a proposed activity, means different means of meeting the general purpose and requirements of the activity, which may include alternatives to— (a) the property on which or location where it is proposed to undertake the activity; (b) the type of activity to be undertaken; (c) the design or layout of the activity; (d) the technology to be used in the activity;

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(e) the operational aspects of the activity; and (f) the option of not implementing the activity.

Describe alternatives that are considered in this application. Alternatives should include a consideration of all possible

means by which the purpose and need of the proposed activity could be accomplished in the specific instance taking

account of the interest of the applicant in the activity. The no-go alternative must in all cases be included in the

assessment phase as the baseline against which the impacts of the other alternatives are assessed. The determination

of whether site or activity (including different processes etc.) or both is appropriate needs to be informed by the specific

circumstances of the activity and its environment. After receipt of this report the competent authority may also request

the applicant to assess additional alternatives that could possibly accomplish the purpose and need of the proposed

activity if it is clear that realistic alternatives have not been considered to a reasonable extent.

Alternative Layout 2 An alternative layout plan was requested to be submitted by the Eastern Cape Department of Economic Development,

Environmental Affairs and Tourism which seeks to conserve some of the biodiversity on site. The NMBM have requested

that the CBA network aligns with areas demarcated as Public Open Space and that the layout of the site ensures that all

proposed structures are located so that they have minimal impact on the CBA network. In response, alternative layout 2

was compiled by the architects. See Appendix A4.

The greatest portion of Erf 3783, with exception of the area where the old Transnet buildings were located on the south-

west, and sections in the far east to south-east, falls within a Critical Biodiversity Area (CBA) as defined in the NMBM

Bioregional Plan. The NMBM Bioregional Plan (2015) classifies the vegetation on site as Driftsands Bypass Dunefield

(Ecosystem status: endangered).

The site was ground truthed by the vegetation specialist. Overall the site was found to be dominated with alien invasive

trees with remnant fynbos patches occurring north east of the site occupying approximately 1200m2 (0.12 ha) of the 4.7

ha site. The remnant patches of vegetation on site was described by the specialist as more closely resembling Driftsands

Dune Fynbos vegetation (i.e. grasses dominant with a reduced shrub component, in places) and St Francis Dune

Fynbos Thicket Mosaic vegetation. Driftsands Dune Fynbos vegetation and St Francis Dune Fynbos Thicket Mosaic

vegetation both have an ecosystem status of endangered. In terms of the Nelson Mandela Bay Conservation Assessment

and Plan (2010), the final target of Driftsands Dune Fynbos Vegetation is 581 ha; the final target of St Francis Dune

Fynbos Thicket Mosaic vegetation is 615.8 ha.

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The vegetation on site was described by the specialist as degraded and transformed with a moderate to high density /

level of invasion by alien Acacias and Eucalypts, and of low conservation value – in terms of its underrepresentation of

the plant species richness and vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic

vegetation. Furthermore, the fynbos on site is already fragmented; it does not connect to any fynbos corridor in any

direction and it is interspersed with a number of alien vegetation plants. See Appendix D2: Vegetation Assessment

The only biodiversity on site, and that which is representative of the CBA network, which could be conserved is the 1200

m2 of fynbos vegetation occurring on the site and as such, the alternative layout 2 plan includes the conservation of this

1200 m2 fynbos. However, by conserving this vegetation, three buildings (42 residential units) would not be developed,

and this would effectively reduce the development size by 10%. Due to large fixed costs such as the land and the common

facilities proposed for the lifestyle development, the exclusion of these three buildings has severe negative consequences

on the viability of the project.

Comparative calculations were compiled for the preferred alternative and alternative 1. These are provided in the Figure

4 below.

Figure 4: Comparative cost analysis

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The figure shows that the profit per unit will be reduced by 50% because the cost of the services, common facilities and

building costs per unit will be increased. The preferred layout plan (420 units) will make an estimated profit of R 30 M,

while alternative layout 2 will make an estimated profit of R14M. With regards to this site, alternative layout 2 will not be

economically feasible.

The fynbos vegetation, estimated 0.12 ha in extent, is of low conservational value and retaining this area will effectively

reduce the profit by R16 M and render the project not feasible. Furthermore, to ensure the functioning of the fynbos

system, measures such as mowing and / or smoking the fynbos would be required; the growing conditions of the

vegetation will be also be altered by being surrounded by 4 storey buildings, for example shadow effects, and the long

term effects of this on the vegetation is unclear. Conserving such a small area of fynbos, which is already fragmented

and interspersed with alien vegetation, will be difficult and costly to implement and the entire development would not be

feasible. With regards to sustainable development, the economic loss of not developing on this site far outweighs the

value of conserving 0.12 ha of already fragmented fynbos vegetation.

As such alternative layout 2 will not be assessed any further in this assessment.

The preferred layout plan will have a minor affect the final target of St Francis Dune Fynbos Thicket Mosaic (current is

615.8 ha; after the proposed development the target will be 615.68 ha). The preferred layout plan seeks to, where

possible, transplant Milkwood trees on site in open space areas. All fauna and flora species of conservational concern

will be searched and rescued prior to site clearing. Any flora species of special concern, which can successfully be

transplanted as per recommendations of a vegetation specialist, will be planted in the open space areas of the lifestyle

development. See Section D: Impact Assessment

The proposed site falls within the Greater Happy Valley Local Development Spatial Framework (GHV LSDF) planning

areas. With regards to land use, the GHV LSDF indicates that Happy Valley, situated north and North West of Erf 3783,

is a no-go environmental area meaning that it is not intended for a land use change and the area must remain natural

(See Figure 5 below).

The environmental zonation of Happy Valley is categorised as a No-Go zone in terms of the LSDF, which means that

only land uses which are complimentary with conservation should be allowed in these areas (See Figure 6 below).

Environmental restoration activities identified for Happy Valley includes alien vegetation removal, erosion control and

improved drainage control.

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Figure 5: Land use urban forms as adapted from GHV LSDF

Figure 6: Environmental zonation as adapted from GHV LSDF

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This Happy Valley area forms part of the CBA network identified in the NMBM Bioregional plan and the vegetation in the

area is classified as Driftsands Bypass Dunefield (Ecosystem status: Endangered) and St Francis Dune Fynbos Thicket

Mosaic vegetation (Ecosystem status: Endangered) and Humewood Dune Fynbos (Ecosystem status: Critically

Endangered) in the NMBM Bioregional Plan (2015).

The developer has committed to enter into discussions with the NMBM regarding offsetting the 0.12 ha of fynbos removed

on site, through the provision of ongoing services that will be required to assist with managing this no-go environmental

area in Happy Valley. Services could include, for example, monthly alien vegetation removal and maintaining fire breaks

in the Happy Valley area. In the discussions, these services will be proposed to be provided a minimum duration five

years. These proposed services, if implemented, could contribute to the long term management of endangered and

critically endangered fynbos vegetation types occurring in the Happy Valley area, and the Bioregional CBA; this identified

area has a higher conservational value than the fynbos currently existing on Erf 3783. These proposed long term services

could also assist with achieving the conservation targets of these vegetation types.

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Discussions with the NMBM regarding a proposed offset in the Happy Valley area have been initiated during this basic

environmental assessment process and the NMBM environmental management representative is in agreement with such

a proposal in an attempt to manage biodiversity in the Bioregional CBA. Establishing an environmental forum with the

developer, representatives of the NMBM and existing developers in the GHB LSDF planning area would be a first step.

Future developers within the GHF LSDF planning development area could also be encouraged to discuss similar

contributions with the NMBM, to assist with long term management of the intact fynbos vegetation in the Happy Valley

area.

Paragraphs 3 – 13 below should be completed for each alternative.

3. ACTIVITY POSITION

Indicate the position of the activity using the latitude and longitude of the centre point of the site for each alternative site. The co-ordinates should be in degrees and decimal minutes. The minutes should have at least three decimals to ensure adequate accuracy. The projection that must be used in all cases is the WGS84 spheroid in a national or local projection. List alternative sites if applicable. Alternative:

Latitude (S): Longitude (E):

Alternative S11 (preferred or only site alternative)

33° 59.201' 25° 39.328'

Alternative S2 (if any)

Alternative S3 (if any) In the case of linear activities:

Alternative: Latitude (S): Longitude (E): Alternative S1 (preferred or only route alternative)

• Starting point of the activity o ‘ o ‘

• Middle point of the activity o ‘ o ‘

• End point of the activity o ‘ o ‘


1 “Alternative S..” refer to site alternatives.

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For route alternatives that are longer than 500m, please provide an addendum with co-ordinates taken every 250 meters along the route for each alternative alignment.

4. PHYSICAL SIZE OF THE ACTIVITY

Indicate the physical size of the preferred activity/technology as well as alternative activities/technologies (footprints): Alternative: Size of the activity:

Alternative A12 (preferred activity alternative) (Developed hard footprint including 30 blocks, sidewalks, paving, gate house, club house, gym facility, road way)

25,429 m2

Parking Bays 9990 m2

Total 35419 m2

Alternative A2 (if any) m2


or, for linear activities: Alternative: Length of the activity:

Alternative A1 (preferred activity alternative) m

Alternative A2 (if any) m

Alternative A3 (if any) m

Indicate the size of the alternative sites or servitudes (within which the above footprints will occur):

2 “Alternative A..” refer to activity, process, technology or other alternatives.

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Alternative: Size of the site/servitude:

Alternative A1 (preferred activity alternative) 47293.89 m2



5. SITE ACCESS

Does ready access to the site exist? YES NO

If NO, what is the distance over which a new access road will be built m

Describe the type of access road planned:

A traffic circle will be put in place at the entrance of the site to accommodate traffic flow on Second avenue

and to and from the site.

Refer to Appendix A1 – Site Plan

Refer to Appendix D4 – Traffic Impact Study

Include the position of the access road on the site plan and required map, as well as an indication of the road in relation to the site.

6. SITE OR ROUTE PLAN

A detailed site or route plan(s) must be prepared for each alternative site or alternative activity. It must be attached as Appendix A to this document. The site or route plans must indicate the following: 6.1 the scale of the plan which must be at least a scale of 1:500;


Refer to Appendix A2 – Services Layout plan

6.2 the property boundaries and numbers of all the properties within 50 metres of the site;

The following properties are indicated:

▪ Sandhurst complex

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▪ NMU Business School (Erf 1298)

▪ Board walk (Erf 3456)

▪ Natural area / SANDF (Erf 1218)

▪ Sports fields (Erf 1406)


6.3 the current land use as well as the land use zoning of each of the properties adjoining the site or sites;

▪ Current zoning (Special purposes)

▪ Sandhurst complex (Res 2)

▪ NMU Business School (Special purposes)

▪ Board walk (Special purposes)

▪ Natural area / SANDF (Special purposes)

▪ Sports fields (Special purposes)


6.4 the exact position of each element of the application as well as any other structures on the site;

▪ Traffic circle, access roads, internal roads

▪ Infrastructure for transmission / distribution of electricity

▪ Stormwater, water and sewage infrastructure



6.5 the position of services, including electricity supply cables (indicate above or underground), water supply

pipelines, boreholes, street lights, sewage pipelines, storm water infrastructure and telecommunication

infrastructure;



6.6 all trees and shrubs taller than 1.8 metres;

▪ The majority of trees and trees taller than 1.8 metres are alien invasive species (i.e.

Eucalyptus species, Acacia saligna, Acacia cyclops)

▪ There are a number of Sideroxylon inerme subsp. inerme (White Milkwood) trees on site


6.7 walls and fencing including details of the height and construction material;


6.8 servitudes indicating the purpose of the servitude;



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6.9 sensitive environmental elements within 100 metres of the site or sites including (but not limited thereto):

▪ rivers; ▪ the 1:100 year flood line (where available or where it is required by DWA); ▪ ridges; ▪ cultural and historical features; ▪ areas with indigenous vegetation (even if it is degraded or invested with alien species);

▪ Milkwood trees (Sideroxylon inerme ) and remnants of fynbos vegetation

▪ Nearest wetland is 395 m from site boundary; site is not located in catchment area of

wetland (See Appendix D1)

• Refer to Appendix A1 – Site Plan

6.9 for gentle slopes the 1 metre contour intervals must be indicated on the plan and whenever the slope of the site

exceeds 1:10, the 500mm contours must be indicated on the plan; and



6.10 the positions from where photographs of the site were taken.

Description Latitude (South) Longitude (East)

Centre of site 33° 59.201' 25° 39.328'

Milkwood (western boundary) 33° 59.211' 25° 39.278'

Milkwood (western boundary) 33° 59.233' 25° 39.289'

Milkwood (centre of site) 33° 59.176' 25° 39.327'

Fynbos (north east corner) 33° 59.130' 25° 39.347'




7. SITE PHOTOGRAPHS

Colour photographs from the centre of the site must be taken in at least the eight major compass directions with a

description of each photograph. Photographs must be attached under Appendix B to this form. It must be

supplemented with additional photographs of relevant features on the site, if applicable.

See Appendix B

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8. FACILITY ILLUSTRATION

A detailed illustration of the activity must be provided at a scale of 1:200 as Appendix C for activities that include structures. The illustrations must be to scale and must represent a realistic image of the planned activity. The illustration must give a representative view of the activity.

See Appendix C

9. ACTIVITY MOTIVATION

9(a) Socio-economic value of the activity

What is the expected capital value of the activity on completion? Unknown

What is the expected yearly income that will be generated by or as a result of the activity? Unknown

Will the activity contribute to service infrastructure? YES NO

Is the activity a public amenity? YES NO

How many new employment opportunities will be created in the development phase of the

activity?

+/- 25 %

What is the expected value of the employment opportunities during the development

phase?

R 50 m

What percentage of this will accrue to previously disadvantaged individuals? +/- 25 %

How many permanent new employment opportunities will be created during the

operational phase of the activity?

+/- 5

What is the expected current value of the employment opportunities during the first 10

years?

R10 m

What percentage of this will accrue to previously disadvantaged individuals? +/- 25 %

9(b) Need and desirability of the activity

Motivate and explain the need and desirability of the activity (including demand for the activity): Erf 3783 is situated in Summerstrand, within the approved urban edge of the NMBM, and is surrounded by

urban development to the east, south and west. Undeveloped, natural areas occur north / north-west of the site

in the direction of the SANDF Algoa Military Base.

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Due to the prime location of the site, nearby NMB infrastructure is in place to supply the required electricity to

the development. Municipal water, stormwater and sewage infrastructure is already in place in 2nd avenue

(adjacent to the site), which will allow for the site to be supplied with the required sewage and water services.

Erf 3783 is currently vacant and has been plagued with associations with vagrants, illegal dumping, crime,

waste, alien vegetation and a quad bike track. There is currently evidence of vagrants occupying the site and

there is evidence of illegal dumping taking place on the site. The vegetation on site is no longer in pristine

condition due to past and current disturbances and currently consists predominantly of alien invasive species

(e.g. Eucalyptus and Rooikrans).

The proposed development will provide additional quality residential accommodation in Summerstrand - a

unique, sought-after suburb in Port Elizabeth. The proposed site is situated within walking distance to Shark

Rock Beach and is situated in close proximity to schools (i.e. Summerwood school, Pearson School), shopping

centers, filling stations, major commuting routes (i.e. Settlers Way) and the airport.

Taking the above into consideration, the proposed site is a suitable site on which to develop residential

accommodation.

Indicate any benefits that the activity will have for society in general:

Additional accommodation will be provided in the Summerstrand area including 120 3-bed units, 180 2-bed units

and 120 1-bed units. Residents will have access to a clubhouse (which could include, inter alia, a small retail

shop, coffee restaurant, conference rooms etc.), gym, swimming pools, park spaces, and an entrance foyer.

The residential development will offer a secure living environment, equipped with electric fencing, CCTV with

artificial intelligence monitoring cameras, security guards and access control. 420 residential units will add to the

rates received by the NMBM to maintain surrounding public infrastructures and roads while providing economies

of scale for internal services provided on site.

Indicate any benefits that the activity will have for the local communities where the activity will be located:

The residential development is proposed for Erf 3783 in Summerstrand. Summerstrand is a sought-after suburb

in Port Elizabeth. The site is located within close proximity to the beach, to schools, shopping centers and

commuting routes. The residential development will be equipped with security features, a clubhouse, gym facility

and landscaped gardens thereby making it an attractive place of residence for families, elderly residents, and

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professionals. The proposed development could also be an attractive option for those wanting to secure a holiday

home on the beach front. It will turn a derelict piece of land associated with vagrants, illegal dumping, crime,

alien vegetation and a quad bike track into an upmarket development without security concerns were indigenous

vegetation will be preserved in green areas where it can be properly appreciated.

10. APPLICABLE LEGISLATION, POLICIES AND/OR GUIDELINES

List all legislation, policies and/or guidelines of any sphere of government that are applicable to the application as contemplated in the EIA regulations, if applicable:

Title of legislation, policy or guideline: Administering authority: Date: Public Participation 2010, Integrated Environmental Management

Guideline Series 7

Department of Environmental Affairs 2012

Land Use Planning Ordinance 15 of 1985 (LUPO, 15, 1985) Nelson Mandela Bay Municipality: Human

Settlements Directorate; Land Planning and

Management sub-directive; Executive Director:

Housing and Land; Executive Director:

Environmental Services; Executive Director:

Infrastructure and Engineering; Executive

Director: Electricity and Energy

1985

Spatial Planning and Land Use Management Act (No. 16 of 2013) Nelson Mandela Bay Municipality 2013

National Heritage Resources Act 25 of 1999 South African Heritage Resources Agency 1999

Eastern Cape Nature and Environmental Conservation Ordinance

19 of 1974

Department of Economic Development and

Environmental Affairs (DEDEA) - Eastern

Region

1974

National Environmental Management: Biodiversity Act (No. 10 of

2004)

EC Department of Economic Development,

Environmental Affairs and Tourism (DEDEAT)

2004

Eastern Cape Biodiversity Conservation Plan Handbook, 2007 EC Department of Economic Development,

Environmental Affairs and Tourism (DEDEAT)

2007

Nelson Mandela Bay Conservation Assessment and Plan, 2009 Nelson Mandela Bay Municipality 2009

Eastern Cape Groundwater Plan, 2003 Department of Water Affairs 2003

National Environmental Management: Protected Areas Act (No.

57 of 2003), as amended, 2014


Classification and definition of protected areas and conservation

areas.


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Title of legislation, policy or guideline: Administering authority: Date: Nelson Mandela Bay Municipality Bioregional Plan Nelson Mandela Bay Municipality 2014

National Water Act (Act 36 of 1998) Department of Water and Sanitation 1998

National Environmental Management Act, 1998 (No. 107 of 1998)

(NEMA)


GN R 325: Listing Notice 2: National Environmental Management

Act (107/1998): Environmental Impact Assessment Regulations,

2014 (as amended 2017). List of activities and competent

authorities identified in terms of sections 24 (2) and 24 D

Not applicable to proposed project


GN R 326 National Environmental Management Act (107/1998):

Environmental Impact Assessment Regulations, 2014 (as

amended 2017)


GN R. 327: Listing notice 1: National Environmental Management


2014 (as amended 2017)

Department of Economic Development,

Environmental Affairs and Tourism (DEDEAT) -

Cacadu Region

2017

GNR.327 - Activity 11

The development of facilities or infrastructure for the transmission

and distribution of electricity-

(i) Outside urban areas or industrial complexes with a

capacity of more than 33 kilovolts; or

(ii) Inside urban areas or industrial complexes with a

capacity of 275 kilovolts or more;

Excluding the development of bypass infrastructure for the

transmission and distribution of electricity where such bypass

infrastructure is –

(a) Temporarily required to allow for maintenance for

existing infrastructure;

(b) 2 kilometres or shorter in length

(c) Within an existing transmission line servitude; and

(d) Will be removed within 18 months of the

commencement of development

Activity Description

The site is situated within the approved urban edge of the NMBM; however, it is not built up to the North and may be considered fall outside an urban area. The overall electrical demand for the

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Title of legislation, policy or guideline: Administering authority: Date: residential development is estimated to be 1700 kVA. Electricity will be supplied from existing Nelson Mandela Bay MV network infrastructure. The internal electrical reticulation will consist of three MV substations installed by the NMBM. The substations will be brick buildings. The LV reticulation will be installed by the NMBM. Cables will run from the MV substations below to CDUs.

GNR. 327 - Activity 27

The clearance of an area of 1 hectares or more, but less than 20

hectares of indigenous vegetation, except where such clearance

of indigenous vegetation is required for-

i. The undertaking of a linear activity; or

Maintenance purposes undertaken in accordance with a

maintenance management plan

The proposed site is approximately 5 hectares. The vegetation occurring on most of the site has been mapped as Algoa Sandstone Fynbos by Mucina and Rutherford, 2012. The site falls within a terrestrial CBA as mapped by the ECBCP, 2007 and the NMB Bioregional Plan, 2014. More than 1 hectares of vegetation will be cleared.

GN R. 324: Listing notice 3: National Environmental Management


2014 (as amended 2017)

Department of Economic Development,

Environmental Affairs and Tourism (DEDEAT) -

Cacadu Region

2017

GNR. 324 - Activity 4 The development of a road wider than 4 metres with a reserve less than 13.5 metres.

a. Eastern Cape i. Outside urban areas:

(ee) in Critical biodiversity areas as identified in systematic biodiversity plans adopted by the competent authority or in bioregional plans. Activity Description The site is situated within the approved urban edge of the NMBM; however, it is not built up to the North and may be considered fall outside an urban area. The proposed site is situated within a CBA as mapped by the ECBCP, 2007 and the NMB Bioregional Plan, 2014. The proposed

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Title of legislation, policy or guideline: Administering authority: Date: development entails residential apartment buildings with internal roads, and parking bays. The internal roads will have a reserve of less than 13.5 metres. This activity will be included as a precautionary approach.

GNR. 324 - Activity 12 The clearance of an area of 300 square metres or more of indigenous vegetation except where such clearance of indigenous vegetation is required for maintenance purposes undertaken in accordance with a maintenance management plan.

a. Eastern Cape Within critical biodiversity areas identified in bioregional plans.


The site is approximately 5 hectares in extent and falls within a CBA as mapped by the ECBCP, 2007 and the NMB Bioregional Plan, 2014. More than 300 square metres or more of indigenous vegetation is

expected to be cleared.

GNR. 324 - Activity 18

The widening of a road by more than 4 metres, or the lengthening

of a road by more than 1 kilometre.

a. Eastern Cape

i. Outside urban areas:

(ee) Critical biodiversity areas as identified in systematic

biodiversity plans adopted by the competent authority or in

bioregional plans.


The site is situated within the approved urban edge of the NMBM; however, it is not built up to the North and may be considered fall outside an urban area. The proposed site is situated within a CBA as mapped by the ECBCP, 2007 and the NMB Bioregional Plan, 2014. Access to the site will be from Second avenue. A traffic circle is proposed to be established to accommodate traffic flow. A separate left turn slip lane on the eastbound approach may be required.

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Title of legislation, policy or guideline: Administering authority: Date: This activity is included as a precautionary approach.

11. WASTE, EFFLUENT, EMISSION AND NOISE MANAGEMENT

11(a) Solid waste management

Will the activity produce solid construction waste during the construction/initiation

phase?

YES NO

If yes, what estimated quantity will be produced per month? +/- 100 m3

How will the construction solid waste be disposed of (describe)?

Excavated material that is generated during site clearing will be used for fill material and levelling the site.

Waste receptacles will be provided on site and maintained for the duration of the construction phase.

Waste receptacles will be provided for the disposal of general waste. General waste will be disposed of

at a suitable registered and licensed waste disposal facility e.g. Arlington Landfill site. Where possible,

general waste will be re-used or recycled.

Waste receptacles will be placed on site for the disposal of hazardous waste. Hazardous waste will be

removed off site and disposed at a suitable registered and licensed waste disposal facility e.g. Koedoos

Kloof.

Where will the construction solid waste be disposed of (describe)?

General waste will be removed off site and disposed at Arlington Landfill site.

Hazardous waste will be removed off site and disposed at Koedoos Kloof.

Will the activity produce solid waste during its operational phase? YES NO

If yes, what estimated quantity will be produced per month?

The residential development will consist of approximately 120 3-bed units, 180 2-bed

units and 120 1-bed units. Therefore 840 people will be provided with accommodation.

Each person is estimated to generate ̴ 0.5 m3 waste per month.

+/- 420 m3

How will the solid waste be disposed of (describe)?

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Each block will be provided with a refuse storage area and suitable waste receptacles. The refuse storage

area will be bunded and consist of non-permeable floors. The refuse will be collected from the refuse

storage areas on a weekly basis. The collection will take place either by using an in-house service, where

the waste will be moved to a central collection point for collection by the Nelson Mandela Bay Municipality;

alternatively, the NMBM will collect the waste from the refuse storage areas provided at each block.

Should recycling take place at the residential development, each storage area will be equipped with a

recycling receptacle and a suitable service provider (i.e. Recycle Yourself, Greencycle) will be paid a

monthly fee to collect the recyclable waste generated, either at a central collection point or from the refuse

storage area provided at each block.

Where will the solid waste be disposed if it does not feed into a municipal waste stream (describe)?

The waste will feed into the municipal waste stream.

If the solid waste (construction or operational phases) will not be disposed of in a registered landfill site

or be taken up in a municipal waste stream, then the applicant should consult with the competent authority

to determine whether it is necessary to change to an application for scoping and EIA.

Can any part of the solid waste be classified as hazardous in terms of the relevant

legislation?

YES NO

If yes, inform the competent authority and request a change to an application for scoping and EIA.

Is the activity that is being applied for a solid waste handling or treatment facility? YES NO

If yes, then the applicant should consult with the competent authority to determine whether it is necessary

to change to an application for scoping and EIA.

11(b) Liquid effluent

Will the activity produce effluent, other than normal sewage, that will be disposed of in a

municipal sewage system?

YES NO

If yes, what estimated quantity will be produced per month? m3

Will the activity produce any effluent that will be treated and/or disposed of on-site? Yes NO

If yes, the applicant should consult with the competent authority to determine whether it is necessary to

change to an application for scoping and EIA.

Will the activity produce effluent that will be treated and/or disposed of at another facility? YES NO

If yes, provide the particulars of the facility:

Facility name:

Contact person:

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Postal address:

Postal code:

Telephone: Cell:

E-mail: Fax:

Describe the measures that will be taken to ensure the optimal reuse or recycling of waste water, if any:

11(c) Emissions into the atmosphere

Will the activity release emissions into the atmosphere? YES NO

If yes, is it controlled by any legislation of any sphere of government? YES NO

If yes, the applicant should consult with the competent authority to determine whether it

is necessary to change to an application for scoping and EIA.

If no, describe the emissions in terms of type and concentration:

During construction, vegetation will be cleared. The clearing of vegetation will give rise to dust in the form

of windblown dust and dust via vehicle entrainment and construction works. Fumes will be emitted from

construction vehicles. The Particulate Matter concentration in the atmosphere will slightly increase due to

the construction activities and this slight increase will be of short duration. The amount of emissions

expected will be very small and will not trigger any of the listed activities promulgated 1 November 2013

(GN R. 893) in terms of Section 21(1) b of the National Environmental Management: Air Quality Act (No

of 2004) as amended. Furthermore, the emissions will be within the acceptable dust fall rate (D < 600

mg/m2/day, 30-days average) as according to the Dust Control Regulations promulgated 1 November

2013 (GN R. 827) in terms of the National Environmental Management: Air Quality Act (No of 2004) as

amended.

11(d) Generation of noise

Will the activity generate noise? YES NO

If yes, is it controlled by any legislation of any sphere of government? YES NO

If yes, the applicant should consult with the competent authority to determine whether it

is necessary to change to an application for scoping and EIA.

If no, describe the noise in terms of type and level:

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Noise will be generated during the construction phase of the activity. The source of the noise will include

construction vehicles, generator noise, pressure hammers and construction worker’s voices, etc. These

noise levels will be very short lived and, with mitigation measures in place, are not assessed to be a

nuisance.

12. WATER USE

Please indicate the source(s) of water that will be used for the activity by ticking the appropriate box(es)

Municipal

✓

water board groundwater river, stream, dam

or lake

other the activity will not use

water

If water is to be extracted from groundwater, river, stream, dam, lake or any other natural feature, please

indicate

the volume that will be extracted per month: litres

Does the activity require a water use permit from the Department of Water Affairs? YES NO

If yes, please submit the necessary application to the Department of Water Affairs and attach proof thereof

to this application if it has been submitted.

13. ENERGY EFFICIENCY

Describe the design measures, if any, that have been taken to ensure that the activity is energy efficient:

All lighting installed will be energy efficient (i.e. LED / compact fluorescent).

Heat pumps will be installed for the provision of hot water.

Describe how alternative energy sources have been taken into account or been built into the design of

the activity, if any:

All lighting installed will be energy efficient (i.e. LED / compact fluorescent).

Heat pumps will be installed for the provision of hot water.

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SECTION B: SITE/AREA/PROPERTY DESCRIPTION

Important notes:

1. For linear activities (pipelines, etc) as well as activities that cover very large sites, it may be necessary to complete this section for each part of the site that has a significantly different environment. In such cases please complete copies of Section C and indicate the area, which is covered by each copy No. on the Site Plan.

Section C Copy No. (e.g. A): NA

2. Paragraphs 1 - 6 below must be completed for each alternative.

3. Has a specialist been consulted to assist with the completion of this section?

YES NO

If YES, please complete form XX for each specialist thus appointed:

All specialist reports must be contained in Appendix D.

A vegetation assessment and list of fauna was conducted in-house by CEN IEM Unit.

A wetland survey was carried out by SRK Consulting (Pty) Ltd.

A Traffic Impact Study was carried out by Engineering Advice & Services (Pty) Ltd A Heritage Screener Report was compiled by CTS Heritage An Archaeology study was carried out by Eastern Cape Heritage Consultants cc.

Land Planning input was provided by Route2EC Town Planning Strategies

A Services Report was compiled by Elwandle Consulting Engineers

See Appendix D for Specialist Reports

1. GRADIENT OF THE SITE

Indicate the general gradient of the site. Alternative S1:

Flat 1:50 – 1:20 1:20 – 1:15 1:15 – 1:10 1:10 – 1:7,5 1:7,5 – 1:5 Steeper than 1:5

Alternative S2 (if any): Flat 1:50 – 1:20 1:20 – 1:15 1:15 – 1:10 1:10 – 1:7,5 1:7,5 – 1:5 Steeper than 1:5

Alternative S3 (if any):

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Flat 1:50 – 1:20 1:20 – 1:15 1:15 – 1:10 1:10 – 1:7,5 1:7,5 – 1:5 Steeper than 1:5

2. LOCATION IN LANDSCAPE

Indicate the landform(s) that best describes the site: 2.1 Ridgeline 2.2 Plateau 2.3 Side slope of hill/mountain 2.4 Closed valley 2.5 Open valley 2.6 Plain 2.7 Undulating plain / low hills 2.8 Dune 2.9 Seafront

The site is gently undulating and situated between contour levels of 23 - 29 m above sea level (ASL). There highest part the site is at the western and south western boundary (28 – 29 m ASL). There is a gentle slope to the south eastern portion of the site to a height of 24 m ASL; the lowest part of the site is the far eastern section at 22 m ASL. The south western part of the site has a gradient of between 1:20 and 1:50. The gradient of the small far eastern section is 1:15.

3. GROUNDWATER, SOIL AND GEOLOGICAL STABILITY OF THE SITE

Is the site(s) located on any of the following (tick the appropriate boxes)? Alternative S1: Alternative S2 (if

any):

Alternative S3 (if

any):

Shallow water table (less than

1.5m deep)

YES NO YES NO YES NO

Dolomite, sinkhole or doline

areas


Seasonally wet soils (often close

to water bodies)


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Unstable rocky slopes or steep

slopes with loose soil


Dispersive soils (soils that

dissolve in water)


Soils with high clay content (clay

fraction more than 40%)


Any other unstable soil or

geological feature


An area sensitive to erosion YES NO YES NO YES NO

The geology of the site is made up of rocks of the Peninsula Formation. The Peninsula formation is areally, stratigraphically and topographically the most prominent formation of the Table Mountain group (Cape Supergroup) and consists of medium- to coarse-grained supermature sandstone, becoming quartzitic in places (Council of Geoscience, 2000). The dominant lithology on site is Quartzitic sandstone. Aeolian Sand is the youngest geological formation of this area and characteristic of shifting sand dunes. Shifting sand dunes are present along much of the coastline, occurring as far as 4 km inland and reaching up to 30 m heights. The soil on site is described as ‘greyish, sandy soils’ and classed as ‘imperfectly drained sandy soil’. A favourable property of this soil class is that it has ‘favourable water-holding properties’. Limitations are that soil ‘may be highly erodible’, as is typical of coastal sands (Biodiversity GIS online interactive maps, 2007). The site falls within the Fish to Tsitsikamma water management area (WMA) and the Algoa sub-WMA. The site falls within the quaternary catchment M20A. The subquaternary catchment area has a fresh water priority status. In terms of the National Water Act (Act 36 of 1998), M20A is listed in Zone A and no water may be taken from these drainage regions except as set out under Schedule 1. According to the Groundwater Plan for Eastern Cape, 2010, the groundwater occurrence for this area is located within the Southern Cape Mountain Range Hydrogeological Region and characterised by fractured aquifer yielding 0.5- 2.0 l/s. This type of aquifer is considered to have a low development potential which means that there is enough groundwater for either hand- and/or wind pumps to easily contribute small supplies for small communities or single households. The wetland survey carried out shows that the nearest wetland is located approximately 395m from the site boundary and the site is not located within the catchment area of this wetland.

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If you are unsure about any of the above or if you are concerned that any of the above aspects may be an issue of concern in the application, an appropriate specialist should be appointed to assist in the completion of this section. (Information in respect of the above will often be available as part of the project information or at the planning sections of local authorities. Where it exists, the 1:50 000 scale Regional Geotechnical Maps prepared by the Council for Geo Science may also be consulted).

4. GROUNDCOVER

Indicate the types of groundcover present on the site: 4.1 Natural veld – good condition E 4.2 Natural veld – scattered aliens E 4.3 Natural veld with heavy alien infestation E 4.4 Veld dominated by alien species E 4.5 Gardens 4.6 Sport field 4.7 Cultivated land 4.8 Paved surface 4.9 Building or other structure 4.10 Bare soil The location of all identified rare or endangered species or other elements should be accurately indicated on the site plan(s).

Natural veld - good

conditionE

Natural veld with

scattered aliensE

Natural veld with

heavy alien

infestationE

Veld dominated

by alien

species E

Gardens

Sport field Cultivated land Paved surface Building or other

structure Bare soil

If any of the boxes marked with an “E “is ticked, please consult an appropriate specialist to assist in the completion of this section if the environmental assessment practitioner doesn’t have the necessary expertise.

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Description of Vegetation

According to the National vegetation map, the vegetation on the majority of the property has been mapped as FFs29 Algoa Sandstone Fynbos of the Eastern Fynbos-Renosterveld Bioregion in the Fynbos Biome with a small portion in the far eastern corner of the site mapped as Algoa Dune Strandveld Vegetation (Mucina and Rutherford, 2012) (Figure 7). In terms of the National List of Ecosystems that are threatened and in need of protection, published in terms of the National Environmental Management: Biodiversity Act, 2004 (Act No. 10 of 2004), Algoa Sandstone Fynbos has a conservation status of vulnerable (Criterion A1) which means that the remaining natural habitat is less than or equal to 60% of the original area of the ecosystem. Algoa Dune Strandveld has a conservation status of least threatened.

Figure 7: National Vegetation as mapped by Mucina and Rutherford, 2012 and National Ecosystem status

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The vegetation assessment found that the vegetation on site is not representative of FFs29 Algoa Sandstone Fynbos and that this classification is too broad-scale for the general Port Elizabeth area. The NMBM Bioregional Plan (2015) provides a more accurate, fine-scale vegetation map and classification for the Port Elizabeth area. In terms of the NMBM Bioregional Plan, 2015 (Stewart, 2010), vegetation on the property, in its pre-disturbance state, has been classified and mapped as Driftsands Bypass Dunefield (Figure 8). However, because this area has been vegetated and stabilised, it has ceased to be part of a mobile bypass dunefield system for a long period of time. The remnant patches of vegetation on the property currently, more closely resembles Driftsands Dune Fynbos vegetation and St Francis Dune Fynbos Thicket Mosaic, as the property is located some distance from the ocean, and outcrops of sandstone is present in places in the north-eastern portion of the property.

Figure 8. Vegetation on the property mapped as Driftsands Bypass Dunefield (NMBM Bioregional Plan, 2015).

Driftsands Dune Fynbos vegetation is described as ‘present on Aeolian sand that was mobile in the past’. This vegetation is similar to St Francis Dune Fynbos Thicket Mosaic but is characterised by the dominance of a grassy component and a reduced presence of the shrub layer.

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St Francis Dune Fynbos Thicket mosaic vegetation is described as ‘typically present on sands of marine origin’. The vegetation is represented by clumps of Algoa Dune Thicket within a matrix of fynbos typically confined to shallower soils. Table 1 below lists the ecosystem status, extent of habitat and targets for Driftsands Bypass Dunefield, Driftsands Dune Fynbos and St Francis Dune Fynbos Thicket Mosaic vegetation types in terms of the Nelson Mandela Bay Conservation Assessment and Plan, 2010. Table 1: Nelson Mandela Bay Conservation Assessment and Plan (2010) statistics of vegetation types

Vegetation type Baseline Target (%)

Final Target (ha)

Final Trimmed Target (%)

Extent habitat (ha)

Ecosystem status

Driftsands Bypass Dunefield 25 898.5 70.4 1276.2 Endangered

Driftsands Dune Fynbos 25 581.3 68.5 834.1 Endangered

St Francis Dune Fynbos Thicket Mosaic

25 615.8 44.1 1397.0 Endangered

Erf 3783 falls within a Terrestrial Critical Biodiversity Area (CBA) 2 [CBA_saveg T2, CBA_step T3, CBA_coast T2] as mapped by the Eastern Cape Biodiversity Conservation Plan, 2007 (ECBCP). Terrestrial CBA 2 areas are included within Biodiversity Land Management Class 2: Near-natural landscapes. The recommended land use objectives for BLMC 2 areas are to ‘maintain biodiversity in a near natural state with minimal loss of ecosystem integrity. No transformation of natural habitat should be permitted’ (Berliner et al., 2007). The site is located within a CBA as mapped by the Nelson Mandela Bay Bioregional Plan, 2015 (See Figure 10). A vegetation assessment was carried out to ground truth the classified vegetation on site. The site consists mostly of sandy grey soil on an uneven topography (typical of old stabilised coastal dunes) with sandstone outcrops occurring on the northern to north-eastern border fence, where these sandstone outcrops are covered with remnant Fynbos patches. A total of 75 plant species were identified in the study area (See Tables II and III in the Vegetation Assessment in Appendix D2):

• 17 species are listed as exotic and/or alien invasive species.

• 12 species are listed as protected in terms of the Eastern Cape Environmental Conservation Bill of 2003

• 7 species are listed as protected in terms of the Eastern Province Nature Conservation Ordinance of 1974

• One protected tree listed under the National Forests Act 84 of 1998 (updated 23 December 2016), was identified in Thicket clumps on the property i.e. Sideroxylon inerme subsp. inerme (White Milkwood)

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• The identified protected species on site all have a Least concern status in terms of the Red List of South African Plants, version 2017.1

Protected plants identified in the study area, include: a number of commonly-found mesems; Cynanchum natalitium; Aloe thraskii (which was planted off 2nd Avenue); Euclea racemosa; Chironia baccifera; Pelargonium odoratissimum. The remnant fynbos patches of vegetation occurring north east of the were mapped and occupy approximately 1200 m2 (0.12 ha) of the site; the white Milkwood trees identified on site have also been mapped (Figure 9).

Figure 9: Fynbos vegetation and White Milkwood trees occurring on site

The vegetation on site is dominated by alien invasive trees i.e. Acacia saligna and Acacia cyclops in the western, northern and central portions of the property and mature Eucalyptus trees in the southern and eastern portions of the property. The site has been disturbed in the past due to human activities and a veld fire occurred on the property in the recent past (2009 / 2010; Google Earth © 2018 historical aerial imagery). There is a raised bank in the west from NMU sports grounds and a levelled area where the old Transnet buildings were in place. There is a gravel road as well

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as informal roads and footpaths on the property. There is evidence of vagrants occupying the property. Dumping and littering occurs on the site and waste items include rubble, garden waste and household waste.

Photo 1: Area dominated with Acacia saligna

Photo 2: Eucalyptus sp. and Agave sisalana

Photo 3: Litter and dumping on site

Photo 4: Eucalyptus sp. and vagrants on site

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Photo 5: Road and Eucalyptus forest on right

Photo 6: Road / footpath

Photo 7: Fynbos interspersed with alien vegetation

Photo 8: General Condition of vegetation on site -

transformed with alien invasion

The vegetation on the property can be described as degraded and transformed with a moderate to high density / level of invasion by alien Acacias and Eucalypts, and of low conservation value – in terms of its underrepresentation of the plant species richness and vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic vegetation. Description of Watercourses

In terms of the ECBCP, 2007, the site does not fall within an aquatic CBA2. The property does not fall within a National Freshwater Ecosystem Priority Area (NFEPA, 2011). The property is located in quaternary catchment M20A (ECBCP, 2007), in the Algoa Sub-Water Management Area, in the larger Fish to Tsitsikamma Water Management Area. There are no wetlands or other watercourses present on the property.

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A non-perennial watercourse is situated approximately 700 m north-west of the site. The site is located within 500 m of wetlands, identified using the NFEPA database and the NMBM Wetlands database (Figure 10). A wetland survey was carried out to ground-truth the occurrence of 8 wetland systems identified within a 500m radius of the proposed development (Department of Water and Sanitation regulated area). The wetland survey found that only one natural wetland system occurs 395 m west of the site. This wetland has however been disturbed in the past by clearing of vegetation, excavation activities and invasion of Pennisetum clandestine (kikuyu grass). The proposed development is located outside the catchment area of the identified wetland and as such this wetland is not at risk of being impacted by the proposed development. (See Wetland Survey in Appendix D1).

Figure 10: Critical Biodiversity areas in terms of the NMBM Bioregional Plan, 2014 and the ECBCP, 2007

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Description of Fauna

Although the site proposed for development occupies an area of approximately 4.7 hectares and is located within the urban growth boundary in the suburb of Summerstrand, it is adjacent to an open, undeveloped area of approximately 67 hectares in extent. During the site walkovers evidence of mammals, reptiles and birds occupying the site was noted. The site falls within the 3325 DC Quarter Degree Grid Cell (QDGC). The resources below were used to determine the terrestrial fauna that have been mapped / or whose range occurs, within the 3325 DC QDGC:

• Reptile Atlas of Southern Africa

• South African Bird Atlas Project 2

• The International Union for Conservation (IUCN)’s Red List of mammals, 2018

• Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016

• The IUCN’s Red List of amphibians The list of amphibians, birds, reptiles and mammals identified as occurring within the 3325 DC QDGC are provided in Appendix D3. Note that mammals whose historic range included this area are not included in the lists (i.e. rhino sp., black-backed jackal etc.) 37 reptiles were identified as occurring within the 3325 DC QDGC between 1980 and 2018. Of these reptiles, two were identified as threatened, namely Bradypodion taeniabronchum and Tetradactylus fitzsimonsi. The IUCN Red list, 2018 and the Atlas and Red List of Reptiles of South Africa (SARCA, 2014) lists Bradypodion taeniabronchum (Elandsberg Dwarf Chameleon) as endangered and Tetradactylus fitzsimonsi (FitzSimons' Long-tailed Seps) as vulnerable. These species are not listed on the list of species that are threatened or protected species published in terms of the National Environmental Management: Biodiversity Act (Act 10 of 2004). Bradypodion taeniabronchum is endemic to the Eastern Cape. Its habitat includes montane fynbos, in particular mountain slopes at high altitudes and is has not been found in lowland fynbos or other vegetation types. It occupies stands of proteas, restios, ericas and Asteraceae. It has been found as occurring in two disjunct mountain ranges, the Elandsberg (including the Vanstadensberg block) and the Kareedouw Mountains and it has also been recently (2009) found in a single wetland near Cape St. Francis. Historical records suggest that the species previously inhabited suitable areas outside these known sites, e.g. "Schoenmakerskop" in Port Elizabeth and Vanstadens Wildflower Reserve near Port Elizabeth (Tolley and Burger 2004). The species now appears to be absent from both these localities (Tolley, K. 2017. Bradypodion taeniabronchum. The IUCN Red List of Threatened Species 2017). The data available on the Reptile Atlas of Southern Africa has 1 record (recorded August 2016) in the 3325DC QDGC. The likelihood of this species occurring on Erf 3783, i.e. a low-lying, disturbed site close, is slim.

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Tetradactylus fitzsimonsi is endemic to the Eastern and Western Cape provinces and has been recorded from only three areas, i.e. Port Elizabeth (3325CD & DC, 3425BA), areas surrounding Humansdorp (3324DC) and George (3322CD). Little information is available with regards to its habitat, but it may occupy open and wooded grasslands. The data available on the Reptile Atlas of Southern Africa has 1 record (recorded February 1991) in the 3325DC QDGC. The likelihood of this species occurring on site is slim. 54 mammal species were identified within the range of 3325 DC QDGC. Of these, four species are identified as threatened, namely Philantomba monticola, Chlorotalpa duthieae, Graphiurus ocularis, and Poecilogale albinucha. The IUCN Red list of Mammals, 2018, identifies this area as being part of the range of Philantomba monticola (blue duiker). The blue duiker is listed on Appendix II of CITES (Convention on International Trade in Endangered Species of Wild Fauna and Flora) and is listed as vulnerable on the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016 and the IUCN Red List of Mammals, 2018 and the NEMBA TOPS list. However, the blue duiker is resident to forest areas and a seasonal visitor to thicket forest mosaic, succulent thicket and mesic thicket (Boshoff et al., 2002). Suitable habitat is therefore not present on this site and the likelihood of this species occurring on site is slim. The IUCN Red list of Mammals, 2018, identifies this area as being part of the range of Chlorotalpa duthieae (Duthie’s Golden Mole) and this species is identified as occurring in this area in the pre-2000 distribution records of the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016. Duthie’s Golden Mole is listed as vulnerable on the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016 and the IUCN Red List of Mammals, 2018. Duthie’s Golden Mole is restricted to alluvial sands and sandy loams in the southern Cape Afrotemperate forests (especially coastal platform and scarp forest patches) in the Fynbos and Moist Savannah biomes. The species is known to occur in two subpopulations, with an eastern subpopulation identified in three locations in the suburban parts of Port Elizabeth, and a western subpopulation identified in six locations within the indigenous coastal forest belt from Wilderness to Tsitsikamma. This species tolerates mild habitat alteration and is common in suburban gardens and pasturelands adjoining natural forests. The species coexists with Amblysomus corriae however data shows that A. corriae prefers fynbos and forest fringes, while C. duthieae favors deeper forest (Bronner and Bennet, 2016, Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016). Duthie’s Golden Mole has been recorded close to the proposed site, the site is adjacent to a large undeveloped area and although it prefers forested areas, it can thrive in gardens and therefore there is a slight chance of this species occupying the area. The IUCN Red list of Mammals, 2018, identifies this area as being part of the range of Poecilogale albinucha (African Striped Weasel) and this species is identified as occurring in this area in the pre-2000 distribution records of the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016. The African Striped Weasel is listed as Near Threatened on the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016. This species is a specialist predator of small mammals and has a high metabolic rate, which means it can only exist in habitats containing adequate numbers of prey. The species has a secretive nature but has been recorded in fynbos and

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grassland areas. It is likely to occur in areas with dense rodent populations and is thought to have an inquilistic relationship (one benefits and the other is unaffected) with mole-rats (Child et al. 2016, Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016). Due to the large adjoining undeveloped area, the likely presence of a medium-high number of rodents in the area and the record of this species in the area, there is a slight chance that this species may use the area for foraging. The IUCN Red list of Mammals, 2018, identifies this area as being part of the range of Graphiurus ocularis (Spectacled Dormouse) however the species has not been recorded in the distribution records of Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016. The Spectacled Dormouse is listed as Near Threatened on the Red Data List of Mammals of South Africa Swaziland and Lesotho, 2016. This species is nocturnal and endemic to South Africa, occurring widely in the Northern Cape, Eastern Cape, and Western Cape provinces. It is an insectivore, but also eats smalls birds, reptiles and arachnids. It inhabits sandstone formations as well as stone kraals, outcrops and buildings. This species has been recorded in the greater Port Elizabeth area. Owing to the disturbed nature of the site it is uncertain whether this species may occupy this site. According to the South African Bird Atlas Project 2, there were 73 aves species recorded within the 3325 QDGC which had a representation rate of 50% or more. None of these species are listed as threatened in terms of the Red data lists and none of these species are identified as threatened or protected in terms of the NEMBA TOPS list. No species identified as threatened or protected are nesting on the site.

5. LAND USE CHARACTER OF SURROUNDING AREA

Indicate land uses and/or prominent features that currently occur within a 500m radius of the site and give description of how this influences the application or may be impacted upon by the application: 5.1 Natural area 5.2 Low density residential 5.3 Medium density residential 5.4 High density residential 5.5 Informal residential 5.6 Retail commercial & warehousing 5.7 Light industrial 5.8 Medium industrial AN 5.9 Heavy industrial AN 5.10 Power station 5.11 Office/consulting room 5.12 Military or police base/station/compound 5.13 Spoil heap or slimes damA 5.14 Quarry, sand or borrow pit

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5.15 Dam or reservoir 5.16 Hospital/medical centre 5.17 School 5.18 Tertiary education facility 5.19 Church 5.20 Old age home 5.21 Sewage treatment plantA 5.22 Train station or shunting yard N 5.23 Railway line N 5.24 Major road (4 lanes or more) N 5.25 Airport N 5.26 Harbour 5.27 Sport facilities 5.28 Golf course 5.29 Polo fields 5.30 Filling station H 5.31 Landfill or waste treatment site 5.32 Plantation 5.33 Agriculture 5.34 River, stream or wetland 5.35 Nature conservation area 5.36 Mountain, koppie or ridge 5.37 Museum 5.38 Historical building 5.39 Protected Area 5.40 Graveyard 5.41 Archaeological site 5.42 Other land uses (describe) - The Boardwalk Casino and hotel is adjacent to the site

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Figure 11: Land uses within 500m radius of site If any of the boxes marked with an “N “are ticked, how will this impact / be impacted upon by the proposed activity. NA

If any of the boxes marked with an "An" are ticked, how will this impact / be impacted upon by the proposed activity.

If YES, specify and explain: NA

If YES, specify:

If any of the boxes marked with an "H" are ticked, how will this impact / be impacted upon by the proposed activity.

If YES, specify and explain: NA

If YES, specify:

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6. CULTURAL/HISTORICAL FEATURES

Are there any signs of culturally or historically significant elements, as defined in section 2 of the National Heritage Resources Act, 1999, (Act No. 25 of 1999), including

YES NO

Archaeological or palaeontological sites, on or close (within 20m) to the site?

Uncertain

If YES, explain:

A Phase 1 Archaeological impact Assessment was carried out by Eastern Cape

Heritage Consultants and found that the proposed development site is situated within

1 km from the coast and falls within a sensitive archaeological area where materials

such as shell middens and archaeological sites may occur.

If uncertain, conduct a specialist investigation by a recognised specialist in the field to establish whether there is such a feature(s) present on or close to the site.

Briefly explain the findings of the specialist:

Due to the dense grass and alien vegetation present on site, archeologically visibility

was poor on the majority of the site. Modern buildings (old Transnet buildings) (not

older than 60 years) were on site but demolished during the month of June following

a demolition order from the NMBM. Historical household materials were observed on

the site of the demolished buildings as the demolition activity exposed these items.

The area between Summerstrand, Walmer and Schoenmakerskop was covered with

rubbish between 1893 – 1909 for the purpose of stabilising shifting dune sands and

therefore it is possible that more historical household items will be exposed once

vegetation is removed and during construction works.

The site appears to be of low archaeological sensitivity, but heritage sites, materials and human remains may be covered with vegetation and sand layers. Such sites, materials and remains may only be uncovered during construction and the Eastern Cape Provincial Heritage Resources Authority (ECPHRA) or an archaeologist must be informed immediately so that investigations can take place. A full Heritage impact assessment may be required by the ECPHRA to assess all heritage resources on site.

Will any building or structure older than 60 years be affected in any way? YES NO

Is it necessary to apply for a permit in terms of the National Heritage Resources Act, 1999 (Act 25 of 1999)?

YES NO

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If yes, please submit or, make sure that the applicant or a specialist submits the necessary application to SAHRA or the relevant provincial heritage agency and attach proof thereof to this application if such application has been made.

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SECTION C: PUBLIC PARTICIPATION

1. ADVERTISEMENT

The person conducting a public participation process must take into account any guidelines applicable to public participation as contemplated in section 24J of the Act and must give notice to all potential interested and affected parties of the application which is subjected to public participation by— (a) fixing a notice board (of a size at least 60cm by 42cm; and must display the required information

in lettering and in a format as may be determined by the competent authority) at a place conspicuous to the public at the boundary or on the fence of— (i) the site where the activity to which the application relates is or is to be undertaken; and

(ii) any alternative site mentioned in the application; (b) giving written notice to—

(i) the owner or person in control of that land if the applicant is not the owner or person in control of the land;

(ii) the occupiers of the site where the activity is or is to be undertaken or to any alternative site where the activity is to be undertaken;

(iii) owners and occupiers of land adjacent to the site where the activity is or is to be undertaken or to any alternative site where the activity is to be undertaken;

(iv) the municipal councillor of the ward in which the site or alternative site is situated and any organisation of ratepayers that represent the community in the area;

(v) the municipality which has jurisdiction in the area; (vi) any organ of state having jurisdiction in respect of any aspect of the activity; and (vii) any other party as required by the competent authority;

(c) placing an advertisement in— (i) one local newspaper; or

(ii) any official Gazette that is published specifically for the purpose of providing public notice of applications or other submissions made in terms of these Regulations;

(d) placing an advertisement in at least one provincial newspaper or national newspaper, if the activity has or may have an impact that extends beyond the boundaries of the metropolitan or local municipality in which it is or will be undertaken: Provided that this paragraph need not be complied with if an advertisement has been placed in an official Gazette referred to in subregulation 54(c)(ii); and

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(e) using reasonable alternative methods, as agreed to by the competent authority, in those instances where a person is desiring of but unable to participate in the process due to— (i) illiteracy; (ii) disability; or (iii) any other disadvantage.

See Appendix E: Comments and Response Report

2. CONTENT OF ADVERTISEMENTS AND NOTICES

A notice board, advertisement or notices must: (a) indicate the details of the application which is subjected to public participation; and (b) state—

(i) that the application has been submitted to the competent authority in terms of these Regulations, as the case may be; (ii) whether basic assessment or scoping procedures are being applied to the

application, in the case of an application for environmental authorisation;

(iii) the nature and location of the activity to which the application relates; (iv) where further information on the application or activity can be obtained; and (iv) the manner in which and the person to whom representations in respect of the application

may be made.


3. PLACEMENT OF ADVERTISEMENTS AND NOTICES

Where the proposed activity may have impacts that extend beyond the municipal area where it is located, a notice must be placed in at least one provincial newspaper or national newspaper, indicating that an application will be submitted to the competent authority in terms of these regulations, the nature and location of the activity, where further information on the proposed activity can be obtained and the manner in which representations in respect of the application can be made, unless a notice has been placed in any Gazette that is published specifically for the purpose of providing notice to the public of applications made in terms of the EIA regulations. Advertisements and notices must make provision for all alternatives.


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4. DETERMINATION OF APPROPRIATE MEASURES

The practitioner must ensure that the public participation is adequate and must determine whether a public meeting or any other additional measure is appropriate or not based on the particular nature of each case. Special attention should be given to the involvement of local community structures such as Ward Committees, ratepayers associations and traditional authorities where appropriate. Please note that public concerns that emerge at a later stage that should have been addressed may cause the competent authority to withdraw any authorisation it may have issued if it becomes apparent that the public participation process was inadequate.

5. COMMENTS AND RESPONSE REPORT

The practitioner must record all comments and respond to each comment of the public before the application is submitted. The comments and responses must be captured in a comments and response report as prescribed in the EIA regulations and be attached to this application. The comments and response report must be attached under Appendix E.


6. AUTHORITY PARTICIPATION

Authorities are key interested and affected parties in each application and no decision on any application will be made before the relevant local authority is provided with the opportunity to give input. The planning and the environmental sections of the local authority must be informed of the application at least 30 (thirty) calendar days before the submission of the application. List of authorities informed:

Department of Economic Development, Environmental Affairs and Tourism – Cacadu Region,

Eastern Cape

Mr Andries Struwig / Mr Dyalan Govender

Department of Water and Sanitation, Eastern Cape (Port Elizabeth)

Ms. Marissa Bloem (Port Elizabeth - Water Use Authorisation Section)

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Department of Agriculture, Fisheries and Forestry

Mr Thabo Nkoyo

Nelson Mandela Bay Municipality: Land Planning and Management

Mr Schalk Potgieter

Nelson Mandela Bay Municipality, Water Division

Mr Barry Martin

South African Heritage Resource Agency (SAHRA)

Nokukhanya Khumalo

Heritage Resource Agency (ECPHRA)

S. Mokhanya

Nelson Mandela Bay Municipality, Directorate of Environmental Health

Ms Kithi Ngesi / Ms Jill Miller

Nelson Mandela Bay Municipality – Coastal Management

Mr George Branford / Mr Godfrey Murrel

NMBM Ward Councillor

Cllr Dean Biddulph (Ward 2 Councillor)

Stakeholders informed include:

WESSA

NMMU

Boardwalk

List of authorities from whom comments have been received:

NMBM: Land Planning and Management (Registration only)

Cllr Dean Biddulph (Registration and Comment)

Cllr Andrew Gibbon (Registration and Comment)

7. CONSULTATION WITH OTHER STAKEHOLDERS

Note that, for linear activities, or where deviation from the public participation requirements may be appropriate, the

person conducting the public participation process may deviate from the requirements of that subregulation to the

extent and in the manner as may be agreed to by the competent authority.

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Any stakeholder that has a direct interest in the site or property, such as servitude holders and service providers, should be informed of the application at least 30 (thirty) calendar days before the submission of the application and be provided with the opportunity to comment.

Has any comment been received from stakeholders? YES NO

If “YES”, briefly describe the feedback below (also attach copies of any correspondence to and from the stakeholders to this application):




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SECTION D: IMPACT ASSESSMENT

The assessment of impacts must adhere to the minimum requirements in the EIA Regulations, 2010, and

should take applicable official guidelines into account. The issues raised by interested and affected parties

should also be addressed in the assessment of impacts.

1. ISSUES RAISED BY INTERESTED AND AFFECTED PARTIES

List the main issues raised by interested and affected parties.

The issues raised by the registered interested and affected parties following the distribution of the

background information document and the draft basic assessment report are listed below with an

indication of the number of comments received for each issue raised.

• Traffic impact (21)

• Security / crime risk during construction (18)

• Noise pollution(12)

• Density (11)

• Height of planned residential units (10)

• Waste and sewage management (10)

• Pressure on stormwater infrastructure (9)

• Type of accommodation proposed (i.e. student, low cost housing) (8)

• Dust pollution (8)

• Impact on flora (8)

• Decrease in property values of surrounding properties (7)

• Electricity requirements (7)

• Water requirements (6)

• Development in water catchment area (5)

• Impact on fauna (5)

• Visual impact (4)

• Light pollution (3)

• Reduction of green space (3)

• Capacity of schools in area (2)

• Not receiving draft basic assessment report on 27 August 2018 (1)

Response from the practitioner to the issues raised by the interested and affected parties (A full response must be

given in the Comments and Response Report that must be attached to this report):

The response provided to each issue raised is provided below. Details of the full comments received, and the responses provided, are included in the Comments and Response Report (See Appendix E).



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References to applicable information in this BAR is provided in this summary and in the Comments and Response Report.

• Traffic impact (21)

A traffic impact assessment is being carried out by Engineering Advice and Services and will look at the

traffic impact of the residential development consisting of up to 480 units.

The Traffic impact assessment (TIA) recommends that a traffic circle and approach lanes be implemented

to accommodate the traffic flow. The TIA further recommends that the cost of the proposed traffic calming

circle and approach lanes be shared between the developer and the NMBM/other developers on an

equitable basis as the additional circulating lane and approach lanes are only necessary to accommodate

all other known developments. It is not the prerogative of the client to construct roadworks that are to be

funded by the NMBM/other developers. Should the NMBM require all works to be implemented at an

early stage, the developer will enter into negotiations in this regard.

Road designs will be such that traffic safety considerations are paramount. As a minimum, discussions

will need to be held with local institutions to ensure that there is minimal impact on operations such as

schools. The Construction and Operational Environmental Management Programmes have been updated

to include discussions with local institutions and the related school opening and closing times.

See Traffic Impact Study in Appendix D3.

See Final BAR, Section D: Impact Assessment

See Appendix F - Construction and Operational management Programmes

• Security / crime risk (18)

The appointed professional contractor will be responsible for the conduct of their staff and associated

security related to their activities. Measures to implement this will be included in as part of their health

and safety obligations as required by applicable National regulations and municipal bylaws. Mitigation

measures to minimise or prevent security risks during the construction and operational phase of the

development are provided in the basic assessment report and accompanying construction environmental

management programme and operational environmental management programme. The development is

a “lifestyle” type development which will provide for secure living and therefore will have a number of

security measures including but not limited to cameras, electric fencing, guarding and controlled access.


See Construction and Operational management Programmes in Appendix F.

• Noise pollution(12)

Dust and noise controls will be implemented as per the National Regulations and Municipal Bylaws

governing construction activity.

Mitigation measures to prevent or minimise noise are provided in the basic assessment report and

accompanying construction or operational environmental management programme, as applicable.





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• Density (11)

The residential development is proposed to consist of approximately 420 residential units. The proposed

design entails 30 blocks, with each block being 4 stories high and consisting of between 12 and 16 units

per block.

See Appendix A1 (Site plan).

See Appendix D7 (Planning input)



• Height of planned residential units (10)

The residential development is proposed to consist of approximately 420 residential units. The proposed

design entails 30 blocks, with each block being 4 stories high and consisting of between 12 and 16 units

per block. The proposed development will take place within the approved urban edge and consist of 420

units contained in 30 blocks and developed to a height of 4 stories on an estimated 4.7 ha and will allow

for 1.2 ha of open space. The proposed development is therefore in line with international best practices

as the development will take place on a degraded site within the urban edge and will provide an additional

420 accommodation units on relatively small area and will therefore assist in preventing urban sprawl.

See Appendix A1 (Site plan).

See Appendix C: Facility Illustration

See Appendix D7 (Planning input)



• Waste and sewage management (10)

Details relating to sewage and waste management are included in the basic assessment report. Mitigation

measures to prevent / minimise identified impacts on water resources are included in the basic

assessment report. Mitigation measures are provided in the basic assessment report and accompanying

construction and operational environmental management programmes.

See Appendix A2 (Service Layout)

See Appendix D8 (Services Report)



• Pressure on stormwater infrastructure (9)

Engineering drawings and a services report was compiled by Elwandle consulting Engineers. The basic

assessment report provides this information. Mitigation measures to address identified stormwater

impacts are included

See Appendix A2 (Service Layout)



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• Type of accommodation proposed (i.e. student, low cost housing) (8)

The residential development is proposed to be a “lifestyle” type development. The proposed design entails

420 units; there will be 30 blocks, with each block being 4 stories high and consisting of between 12 and

16 units per block. The asking price will range from approximately R750 000 (1bed) to R2 000 000 (3

bed). Updated plans and drawings are provided with the Basic assessment report.

See Final BAR: Section A: Activity Description

See Appendix A1 - Site Plan

See Appendix A2 - Site layout plans

See Appendix D7 – Planning input


See construction and environmental management programmes in Appendix F.

• Dust pollution (8)

Dust controls will be implemented as per the National Regulations and Municipal Bylaws governing

construction activity. Mitigation measures to prevent or minimise dust are provided in the basic

assessment report and accompanying construction or operational environmental management

programmes, as applicable.


See Appendix F - construction and environmental management programmes

• Impact on flora (8)

A vegetation assessment was carried out to determine the level of impact on the flora. The impact on

fauna was assessed in the impact assessment phase. Mitigation measures to prevent / minimise and

manage identified impacts are included in the basic assessment report.

See Vegetation Assessment in Appendix D2.


See construction and environmental management programmes in Appendix F.

• Decrease in property values of surrounding properties (7)

Your comment is noted. Plans and drawings are provided with the Basic assessment report.


See Appendix A1 (Site Plan)






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• Electricity requirements (7)

The basic assessment report provides this information.

See Appendix A3 - Electrical Infrastructure



• Water requirements (6)

Engineering drawings and a services report was compiled by Elwandle consulting Engineers. The basic

assessment report provides this information. Mitigation measures to mitigate identified impacts are

included.





• Development in water catchment area (5)

A specialist screening study to identify and ground truth identified wetlands in the area is being carried

out. The impact on surface and groundwater resources will be assessed in the impact assessment phase.

See Appendix D1 - Wetlands Survey


See Appendix F - Construction and Operational management Programmes.

• Impact on fauna (4)

The impact on fauna has been assessed in the impact assessment phase. Mitigation measures to prevent

/ minimise and manage identified impacts are included in the basic assessment report.

See Appendix D3 - List of fauna


See Appendix F - Construction and Operational management Programmes

• Visual impact (4)

Your comment is noted. Updated plans and drawings are provided with the Basic assessment report.


See Appendix A1 (Site Plan)



See Appendix F - Construction and environmental management programmes

• Light pollution (3)



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Mitigation measures to prevent or minimise light pollution are provided in the basic assessment report

and accompanying construction or operational environmental management programme, as applicable.

Working hours will be included.


See Appendix F (Construction and Operational Management Programmes)

• Reduction of green space (3)

A vegetation assessment is being carried out to determine the level of impact on the flora. The loss of the

flora will be assessed in the impact assessment phase.

See Appendix D2 - Vegetation Assessment


See Appendix F - Construction and Operational management Programmes.

• Capacity of schools in area (2)

Your comment is noted.


2. IMPACTS THAT MAY RESULT FROM THE PLANNING AND DESIGN, CONSTRUCTION, OPERATIONAL,

DECOMMISSIONING AND CLOSURE PHASES AS WELL AS PROPOSED MANAGEMENT OF

IDENTIFIED IMPACTS AND PROPOSED MITIGATION MEASURES

List the potential direct, indirect and cumulative property/activity/design/technology/operational alternative related impacts (as appropriate) that are likely to occur as a result of the planning and design phase, construction phase, operational phase, decommissioning and closure phase, including impacts relating to the choice of site/activity/technology alternatives as well as the mitigation measures that may eliminate or reduce the potential impacts listed.

Impact Identification and Assessment Methodology

The purpose of impact assessment is to assign a qualified significance to impacts which are predicted to occur as a result of the various aspects of an activity. The following definitions apply:

• Activity: A distinct process or task undertaken by an organisation for which a responsibility can be assigned. Activities also

include facilities or pieces of infrastructure that are possessed by an organisation.

• Environmental aspect: An element of an organisations activities, products and services which can interact with the

environment. The interaction of an aspect with the environment may result in an impact.

• Environmental impacts: The consequences of these aspects on environmental resources or receptors of particular value or

sensitivity, for example, disturbance due to noise and health effects due to poorer air quality.



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• Receptors: Comprise, but are not limited to, people or human-made systems, such as local residents, communities and

social infrastructure, as well as components of the biophysical environment such as aquifers, flora and paleontology.

Aspects

Aspects associated with the proposed project are differentiated into construction and operation phases of the project. The nature of the impact is described. Once this has been undertaken the significance of the impact is determined. Identifying significant environmental impacts

The significant environmental impacts are identified using three sources of information:

• The nature of the receiving environment (the environment includes the social, cultural and biophysical environment)

• A review and understanding of the aspects associated with the proposed project.

• All comments received from interested and affected parties during the public participation process. The issues raised will

be described giving consideration to the associated activity and the aspect of that activity that is likely to result in an impact.

Nature of the impact

Impacts on the environment can lead to changes in existing conditions; the nature of the impact can be direct, indirect or cumulative.

• Direct impacts refer to changes in environmental components that result from direct cause-effect consequences of

interactions between the environment and project activities. The direct impact is caused by the action and occurs at the

same time and place.

• Indirect (Secondary) impacts result from cause-effect consequences of interactions between the environment and direct

impacts. The indirect impact is caused by the action and occurs later in time or is further removed in distance.

• Cumulative impacts refer to the combined effect of changes to the environment caused by multiple human activities over

space and time. Cumulative impact is the sum of existing conditions and the direct / indirect impacts resulting from the

project. Example: A single cut in the forest is unlikely to have a detectable change, however increasing multiple cuts in the

forest caused by a number of human activities is likely to decrease fauna and flora and increase soil erosion. Cumulative

effects can thus be additive or synergistic. A synergistic effect refers to when the combined effect is greater than the sum

of individual effects.

Method for assessing the overall significance of impacts

The overall significance of the impact is critical for defining mitigation and monitoring strategies. The qualified significance of predicted impacts assists to determine the manner in which aspects should be managed in order to avoid or minimise the predicted impacts. Overall significance of the impacts is determined through systematically rating the following criteria of the impacts:

• The status of the impact

• The spatial extent of the impact

• The severity of negativity or degree of positivity of the impact

o The duration of the impact

o The frequency of the impact

o The intensity of the impact

• The consequence of the impact

• The probability of the impact occurring

Impact Status

A qualitative rating of positive or negative is assigned to impact status. Refer to Table 2 (methodology). Spatial Extent



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The spatial extent for each aspect, receptor and impact is defined. The geographical coverage (spatial extent) description will take account of the following factors:

• The physical extent / distribution of the aspect

• The physical extent / distribution of the receptor

• The proposed impact as a result of the aspect

• The nature of the baseline environment within the area of impact

For example, the impacts of noise are likely to be confined to a smaller geographical area than the impacts of atmospheric emissions, which may be experienced at some distance. The significance of impacts also varies spatially; noise may be significant in the immediate vicinity. A qualitative description is assigned to the rating. A quantitative value ranging from 1 – 6 is assigned to the rating. Refer to Table 2 (methodology). Duration

The duration refers to the length of time that an aspect of a proposed project may cause change on the receiving environment. The receiving environment could refer to either the social or cultural or biophysical environment. The change caused may be a positive or negative change. A qualitative description is assigned to the rating. A quantitative value ranging from 1 – 6 is assigned to the rating. Frequency

The frequency of the impact occurring refers to how often the aspect results in a given impact on the receiving environment. The receiving environment could refer to either the social or cultural or biophysical environment. The impact may be positive or negative. A qualitative description is assigned to the rating. A quantitative value ranging from 1 – 6 is assigned to the rating. Intensity

The intensity refers to the magnitude of the impact experienced by the receiving environment. The environment could refer to either the social or cultural or biophysical environment. The impact experienced may be a positive or negative impact. A qualitative description is assigned to the rating. A quantitative value ranging from 1 – 6 is assigned to the rating. Severity / Degree

The severity is the sum of the intensity, duration and frequency of the impact and therefore a quantitative value ranging from 3 – 18 is assigned to the rating. If the impact is positive, the degree of positivity is determined. A qualitative description is assigned to the rating. Consequence

A qualitative description is assigned to the rating. The consequence is the sum of the Severity (Intensity + Duration + Frequency) and Spatial Extent. Therefore, a quantitative value ranging from 4 – 24 is assigned to the rating. Probability

In order to determine the significance of the impact, the probability of the impact occurring must first be rated. The probability refers to the likelihood that an impact will result from the aspect in question. A qualitative description is assigned to the rating. A quantitative value ranging from 1 – 6 is assigned to the rating. Overall Significance

A definition of a “significant impact‟ for the purposes of the study is: “An impact which, either in isolation or in combination with others, could, in the opinion of the specialist, have a material influence on the decision-making process, including the specification of mitigating measures.”



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A qualitative description is assigned to the rating. The significance is the sum of the Consequence and Probability. Therefore a quantitative value ranging from 5 - 30 is assigned to the rating. A value of 5, 6 or 7 represents a low significance and described as “not harmful”. A value of 30 presents a Very High Significance and is described as an “environmental disaster”. Mitigation

The Mitigation ratings are described qualitatively according to the success and feasibility of the mitigation option in question. The impacts are further rated before and after mitigation / management options. Negative impacts are assessed with mitigation measures in place in order to give an overall significance rating with mitigation in place. Positive impacts are assessed with management measures in place in order to give an overall significance rating with management in place. Confidence

The confidence of the EAP is assigned a qualitative value.

Table 2: Impact Assessment Rating methodology

Impact Status

Rating Negative Positive

Description

An impact is rated negative if any degree of negative change will occur in the receiving environment as a result of any aspect of the proposed project. The environment refers to the social environment or the cultural environment or the biophysical environment. Negative impacts are to be avoided, minimised, or mitigated.

An impact is rated positive if any degree of positive change will occur in the receiving environment as a result of any aspect of the proposed project. The environment refers to the social environment or the cultural environment or the biophysical environment. Positive impacts are to be enhanced.

Scale (Spatial Extent) Refers to the spatial area the aspect will impact on the environment. The impact may be positive or negative.

Rating Activity specific

Site specific Local area Specific

Municipal Provincial / National

International

Description

Impact only experienced on area where activity is located

Impact extends to the entire site of the project

Impact extends beyond site into surrounding areas

Impact extends beyond local area into municipal areas

Impact extends beyond municipal area into provincial and may extend nationally

Impact extends beyond national area

Value 1 2 3 4 5 6

Duration Refers to the length of time that the aspect may cause a change on the environment. The change may be positive or

negative.

Rating Very Short term

Short term Short - Medium term

Medium term Medium - Long term

Long term

Description 1 day to 3 month

3 months to one year

One year to three years

Three years to ten years

Life of operation

Extends beyond post closure

Value 1 2 3 4 5 6

Frequency Refers to how often the aspect may impact on the environment.

The impact may be positive or negative.

Rating Rarely Infrequent Seldom Regular Often Continuously



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Description Could occur annually

Could occur within 6 months

Monthly Weekly Daily Non stop

Value 1 2 3 4 5 6

Intensity (Magnitude / Size) Refers to the intensity of the impact experienced by the receiving environment. The impact may be positive or

negative.

Rating Low Low to medium

Medium Medium to High

High Very High

Description

Low intensity experienced only by receiving environment and / or occurs within 100 metres of activity

Low – medium intensity on receiving environment and / or occurs 100 – 500 metres of activity

Medium intensity on receiving environment and / or occurs 500 – 1000 metres of activity

Medium to high intensity on receiving environment and / or occurs within 1000 – 5000 metres of activity

High intensity on receiving environment and / or occurs within 5000 – 10 000 metres of activity

Very high intensity on receiving environment and / or within 10 000 metres or beyond of the activity

Value 1 2 3 4 5 6

Severity of negative impact Severity (Intensity + Duration + Frequency)

The severity of an environmental aspect is determined by the degree of change to the baseline environment, and considers the following:

The reversibility of the negative impact, The sensitivity of the receptor to the stressor,

The impact duration, its permanency and whether it increases or decreases with time.

Rating Negligible Low Negative

Medium Negative

Medium - High Negative

High Negative

Very High Negative

Description

There will be negligible impact as a result of the aspect

There will be a minor impact as a result of the aspect. This is easily reversible.

The aspect will result in a moderate impact. Reversibility of the impact easy but costly.

The aspect will result in a high impact. Reversibility of the impact possible but costly.

The aspect will result in a high impact. Reversibility of the impact difficult and costly.

The aspect will result in a severe impact. Reversibility of the impact not likely.

Value 3 4-6 7-9 10-12 13-15 16-18

Degree of positive impact Degree (Intensity + Duration + Frequency)

The severity of an environmental aspect is determined by the degree of change to the baseline environment, and considers the following:

The enhancement of the positive impact, The sensitivity of the receptor to the opportunity,

The impact duration, its permanency and whether it increases or decreases with time.

Rating Negligible Low Positive Medium Positive

Medium High Positive

High Positive Very High Positive

Description

There will be negligible impact as a result of the aspect

There will be a minor impact as a result of the aspect.

The aspect will result in a moderate impact.

The aspect will result in a high impact.

The aspect will result in a high impact.

The aspect will result in a very high positive impact.

Value 3 4-6 7-9 10-12 13-15 16-18

Negative Consequence Consequence = (Severity + Spatial extent)



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Rating Negligible Negative low Negative Medium

Negative Medium High

Negative High

Negative Very High

Description

Impact has insignificant consequence on receiving environment. Requires little or no mitigation.

Impact requires in situ mitigation and receptor mitigation.

Impact requires in situ mitigation and receptor mitigation

Impact requires in situ mitigation, receptor mitigation and repair or restoration.

Impact requires in situ mitigation, receptor mitigation and repair or restoration and possible compensation.

Impact is to be avoided

Value 4 5-8 9-12 13-16 17-20 20-24

Positive Consequence Consequence = (Degree + Spatial extent)

Rating Negligible Positive low Positive Medium

Positive Medium High

Positive High Positive Very High

Description

Impact has insignificant consequence on receiving environment.

Impact has a positive consequence; management required to enhance positive outcomes.



Impact has a positive consequence; management required to maintain positive outcomes.

Widespread / substantial beneficial effect. No alternative ways to achieve same benefits. Management required to maintain positive outcomes.

Value 4 5-8 9-12 13-16 17-20 20-24

Probability Refers to the likelihood that an impact will result from the aspect in question. The impact may be positive or negative.

Rating Slim Slight Plausible Probable Expected Anticipated

Description 0 - 9% likelihood

10 – 25 % likelihood

26 - 50% likelihood

51 - 75% likelihood

76 - 90% likelihood

91 - 100 % likelihood

Value 1 2 3 4 5 6

Negative Significance (Consequence + Probability)

Rating Negligible Low Medium Medium High High Very High

Description Not harmful Slightly harmful

Harmful Very Harmful Considerably Harmful

Disaster

Value 5 6-10 11-15 16-20 21-25 26-30

Positive Significance (Consequence + Probability)

Rating Negligible Low Medium Medium High High Very High

Description Insignificant Slightly positive

Positive Positive but not substantial.

Substantial positive impact.

Necessity

Value 5 6-10 11-15 16-20 21-25 26-30

Mitigation of negative impact

Rating None Likely Possible Difficult Unlikely Not possible



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Description

Mitigation not required. Impact remains the same.

Impact can be avoided with mitigation which has proven results.

Impact can be minimised and managed with mitigation

Difficult or costly to mitigate.

Difficult and costly to mitigate

Impact cannot be mitigated

Management of positive impact

Rating None Likely Possible Difficult Unlikely Not possible

Description

Management not required. Impact remains the same.

Impact can be easily enhanced with management which has proven results.

Impact can be enhanced with management

Difficult or costly to enhance but possible

Difficult and costly to enhance

Impact cannot be enhanced

Confidence Refers to the confidence level the EAP has in predicting the impact.

Rating Low Medium low Medium Medium High High Very High



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Planning and Design Phase – Alternative sites 1 and No Go alternative

No impacts are expected to occur as a result of the planning and design phase of the development.

Construction Phase - Alternative site 1 (preferred site / activity and technology alternative)

Direct Impacts Aspect Clearing of vegetation

Impact 1: Loss of indigenous vegetation

Nature of impact: Direct

Description of impact

According to the National vegetation map (Mucina and Rutherford, 2012), the vegetation on the majority of the property has been mapped as FFs29 Algoa Sandstone Fynbos (conservation status of vulnerable). However, this classification is too broad-scale for the general Port Elizabeth area and the vegetation on site is not representative of FFs29 Algoa Sandstone Fynbos. The NMBM Bioregional Plan, 2015 (Stewart, 2010) classifies the vegetation on the property, in its pre-disturbance state, as Driftsands Bypass Dunefield, however, this area has been vegetated and stabilised and ceased to be part of a mobile bypass dunefield system for a long period of time. The remnant patches of vegetation on the property currently, more closely resembles Driftsands Dune Fynbos (endangered) and St Francis Dune Fynbos Thicket Mosaic (endangered). In terms of the Nelson Mandela Bay Conservation Assessment and Plan (2010), the final target of Driftsands Dune Fynbos Vegetation is 581 ha; the final target of St Francis Dune Fynbos Thicket Mosaic vegetation is 615.8 ha. The site consists mostly of sandy grey soil on an uneven topography (typical of old stabilised coastal dunes) with sandstone outcrops occurring on the northern to north-eastern border fence, where these outcrops are covered with remnant Fynbos patches. The remnant fynbos patches of vegetation occurring north east of the were mapped and occupy approximately 1000m2 of the 4.7 ha site. The vegetation on site is dominated by alien invasive trees i.e. Acacia saligna and Acacia cyclops in the western, northern and central portions of the property and mature Eucalyptus trees in the southern and eastern portions of the property. A total of 75 plant species were identified in the study area (See Tables II and III in the Vegetation Assessment in Appendix D2):

• 17 species are listed as exotic and/or alien invasive species.

• 12 species are listed as protected in terms of the Eastern Cape Environmental Conservation Bill of 2003

• 7 species are listed as protected in terms of the Eastern Province Nature Conservation Ordinance of 1974

• One protected tree listed under the National Forests Act 84 of 1998 (updated 23 December 2016), was identified in Thicket clumps on the property i.e. Sideroxylon inerme subsp. inerme (White Milkwood)

• The identified protected species on site all have a Least concern status in terms of the Red List of South African Plants, version 2017.1

The vegetation on the property can be described as degraded and transformed with a moderate to high density / level of invasion by alien Acacias and Eucalypts, and of low conservation value – in terms of its underrepresentation of the plant species richness and vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic vegetation. Furthermore, the fynbos on site is already fragmented, forms a small island surrounded by aliens; it does not connect to any fynbos corridor in any direction and it is interspersed with a number of alien vegetation plants.

The preferred layout plan will have a minor effect on the final target of St Francis Dune Fynbos Thicket Mosaic (current is 615.8 ha; after the proposed development the target will be 615.68 ha). The preferred layout plan seeks to, where possible, transplant Milkwood trees on site in open space areas. All fauna and flora species of conservational concern will be searched and rescued prior to site clearing. Any flora species of special concern, which can successfully be transplanted as per recommendations of a vegetation specialist, will be planted in the open space areas of the lifestyle development.



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The proposed site falls within the Greater Happy Valley Local Development Spatial Framework (GHV LSDF) planning areas. The GHV LSDF indicates that Happy Valley, situated north and North West of Erf 3783, is a no-go environmental area meaning that it is not intended for a land use change and the area must remain natural. Happy Valley forms part of the CBA network identified in the NMBM Bioregional plan and the vegetation in the area is classified as Driftsands Bypass Dunefield (Ecosystem status: Endangered) and St Francis Dune Fynbos Thicket Mosaic vegetation (Ecosystem status: Endangered) and Humewood Dune Fynbos (Ecosystem status: Critically Endangered) in the NMBM Bioregional Plan (2015). The environmental zonation of Happy Valley is categorised as a No-Go zone in terms of the LSDF, which means that only land uses which are complimentary with conservation should be allowed in these areas. Environmental restoration activities identified for Happy Valley includes alien vegetation removal, erosion control and improved drainage control. The developer has committed to enter into discussions with the NMBM regarding offsetting the 0.12 ha of fynbos removed on site, through the provision of ongoing services that will be required to assist with managing this no-go environmental area in Happy Valley. Services could include, for example, monthly alien vegetation removal and maintaining fire breaks in the Happy Valley area. In the discussions, these services will be proposed to be provided a minimum of five years. These proposed services, if implemented, could contribute to the long term management of endangered and critically endangered fynbos vegetation types occurring in the Happy Valley area, and the Bioregional CBA; this identified area has a higher conservational value than the fynbos currently existing on Erf 3783. These proposed long term services could also assist with achieving the conservation targets of these vegetation types. With mitigation measures in place the impact on flora is rated as negative with a low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to contractors / sub-contractors prior to the start of construction activities.

• Do not exceed footprint of activity with regards to vegetation removal. Vegetation disturbance is to be limited to that which is absolutely necessary. Physical damage to natural vegetation on the periphery of the construction activity is to be avoided.

• Site clearing to be done in phased manner. No blanket clearing of vegetation is permitted.

• Surrounding vegetation in undeveloped areas may not be used as laydown areas or disturbed in any way.

• Movement of workers must be limited to areas under construction. Access to surrounding areas is not permitted; these must be designated as no-go areas during construction.

• Areas within the development footprint must be designated for stockpiling of any materials.

• Excavated materials to be re used as far as possible (i.e. as fill material); excavation materials not re-used are to be removed as quickly as possible from the area and disposed at an appropriately licensed waste site.

• No dumping of any materials on surrounding vegetation is allowed.

• Gathering of firewood on or adjacent to the sites should not be permitted

• Permits for the removal of species of special concern will need to be obtained from the DEDEAT / DAFF prior to the start of construction

• Search and rescue must take place for remnant fynbos species on site. This vegetation must be transplanted (where possible) or seeded in suitable ecosystems identified close to the site (i.e. NMMU reserve / Happy Valley).

• Permits for the removal of Sideroxylon inerme subsp. Inerme must be obtained from the DAFF prior to the start of construction

• Where possible, transplant all Sideroxylon inerme removed during site clearing in open space areas on site.

• Identify a suitable specialist to assist with a suitable method to remove, store and transplant identified flora species of special concern and protected Sideroxylon inerme subsp. Inerme

• The developer is to enter into discussions with the NMBM: Environmental Management regarding long term services that are proposed to be provided to offset the removal of 0.12 ha of identified fynbos on site. It is recommended that a Happy Valley environmental forum, or similar, be established as a starting point.

• Contractual fines to be imposed on any employee who is found attempting to remove indigenous flora.

• Construction to be monitored by an ECO according to the stipulations of the EMPr.



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Alternative 1

Impact Status Negative Impact Negative Impact

Impact Criteria Impact significance

Without mitigation With mitigation

Spatial Site 2 Activity 1

Duration Short 3 Short 2

Frequency Seldom 1 Rarely 1

Intensity Low – medium 2 Low 1

Severity Low 6 Low 4

Consequence Low 8 Low 5

Probability Expected 5 Expected 5

Impact Significance Medium 13 Low 10

Mitigation Possible

Confidence High

Aspect Clearing of vegetation

Impact 2: Loss of fauna inhabiting the site and loss of habitat and forage



The area is located adjacent to a large undeveloped area and a variety of small mammals, reptiles and birds likely inhabit the site and / or use the site for foraging. 37 reptiles were identified as possibly occurring within the 3325 DC QDGC (1980-2018). Of these reptiles, two are identified as threatened:

• Bradypodion taeniabronchum (endangered, IUCN Red List)

• Tetradactylus fitzsimonsi (vulnerable, IUCN Red List). 54 mammal species were identified as possible occurring within the range of 3325 DC QDGC. Of these, four species are identified as threatened:

• Philantomba monticola (vulnerable, IUCN Red List, Red Data List of Mammals of South Africa, NEMBA TOPS, CITES)

• Chlorotalpa duthieae (vulnerable, IUCN Red List, Red Data List of Mammals of South Africa),

• Graphiurus ocularis (Near Threatened on the Red Data List of Mammals of South Africa)

• Poecilogale albinucha (Near Threatened, Red Data List of Mammals of South Africa). No bird species, listed as threatened, are nesting within the 3325 DC QDGC. It is anticipated that most of the fauna (particularly fast-moving reptiles, avifauna and mammals) currently inhabiting the site will move off the site when vegetation clearing commences. The surrounding undisturbed areas north / north west of the site (i.e. Happy Valley) will offer suitable forage and shelter to the disturbed fauna. Search and rescue must take place prior to site clearing. Should any threatened / protected fauna species be identified on site then these species should be translocated to nearby suitable habitats.



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The smaller and less mobile faunal species (e.g. tortoises) that may remain within the vegetation may suffer injury when vegetation is cleared, however, this is not likely to occur as the site is small and any injury to fauna can be avoided though appropriate search and rescue operations and through training provided to construction personnel. With mitigation measures in place, this impact is rated as negative and of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to contractors / sub-contractors prior to the start of construction activities to ensure all personnel are made aware of the need to prevent harm to fauna on site.

• A faunal search and rescue operation must be undertaken prior to commencement of vegetation clearing on site.

• Should faunal Species of Special Concern (SSCs) be identified during search and rescue operation, permits for the removal and translocation of SSCs will need to be obtained from the DEDEAT.

• Relocate any small mammals and reptiles found on the construction site to other localities with suitable habitat close to the site.

• Site clearing must be done in a phased manner to allow fauna the chance to move off the site. No blanket clearing of vegetation is to be permitted.

• Movement of workers must be limited to areas under construction; access to surrounding area open areas must be regulated. These must be designated as no-go areas during construction.

• Areas must be designated for stockpiling of any materials. The footprint must remain within the area in which the activity is taking place.

• No fauna encountered at the site may intentionally be harmed or killed.

• All open excavations must be securely fenced or barricaded. Excavations must be checked daily for trapped fauna. Trapped animals are to be rescued and released.

• Severe contractual fines must be imposed and immediate dismissal on any contract employee who is found attempting to snare or otherwise harms wild animals.

• Where possible, avoid disturbance to existing Sideroxylon inerme on site. If removal of White milkwood trees is necessary, it is recommended that this species is transplanted in open space areas on the site to offer forage and nesting for avifauna.

• Establish strict speeding regulations during construction phase. All personnel and visitors to abide to speeding regulations.






Duration Short 2 Short 2

Frequency Seldom 3 Infrequent 2

Intensity Medium 3 Low 1


Consequence Medium 10 Low 6

Probability Plausible 3 Plausible 3


Mitigation Possible

Confidence High



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Aspect Clearing of vegetation and construction activities

Impact 3: Soil erosion and stormwater runoff



The dominant lithology on site is Quartzitic sandstone. Aeolian Sand is the youngest geological formation of this area and characteristic of shifting sand dunes. The site consists mostly of sandy grey soil on an uneven topography with sandstone outcrops occurring on the northern to north-eastern border fence. The soil on site is classed as “imperfectly drained sand soil”. The limitations of the soils is that they may be highly erodible; the soils are considered to be moderately susceptible to water erosion and highly susceptible to wind erosion. The site is gently undulating and situated between contour levels of 23 - 29 m above sea level (ASL). There highest part the site is at the western and south western boundary (28 – 29 m ASL). There is a gentle slope to the south eastern portion of the site to a height of 24 m ASL. Removal of vegetation (which has a binding action on underlying soils) could lead destabilization of sandy sediment leading to erosion. Care must be taken to ensure appropriate storm management measures are in place to prevent unnecessary erosion, sedimentation and pollution in the area. Foundations established for the development of the residential blocks and other buildings on sight will lead to compaction (densification) of the soil. The internal roads and parking bays are proposed to be paved with permeable “green” pavers; this will lessen the degree of soil compaction in these areas, improve stormwater absorption and soften the amount of hard surfacing within the development. The road edges will have a concrete channel (150mmx150mm) between the kerb and the edge of the paving and act as secondary “channels” for the stormwater. Stormwater pipes will be laid at a shallow depth and a stormwater attenuation pond (detention pond) is proposed to be developed on the lower south eastern portion of the site to manage the amount of stormwater generated by the development prior to its release into the existing municipal network. With suitable erosion protection and stormwater management measures in place, this impact is considered to be of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to contractors / sub-contractors prior to the start of construction activities with regards to measures to prevent / manage erosion as applicable to their nature of work.

• Ensure appropriate erosion and storm water control mechanisms are implemented.

• Do not exceed footprint of activity with regards to vegetation removal.

• Adjacent areas may not be disturbed in any way (i.e. not used for the stockpiling / dumping of any materials).

• Construction activities must not encroach on surrounding vegetation.


• Topsoil should be cleared in a phased manner to avoid large areas of unconsolidated soils.

• Excavated material generated on site to be used as fill material for site levelling.

• Topsoil to be preserved and stockpiled separately for use in rehabilitation of the site.

• Topsoil and subsoil stockpiles should be covered, wetted or otherwise stabilised to prevent wind erosion and dust generation.

• As necessary, dampen exposed soil areas on very windy days (>45 km/hr wind speeds) to prevent soil erosion by wind. A water cart or sufficient watering equipment should be available to wet soils during windy days if wind-blown sand and dust becomes a problem. During strong wind conditions it may be necessary to halt operations until conditions improve.

• Roads and parking areas must be designed and constructed to ensure that good drainage occurs and to ensure accessibility on a year round basis.



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• Construction of roads and stormwater pond to take place prior to construction of buildings to assist with stormwater management and erosion control during construction.

• Integrate permeable green pavers in the paving of internal roads and parking bays.

• Once structures and infrastructure are in place, rehabilitate open areas with indigenous seeds and / or topsoil.

• Carpobrotus should be planted on erodible areas - it's a good soil binder and will facilitate recruitment of groundcover.






Duration Medium 4 Short 2







Mitigation Possible

Confidence High

Aspect: Construction activities

Impact 4: Dust generation and air pollution



The proposed site is surrounded by residential developments, undeveloped land, school and university facilities and an entertainment complex. Vehicles are the main source of air pollution in the immediate surrounding area. Sources of dust generation during construction phase incudes removal of vegetation, excavation activities, general construction activities, stockpiling and vehicle entrainment. Sources of volatiles (fumes) and particulate matter include fuels and building materials. The Particulate Matter concentration in the atmosphere will slightly increase due to the construction activities and this slight increase will be short lived. Dust generation will be within the acceptable dust fall rate (D < 600 mg/m2/day, 30-days average) as according to the Dust Control Regulations promulgated 1 November 2013 (GN R. 827) in terms of the National Environmental Management: Air Quality Act (No of 2004) as amended. Care must be taken to ensure appropriate measures are in place to prevent unnecessary pollution in the area. With mitigation measures in place the impact is rated as negative of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction with regards to suitable measures to be carried out to prevent dust generation.



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• No waste or excavated materials, or any construction materials may be dumped in surrounding vegetation or in any area other than a licensed waste site.

• Vegetation litter be removed off site and not stockpiled on site to reduce fire risk. • Construction activities must not encroach on surrounding vegetation.


• Do not leave machinery / vehicles running unnecessarily. Service machines and vehicles regularly to prevent unnecessary fumes and leaks.

• Ensure cleaning materials, volatile materials and other hazardous materials (e.g. chemicals and fuels) are securely stored within a suitable sealable non-corrosive container. Ensure lids are secure to avoid unnecessary release into the environment

• Excavated material from site levelling and landscaping activities will as far as possible be used on-site as fill material. Excess excavated material that cannot be used in this way will be exported from the site used in construction activities elsewhere in the NMBM or disposed of at an appropriately licensed waste disposal facility.

• Topsoil should be cleared in a phased manner to avoid large areas of unconsolidated soils.



• As necessary, dampen exposed soil areas on very windy days (>45 km/hr wind speeds) to prevent soil erosion by wind. A water cart or sufficient watering equipment should be available to wet soils during windy days if wind-blown sand and dust becomes a problem. During strong wind conditions it may be necessary to halt operations until conditions improve.


• Carpobrotus should be planted on erodible areas - it's a good soil binder and will facilitate recruitment of groundcover.





Spatial Local 3 Site 2

Duration Short 2 Very short 1

Frequency Regular 4 Infrequent 2

Intensity Low-medium 2 Low 1

Severity Medium 8 Low 4


Probability Probable 4 Probable 4


Mitigation Possible

Confidence High

Aspect: Construction activities and waste generation

Impact 5: Pollution of soil, surface water and groundwater



The property is located in quaternary catchment M20A in the Algoa Sub-Water Management Area, in the larger Fish to Tsitsikamma Water Management Area. The site does not fall within aquatic CBA areas (ECBCP). There are no wetlands or other watercourses present on the property and there are no rivers in close vicinity to the site. One natural wetland system occurs 395 m west of the site.



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The proposed development site is located outside the catchment area of the identified wetland and as such this wetland is not at risk of being impacted by the proposed development. Sources of potential pollutants to soil and water resources include fuels, building materials (i.e. paint, concrete, cement) and waste generation (excavated materials not re-used, building materials, waste generated by contractors, sanitation waste). Care must be taken to ensure measures are in place to correctly manage waste and prevent / respond to spills to prevent unnecessary pollution the area. With suitable measures in place, the impact pollutants on soil and water during construction is expected to be negative of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction with regards to suitable measures to be carried out to prevent waste generation and spills.

• No waste, excavated materials, or any construction materials may be dumped in surrounding vegetation or in any area other than a licensed waste site.

• Do not leave machinery / vehicles running unnecessarily. Service machines and vehicles regularly to prevent unnecessary leaks.

• Ensure cleaning materials, volatile materials and other hazardous materials (e.g. chemicals and fuels) are securely stored within a suitable sealable non-corrosive container. Ensure lids are secure to avoid unnecessary release into the environment.

• Leaking or empty drums must be removed from the site immediately and disposed of at a registered waste disposal site. All hazardous waste to be disposed an appropriately registered waste disposal facility. Records of disposal at hazardous waste facilities must be kept.

• Ideally, no fuel to be stored on site. The risk of spilling fuel is at its greatest during refuelling of vehicles and machinery. Where possible, refuel offsite or in a designated area, preferably on an impermeable surface. If generators are refuelled on site, they must be placed on trays, which rest on clean sand and once construction is complete this must be removed from the site and disposed of at an appropriately registered waste disposal facility.

• No cement / concrete mixing are to take place on the soil surface. Cement mixers are to be placed on large trays to prevent accidental spills from coming into contact with the soil surface.

• Sufficient portable chemical toilets or similar sanitation facilities should be provided and suitably maintained at the site for the duration of construction. Only closed sanitation systems to be allowed (e.g. conservancy tanks). Sanitation systems must be properly maintained and regularly emptied.

• Emergency procedure in place to deal with hazardous spills. Job specific training to be provided to individuals responsible for dealing with hazardous spills.

• Adequate covered receptacles for general waste disposal to be provided and placed on site.

• Adequate covered receptacles for hazardous waste disposal (oily rags etc.) to be provided and placed on site.

• Waste receptacles should be emptied on a regular basis.

• Where possible waste materials are to be reused or recycled. Waste that is not reused / recycled must be disposed of at an appropriately registered and licensed waste disposal facility, e.g. Arlington or Koedoes Kloof. Records of disposal to be kept.

• Excavated material from site levelling and landscaping activities will as far as possible be used on-site as fill material. Excess excavated material that cannot be used in this way will be exported from the site used in construction activities elsewhere in the NMBM or disposed of at an appropriately licensed waste disposal facility.

• Construction waste (e.g. packaging material, unused concrete) not reused / recycled must be disposed of at an appropriately licensed waste disposal facility.

• Ensure good housekeeping of the site (i.e. not litter) at all times.





Spatial Local 3 Activity 1



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Intensity Medium 3 Low – medium 2



Probability Probable 4 Plausible 3


Mitigation Possible

Confidence High

Aspect: Construction works

Impact 6: Noise generation



The surrounding area is characterised by typical residential activities which generate noise i.e. vehicles, school grounds, residents. The ambient level of noise in the area is low. Sources of noise during construction phase include construction personnel, vehicles and machinery used for clearing of vegetation, levelling, and excavation. The noise generated is likely to be experience by those in the immediate vicinity of the construction activity. With mitigation measures in place, the noise impacts are considered to be negative and of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction so that personnel are aware of restricted activities with regards to noise generation.

• No loud music to be allowed on site.

• All vehicles and machinery must be kept in good working condition.

• Working hours to be restricted to day time hours (i.e. 6 am – 6pm)

• No major construction work to take place after hours or on Sundays or on public holidays.

• A complaints register should be kept to document complaints and the corrective action taken.





Spatial Site Specific 2 Activity Specific 1

Duration Very Short term 1 Very Short term 1

Frequency Often 5 Often 5


Severity Medium 8 Medium 7


Probability Plausible 3 Slight 2


Mitigation Possible

Confidence High



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Aspect: Construction Activities

Impact 7: Traffic impact



Erf 3783 is located adjacent to Second avenue in Summerstrand. There are a number of residential complexes and houses located on second avenue, as well as a NMMU campus and sports grounds, a primary school and the entrance to the parking area of the Boardwalk entertainment complex. Second avenue is a distributor road which links Strandfontein road with Marine drive and traffic flow is currently controlled in this road by means of traffic circles. Bus and minibus-taxi services operate along Second Avenue providing a transport service for residents, students and domestic workers. Sidewalk facilities for pedestrians are also in place along Second avenue as well as a cycle-way along the eastern side of second avenue. The traffic impact study analysed the current level of operating services (LOS) (operating condition that may occur at an intersection with regards to accommodating various traffic volumes) of the intersections on second avenue (Marine Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road). The La Roach / Strandfontein intersection was also analysed. It was found that apart from La Roche / Strandfontein (LOS F) and Strandfontein / Second avenue (LOS F), all intersections operate satisfactorily with no major capacity problems. During construction phase, the source of additional volumes of traffic on second avenue and Strandfontein, La Roche and Marine Drive will include personnel vehicles and construction vehicles and machinery. With mitigation measures in place, the impact of the construction phase on existing traffic volumes is expected to be low.

Mitigation Measures

• There must be appropriate road and construction signage in place. Road signage should be erected and provided to full municipal standards.

• The must be strict access control to and from the construction site at all times.

• All construction vehicles are to be monitored to ensure they are not overly full so the likelihood of spillage of debris is prevented.

• Surrounding area and roads should be monitored for debris and materials associated with the proposed development and cleaned up a soon as such becomes apparent. This includes sand/gravel which may fall from trucks transporting these resources to the site.

• All materials used for construction / excavated are to be stockpiled in a safe manner within the footprint of the development site so as not to cause nuisance to traffic.

• Speed travelled by construction vehicles must be kept to a minimum and speed limits enforced.

• If construction machinery / materials is transported to or from the site, it must be done outside of peak AM / PM traffic periods. Transporting of machinery / materials to or from the site should take place between 9am and 3pm.

• Construction vehicles should not enter / leave site during the adjacent school (Summerwood) collection times; discussions between the developer and this institution must be held to confirm school collection times.

• No transport of construction machinery / materials to or from the site to take place on public holidays or weekends.





Spatial Local 3 Local 3

Duration Very short 1 Very short 1



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Mitigation Possible

Confidence High

Aspect: Development of residential units

Impact 8: Change in topography



The proposed development site can be described as gently undulating with a gentle slope towards the south eastern and eastern corner of the site. The majority of the site is situated at approximately 28 - 29m ASL; There is a gentle slope to the south eastern corner of the site to a height of 24m ASL; the lowest part of the site is the far eastern section at 22 MASL. Change in the topography of the site will occur as levelling will take place for building foundations, internal roads and parking bays etc. and to fit in with the existing levels of the surrounding developments (road, NMMU sports ground and entertainment complex). The site will be levelled to approximately 25 - 26MASL with the lowest area being the stormwater pond in the south eastern corner at approximately 23MASL. This is a long term impact of low significance. With mitigation, the change in topography is permanent but of a low significance.

Mitigation Measures

• Design proposed development site to follow natural contour lines so as to minimize effect on the topography.

• Ensure the site is appropriately levelled to fit in with current topography levels of adjacent developments.

• Ensure that appropriate erosion and storm water control mechanisms are implemented.





Spatial Site Specific 2 Site Specific 2

Duration Medium - Long term 5 Medium - Long term 5

Frequency Rarely 1 Rarely 1

Intensity Low 1 Low 1


Consequence Medium 9 Medium 9

Probability Slight 2 Slim 1


Mitigation Possible

Confidence High



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Impact 9: Visual impact



The construction site and related activities will be visible from the Boardwalk entertainment complex, persons on Second avenue, residents in the nearby residential complexes and houses and the NMMU campus. There will be a 6 m boundary from the building line of Erf 3783 around the proposed residential development. A 2.4 m wall is proposed to be constructed around the site. The stormwater pond / open space area will be put in place in the north eastern corner of the site, which will be directly across from the turning circle that provides access to the parking area at the Boardwalk complex. Construction will take approximately 3 years to complete. It is recommended that a portion of the 2.4 m boundary wall is erected along the southern boundary (where the site is adjacent to 2nd avenue), during the early stages of the construction phase, to mitigate the visual impacts of the construction phase. This impact is rated as negative of a medium significance with mitigation measures in place.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction to ensure personnel are aware of their individual responsibilities with regards to good housekeeping measures.

• Ensure good housekeeping measures on site: o No litter

o Stockpiles are located in designated areas

o Machinery and equipment are located in designated areas

o Construction materials stored in designated areas

o Suitable waste receptacles are provided on site for general and hazardous waste, waste receptacles are manged

correctly and do not overflow

o Hazardous fuels and chemical are stored on bunded areas under lock and key

o Ablution facilities are stored in designated area and properly maintained.

• Contractors must monitor construction vehicles to ensure that they are not overly full – thus increasing the likelihood of spillage of debris on the site.

• Ensure any debris spilled onto roads is cleared up.

• It is recommended that a portion of the proposed 2.4 m boundary wall is erected along the southern boundary (where the site is adjacent to 2nd avenue), during the early stages of the construction phase, to mitigate the visual impacts of the construction phase.

• A complaints register to be kept to document complaints and the corrective action taken.


• No construction work to take place on weekends or on public holidays.





Spatial Local area 3 Local area 3

Duration Short – medium term 3 Short – medium term 3

Frequency Often 5 Often 5



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Intensity Low – medium 2 Low – medium 2



Probability Probable 4 Slight 2

Impact Significance Medium High 17 Medium 15

Mitigation Possible

Confidence High


Impact 10: Heritage impact



A Phase 1 Archaeological impact Assessment was carried out and found that the proposed development site is situated within 1 km from the coast and falls within a sensitive archaeological area where materials such as shell middens and archaeological sites may occur. Due to the dense grass and alien vegetation present on site, archeologically visibility was poor on the majority of the site. Modern buildings (old Transnet buildings) (not older than 60 years) were on site but demolished during the month of June following a demolition order from the NMBM. Historical household materials were observed on the site of the demolished buildings as the demolition activity exposed these items. The area between Summerstrand, Walmer and Schoenmakerskop was covered with rubbish between 1893 – 1909 for the purpose of stabilising shifting dune sands and therefore it is possible that more historical household items will be exposed once vegetation is removed and during construction works. The site appears to be of low archaeological sensitivity, but heritage sites, materials and human remains may be covered with vegetation and sand layers. Such sites, materials and remains may only be uncovered during construction and the Eastern Cape Provincial Heritage Resources Authority (ECPHRA) or an archaeologist must be informed immediately so that investigations can take place. A full Heritage impact assessment may be required by the ECPHRA to assess all heritage resources on site. With mitigation measures in place, the impact on heritage resources on site is considered to be a positive impact of low significance as heritage resources will be unearthed, investigated by suitable specialists and removed to a museum. If the mitigation measures are not put in place the impact on heritage resources is rated as a negative impact of medium significance.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction with regards to the recognition of potential archaeological items.

• Construction managers/foremen should be informed before construction starts on the possible types of heritage sites and cultural material they may encounter and the procedures to follow when they find sites. Alternatively, it is suggested that a person be trained (ECO) as a site monitor to report to the site manager if heritage materials / sites are found.

• It is recommended that all construction work is monitored. An archaeologist/heritage specialist must be present when the areas earmarked for development are cleaned from vegetation. Alternatively, a person must be trained as a site monitor to report to the foreman when heritage sites/materials are found.

• The developer must ensure that a system is in place to halt the specific activity if such an artefact / site is identified.

• If archaeological heritage resources are unearthed during construction, the find brought to the immediate attention of the developer and all work is to be stopped immediately and reported to the archaeologist at the Albany Museum (046 6222312) or to the Eastern Cape Provincial Heritage Resources Authority (043 6422811) so that a systematic and professional investigation can be carried out. Any recommendations followed from such an investigation must be carried out.

• Due to the wide distribution of the 19th century historical dump it is highly possible that more material will be exposed during construction. As such, a collection strategy must be devised and provisions for such included in the budget.

• It is recommended that an historian is contracted to develop the collecting strategy and any recommendations made by the historian should be put in pace.



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• If dense concentrations of the historical dump are exposed, work must stop immediately and reported to the appointed historian or to the ECPHRA so that a systematic and professional investigation can be carried out. Any recommendations followed from such an investigation must be carried out.

• Should any substantial fossil remains (e.g. vertebrate bones and teeth, petrified wood, plant fossil assemblages) be encountered during excavation, these should be safeguarded, preferably in situ, and reported by the ECO to ECPHRA (i.e. The Eastern Cape Provincial Heritage Resources Authority. Contact details: Mr Sello Mokhanya, 74 Alexander Road, King Williams Town 5600; [email protected]) and a suitably qualified palaeontologist so that specimens can be examined, recorded and, if necessary, professionally excavated at the developer’s expense.

• Any discovered artefacts shall not be removed under any circumstances without consent from the ECPHRA.


Impact Status Negative Impact Positive Impact



Spatial Activity specific 1 Activity specific 1

Duration Long term 6 Very short term 1

Frequency Infrequent 2 Infrequent 2


Severity / Degree Medium 9 Low 4


Probability Expected 5 Slight 2


Mitigation Likely

Confidence High


Impact 11: Criminal activity in area



The proposed development site is currently undeveloped vacant. Prior to the demolishing of the old Transnet buildings on site, these were used by vagrants and were observed during the first site visit when these buildings were still intact. Evidence of vagrants occupying Erf 3783 was observed throughout the site during site walkovers. Construction of the residential development will result in any vagrants occupying the site to move off to another area and any crime incidents that may have occurred in the past along second avenue due to such vagrants will be lessened. A local professional contractor will be appointed and will responsible for the conduct of their staff and associated security related to their activities. A security guard will be on site throughout the duration of construction to safe guard the site as well as any equipment and materials stored on site overnight. Crime activity is high throughout South Africa. Criminal activities on site and in the surrounding area of the site due to the construction activities taking place cannot be ruled out but mitigation measures will be put in place to reduce the likelihood of this occurring.

Mitigation Measures

• There must strict access control to and from the site.



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• A security guard should be stationed on site for the duration of the construction phase and guard the site 24 / 7.

• Movement of all personnel and workers must be limited to areas under construction. Access to surrounding areas is not permitted; these must be designated as no-go areas during construction.

• All personnel employed on site should be local to the area

• No employment to take place on site. Employment should take place through reputable recruitment agencies / avenues.

• No wages to be paid on site.

• A local professional contractor will be appointed and must be responsible for the conduct of their staff and associated security related to their activities

• No weapons / alcohol / narcotics allowed on site

• Sever contractual fines imposed for personnel / contract workers bring weapons / alcohol / narcotics on site.

• Workers are not to be housed on site but to return to their homes after hours.


• No construction work to take place after work hours.

• No major construction work to take place on Sundays or on public holidays.

• Health and safety obligations as required by applicable National regulations and municipal bylaws to be implemented

• Ensure all emergency numbers are in place and visible at all times

• Ensure security guard and key personnel has all emergency numbers are on hand at all times






Spatial Local Area 3 Local Area 3

Duration Very short term 1 Very short term 1


Intensity Medium 3 Low - medium 2





Mitigation Possible

Confidence High

Aspect: Fire

Impact 12: Damage to social, natural and equipment



With the occurrence of the high number of alien vegetation as well as the small section of fynbos, the large adjacent undeveloped area and the current drought conditions in the NMBM, the risk of a fire on the proposed development site is high. According to Google Earth historical images a fire occurred on site during 2009 / 2010. Fire is common to the area and a fire started unintentionally during construction would spread rapidly and could damage construction materials and provide a safety risk to surrounding developments, vegetation and construction personnel.



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Mitigation measures must be implemented to reduce the risk of a fire occurring on site during the construction phase. The impact on the social and natural environment as a result of an accidental fire started during construction phase is not likely to occur and assessed as low with effective mitigation / prevention measures in place.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction to ensure personnel are aware of their individual responsibilities with regards to preventing fire risks on site.

• An emergency fire management plan must be designed and implemented during construction phase.

• A fire break (5 metre width) is recommended on the northern boundary of the site between Erf 3783 and the adjacent undeveloped area.

• Job specific training to be provided to individuals responsible for dealing with fire management.

• Fire-fighting equipment must be available and readily accessible on site.

• No open fires permitted on construction site.

• No cigarette butts or burning substances are permitted to be released into the environment. All cigarette butts to be extinguished first and then disposed of in a waste receptacle provided.

• Removal of all alien invasive vegetation to reduce fire risk.

• Vegetation litter is to be removed off site and not stockpiled at the site to reduce fire risk.

• If a fire is detected it must be attended to immediately.



• Ensure security guard and key personnel has all emergency numbers on hand at all times





Spatial Municipal 4 Activity Specific 1

Duration Very short 1 Very Short 1

Frequency Continuous 6 Continuous 6

Intensity Very High 6 Low 1

Severity High 13 Medium 8

Consequence High 17 Medium 9

Probability Plausible 3 Slim 1

Impact Significance Medium - High 20 Low 10

Mitigation Possible

Confidence High

Aspect: Construction Phase

Impact 13: Job creation



The expected value of the employment opportunities during construction phase is estimated to be R50 M with approximately 25% of this value (R12.5 M) accruing to previously disadvantaged individuals over an estimated 3-year construction period. Approximately 80 employment opportunities will be created during the construction (including planning and design) phase of the development.



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The creation of jobs during the construction phase is rated as a positive impact of low significance.

Mitigation Measures

• Use local labour.

• Advertise locally making use of local resources for this purpose.

• Use a reputable agencies / avenues to screen staff employed.

Impact Status Positive Impact Positive Impact



Spatial Activity 1 Activity 1

Duration Short-medium 3 Short-medium 3



Degree Low 5 Low 5


Probability Slim 1 Probable 4

Impact Significance Low 7 Low 10

Mitigation Possible

Confidence High

Indirect Impacts None identified for construction phase

Cumulative Impacts Aspect: Construction Phase

Impact 14: Energy and water resources

Nature of impact: Cumulative


Energy and water will be used during construction activities. The use during construction is expected to have a negative impact of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel prior to the start of construction.

• Minimise energy and water consumption where possible.

• Don’t leave vehicles and machinery running unnecessarily.

• Regular servicing of vehicles and machinery

• Realistic water consumption quota set by Resident Engineer / representative







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Duration Short- 1 Short 1



Degree Low 3 Low 3




Mitigation Possible

Confidence High



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Operational Phase - Alternative site 1 (preferred site / activity and technology alternative)

Direct Impacts Aspect: Operational Phase

Impact 1: Fauna and Flora



A small portion of indigenous vegetation and a large number of alien invasive species will be cleared during the construction phase. The site will be landscaped, and if possible, indigenous white Milkwood trees removed during construction will be retained or transplanted in the open space areas on the site. Rehabilitation occurring during construction will make use of indigenous species, local to the area. The gardens on site will be created using indigenous species, local to the area. The vegetation on site will provide some habitat for avifauna and small reptiles. Of the approximate 47000 m2 site, approximately 10000m2 will be retained as green space (20%) The impacts on indigenous fauna and flora occur during construction phase. During operational phase, the likelihood of alien invasive species and other weeds seeding is high with no mitigation in place resulting in a negative impact of medium significance. The developer has committed to enter into discussions with the NMBM regarding offsetting the 0.12 ha of fynbos removed on site, through the provision of ongoing services that will be required to assist with managing this no-go environmental area in Happy Valley. Services could include, for example, monthly alien vegetation removal and maintaining fire breaks in the Happy Valley area. In the discussions, these services will be proposed to be provided for a minimum of five years. With mitigation in place, indigenous flora will be used in the open space areas and emergence of alien invasive species controlled. Should discussions with the municipality regarding the proposed offset successful, the proposed services, if implemented, could contribute to the long term management of endangered and critically endangered fynbos vegetation types occurring in the Happy Valley area. The impacts on fauna and flora, with mitigation measures in place, are a positive impact of low significance.

Mitigation Measures

• Basic environmental awareness training to be provided to contractors / sub-contractors prior to the start of maintenance

activities.

• Existing Sideroxylon inerme subsp. Inerme trees are transplanted elsewhere in open space areas on the site.

• Ensure green space is provided for as according to preferred site development plan.

• Consider implementing resident rules which include no damage to fauna or flora within the development.

• Ensure stormwater pond is adequately vegetated with indigenous groundcover and plant indigenous trees around the pond.

• All gardens to be landscaped using a variety of indigenous species local to the area. Landscape guidelines to be produced by

body corporate.

• Make use of a qualified / experienced landscaper for all landscaping needs.

• Should any maintenance be required on site during the life of the operation ensure vegetated areas are not used as laydown

areas and ensure movement of workers is limited to areas under maintenance.

• Ensure ongoing removal of alien invasive vegetation and weeds for the life of the operation.

• The developer is to enter into discussions with the NMBM Environmental: Management regarding the services that are proposed

to be provided to offset the removal of 0.12 ha of identified fynbos on site. It is recommended that a Happy Valley environmental

forum, or similar, be established as a starting point.

• Ensure the site is litter free for the life of the operation and suitable waste receptacles are provided in open space areas which

are correctly maintained and emptied regularly.



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Impact Status Negative Impact Positive Impact




Duration Life of operation 5 Very short 1

Frequency Infrequent 2 Rarely 1


Severity Low 8 Negligible 3

Consequence Medium 9 Negligible 4



Mitigation Possible

Confidence High


Impact 2: Change in land use



The property is owned by Siyalanda and the property is zoned for Special Purposes in terms of the Port Elizabeth Zoning Scheme Regulations which allows for the land uses including hotel/s, recreation/resort facilities, tourist orientated and incidental retail facilities and dwelling units/residential accommodation. The site is currently vacant and undeveloped. It is used for quad biking and vagrants also occupy the site. Illegal dumping is evident on site. The site is invaded by alien vegetation and is consequently a fire risk with a fire having occurred in recent times (2009 / 2010). The small portion of intact natural vegetation occurring on site is of low conservation value. The primary use (residential accommodation) will be aligned to the relevant Site Development Plan submission to NMBM. The submission will provide for approximately 420 dwelling units in the form of residential blocks. The density is motivated to be in line with the average density currently permitted in the Happy Valley and Summerstrand LSDFs. The proposed height of 4 storeys aligns to the height permitted in the buffer area between the existing hotel development at the Casino and of the existing residential development along Beach Road and Marine Drive and is further aligned to the provisions of the Tall buildings policy and therefore that of the existing developments in the residential areas. The proposed development will take place within the approved urban edge and consist of 420 units contained in 30 blocks and developed to a height of 4 stories on an estimated 4.7 ha and will allow for 1.2 ha of open space. The proposed development is therefore in line with international best practices as the development will take place on a degraded site within the urban edge and will provide an additional 420 accommodation units on relatively small area and will therefore assist in preventing urban sprawl. The residential development is proposed to be a lifestyle development. Residents will have access to a clubhouse (which could include, inter alia, a small retail shop, coffee restaurant, conference rooms etc.), gym, swimming pools and park spaces. The development will be equipped with security features including electric fencing, CCTV monitoring cameras, security guards and access control. The residential development will offer an attractive place of residence for families, elderly residents, professionals and holiday makers in the sort-after Summerstrand suburb. 420 residential units will add to the rates received by the NMBM to maintain surrounding public infrastructures and roads while providing economies of scale for internal services provided on site.



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With mitigation in place, the change in land use from an undeveloped piece of land associated with vagrants, illegal dumping, crime and alien vegetation into an upmarket development without security concerns and where indigenous vegetation will be preserved, is rated as a positive impact of a medium high significance.

Management Measures

• Ensure adequate security measures are in place (electric fencing, security guards, CCTV)

• Ensure local employment takes place during the operational phase

• Ensure ongoing removal and management of alien vegetation

• Ensure use of indigenous vegetation in landscaped areas and stormwater pond

• Ensure ongoing maintenance of internal roads and parking areas

• Ensure ongoing maintenance of stormwater measures

• Ensure ongoing maintenance of water supply infrastructure on site

• Ensure ongoing maintenance of sewage infrastructure on site




Spatial Site 2 Site 2

Duration Medium - Long term 5 Medium - Long term 5



Degree Medium High 12 Medium High 12

Consequence Medium High 15 Medium High 15

Probability Slim 1 Plausible 3

Impact Significance Medium High 16 Medium High 18

Mitigation Possible

Confidence High

Aspect: Operational Phase




During operation, stormwater generated on site will be managed using a combination of pipes, overland channels, roads, ground surfacing and a stormwater pond. The internal stormwater network will be designed to accommodate a storm up to a 1:100 recurrence interval.

To accommodate the NMBM requirements of the stormwater released from site to be a storm equivalent of a 1:2 year recurrence interval prior to release into the existing piped NMBM stormwater system, a stormwater attenuation pond (detention pond) will be developed in the south eastern portion of the site to manage the amount of stormwater generated by the development prior to its release into the existing municipal network. The attenuation pond is proposed to be an estimated 1000m² in size with an estimated 1 million litre capacity. The internal roads are proposed to be paved with a possible integration of green pavers to improve stormwater absorption. A series of underground pipework and overland channels will allow the stormwater runoff will gravitate towards the pond. The road edges will



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have a concrete channel (150mmx150mm) between the kerb and the edge of the paving and as such the internal roads will act as secondary “channels” for the stormwater. Channels will be built in the centre of the roads between the buildings to gravitate stormwater towards the lower areas of the site, from where the water will be piped to the pond. The attenuation pond will have a secondary function by serving as an internal recreational park space for the residents. To assist in keeping the detention pond dry and reducing the risk of pests (i.e. mosquitoes), channels may be added into the pond to convey additional water during storms. Landscaping will take place on all open space areas using suitable groundcover and indigenous vegetation which will assist to control unnecessary erosion and improve stormwater absorption. The internal roads are proposed to be paved with a possible integration of green pavers which will also assist with stormwater absorption. With the proposed measures implemented on site, the probability of a negative impact due to ineffective stormwater management and consequent erosion is slight. Without the proposed measures in place, the probability of such an impact occurring is much higher.

Mitigation Measures

• Proposed stormwater attenuation pond to be put in place in lower lying south eastern portion of site for the purpose of stormwater management

• The stormwater pond must be lined with suitable groundcover and indigenous vegetation to manage erosion and stormwater absorption

• The proposed green pavers are recommended to assist with stormwater absorption

• All open ground areas must be vegetated with suitable groundcover and indigenous vegetation to manage erosion and stormwater absorption

• Manage the stormwater pond as dry as possible; it is recommended to install channels so excess water can be re-used on site

• The proposed internal road network with concrete channels to be put in place to gravitate stormwater towards lower lying areas of the site

• The proposed piped network to be put in place to convey stormwater to the pond

• Install silt fences and maintain as appropriate to ensure sediment does not clog stormwater system




Spatial Local 3 Activity 1

Duration Short – medium 3 Very short 1







Mitigation Possible

Confidence High

Aspect: Operational Phase – waste management



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The residential development will consist of approximately 120 3-bed units, 180 2-bed units and 120 1-bed units and will therefore accommodate approximately 840 people on the site. Each person is estimated to generate approximately 0.5 m3 waste per month which amounts to an estimated generation of 420 m3 per month. Each block will be provided with a refuse storage area and suitable waste receptacles. The refuse storage areas will be bunded and consist of non-permeable floors. The refuse will be collected from the refuse storage areas on a weekly basis. The collection will take place either by using an in-house service, where the waste will be moved to a central collection point for collection by the NMBM; alternatively, the NMBM will collect the waste from the refuse storage areas provided at each block. Recycling must take place at the residential development, each storage area will be equipped with a recycling receptacle and a suitable service provider (for example Recycle Yourself, Greencycle) will be paid a monthly fee to collect the recyclable waste

generated, either at a central collection point or from the refuse storage area provided at each block. The waste generated on site will consist mostly of general waste. This general waste will feed into the NMBM waste stream and recyclable items may feed into recycled waste stream. With mitigation measures in place, the direct impact of waste generation during operation on soil and water resources on site is of a low significance.

Mitigation Measures

• Ensure each block is provided with a suitable waste storage area

• Ensure the waste storage areas are designed in line with the refuse storage chamber design guidelines; the design should include, inter alia, suitably bunded area, non-permeable flooring, provision of a water tap for easy cleaning, suitable access to waste service providers, lockable doors, adequate ventilation, adequate roofing. (Guidelines included in Appendix D of OEMP)

• Ensure suitable waste receptacles are provided in each waste storage area to cater for the number of residents in each block

• Implement a recycling scheme on the site and including the recycling fee in the monthly levy costs

• Ensure weekly waste collection services are in place (either via internal collection to a central location point for collection by the NMBM / recycling service provider or via allowing the NMBM / recycling service provider to collect the waste at each block)

• Should a central location point be the preferred method of waste collection, ensure this collection point is suitably bunded and consists of non-permeable flooring

• Consider including in the “house rules” separation of hazardous household items (i.e. batteries) at source and for residents to transport these to nearby centres where collection of hazardous household items takes place (i.e. Pick n Pay centres)

• Ensure the site is litter free for the life of the operation and suitable waste receptacles are provided in open space areas which are correctly maintained and emptied regularly

• Waste areas must be made rodent and scavenger proof






Frequency Regular 4 Infrequent 2





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Mitigation Possible

Confidence High

Aspect: Operational Phase – Sewage management




The residential development will consist of approximately 120 3-bed units, 180 2-bed units and 120 1-bed units and will therefore accommodate approximately 840 people on the site. It has been calculated that approximately 168 Kl sewage will be generated from the development per day. Due to the location of the site, nearby NMB sewage infrastructure in place in 2nd avenue (adjacent to the site). A municipal bulk sewer line, with a 600mm diameter sewer pipe, crosses the site in a registered servitude and then turns off the site and runs down 2nd Avenue. The sewage generated onsite is proposed to be collected in internal underground sewer pipes and gravitate towards the south eastern corner of the site into a new connection which will feed into the existing 600mm bulk sewer line. Each building is proposed to have two dedicated drainage connections feeding into the main internal sewer lines. The internal sewage lines will comprise of 110, 160 and 200 mm diameter sewer pipes. Ensure mitigation measures are in place to confirm that all sewage infrastructure is correctly installed and appropriately maintained for the life of the operation to prevent unnecessary leaks, odors and pollution to the environment. With mitigation measures in place, the impact is considered to have a low significance.

Mitigation Measures

• Ensure all sewage pipes are correctly installed and aligned with applicable SANS standards

• Ensure the NMBM confirms that the NMBM WWTW (i.e. Cape Receife and Driftsands WWTW) has capacity to treat the additional 168 Kl sewage that will be generated from this development

• Ensure all sewage pipes are correctly maintained for the life of the operation

• Ensure any leaks / foul odours are attended to immediately for the life of the operation




Spatial Local 3 Site 2

Duration Short – medium 3 Very short 1


Intensity Medium 3 Low – medium 2





Mitigation Possible



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Confidence High

Aspect: Operation of residential units

Impact 6: Noise pollution



The surrounding area is characterised by typical residential activities which generate noise i.e. vehicles, school grounds, residents. The ambient level of noise in the area is low. The 420-unit residential accommodation development will generate noise typical of residential activities. This impact is rated as negative with low significance.

Mitigation Measures

• Ensure municipal bylaws applicable to noise in residential areas are included in “house rules” distributed to owners / residents

• Any maintenance work carried out on site during the life of operation must be restricted to day time hours (i.e. 6 am – 6pm) and

not take place on weekends / public holidays

• Ensure proposed open spaces are retained as proposed in the site plan as the vegetation will help absorb noise.












Mitigation Possible

Confidence High





The residential development is proposed to be a lifestyle development. In addition to residential accommodation the lifestyle development is proposed to offer a clubhouse, gym facilities and swimming pools. Of the 4.7 ha site approximately 20% will be retained as open space areas. The design of the lifestyle development aims to be aesthetically pleasing and attract families, elderly residents, professionals and holiday makers to the development. The asking price will range from approximately R750 000 (1 bed) to R2 000 000 (luxury 3 bed) (as estimated in 2018). The primary use (residential accommodation) will be aligned to the relevant Site Development Plan submission to NMBM. The proposed height of 4 storeys aligns to the height permitted in the buffer area between the existing hotel development at the Casino



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and of the existing residential development along Beach Road and Marine Drive and is further aligned to the provisions of the Tall buildings policy and therefore to that of the existing developments in the residential areas. The highest negative visual impact is likely to be experienced during the construction phase of the development. However, because the residential development will be a permanent development, the visual impact of the development during operational phase is rated as negative with a medium significance. This development will be residential, and it will be designed to be aesthetically appealing in a way that will enhance the character of the local surrounding area. This visual impact may therefore become negligible in the short – medium term as local residents become accustomed to the new development in the area.

Mitigation Measures

• Ensure the design of the residential development is in accordance by the requirements of the applicable Local Spatial Development Frameworks

• Ensure the design of the residential development fits in with the surrounding area and is aesthetically appealing

• Ensure implementation and maintenance of storm water control measures as required

• Ensure waste receptacles are provided and ensure these are emptied on a regular basis to prevent windblown litter

• Ensure good housekeeping of the lifestyle development (no litter etc.)

• Ensure perimeter wall and visual appearance of the residential blocks are maintained for the duration of operation

• Ensure access and internal roads are maintained for the duration of operation





Duration Medium-long 5 Medium-long 5

Frequency Infrequent 2 Infrequent 2





Impact Significance Medium 15 Medium 13

Mitigation Possible

Confidence High


Impact 8: Criminal activity



The residential development is proposed to be a lifestyle development and will offer a secure living environment, equipped with electric fencing, CCTV with artificial intelligence monitoring cameras, security guards and access control. Crime activity is high throughout South Africa. Criminal activities occurring within and around the residential development cannot be ruled out, but mitigation measures will be put in place to reduce the likelihood of this occurring.

Mitigation Measures




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• Ensure a proposed security guard is appointed for the duration of operation

• Ensure proposed CCTV are put in place for the duration of operation

• Ensure proposed electric fencing is put in place and maintained for duration of operation

• All personnel employed on site should be local to the area

• No employment to take place on site. Employment should take place through reputable recruitment agencies / avenues.

• No wages to be paid on site.

• Ensure appointment of local professional contractors to carry out any maintenance work required on site and who must be

responsible for the conduct of their staff and associated security related to their activities











Intensity Medium 3 Medium 3





Mitigation Possible

Confidence High

Aspect: Fire

Impact 9: Damage to infrastructure, natural environment and harm to people



With the current occurrence of the high number of alien vegetation and the large adjacent undeveloped area and the current drought conditions in the NMBM, the risk of a fire to the proposed development site is high. According to Google Earth historical images a fire occurred on site during 2009 / 2010. Fire is common to the area and a fire started unintentionally during construction would spread rapidly and could damage construction materials and provide a safety risk to surrounding developments, vegetation and residents. Mitigation measures must be implemented to reduce the risk of a fire occurring on site during the operational phase. The impact on the social and natural environment as a result of an accidental fire started during operational phase is not likely to occur and assessed as low with effective mitigation / prevention measures in place.

Mitigation Measures

• Basic environmental awareness training to be provided to all personnel appointed during operational phase to ensure personnel

are aware of their individual responsibilities with regards to preventing fire risks on site.



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• An emergency fire management plan must be designed and implemented for operational phase.

• A fire break (5 metre width) is recommended on the northern boundary of the site between Erf 3783 and the adjacent

undeveloped area.

• Consider including fire prevention tips in the “house rules” distributed to owners / tenants

• Job specific training to be provided to individuals responsible for dealing with fire management.

• Fire-fighting equipment must be available and readily accessible on site.

• Vegetation litter is to be removed off site and not stockpiled at the site to reduce fire risk.

• Waste materials must be managed correctly and removed offsite regularly (i.e. weekly)

• If a fire is detected it must be attended to immediately.




• Consider displaying signage in open space areas (e.g. no open fires / ensure fires are put out (i.e. at braai facilities), throw away

litter, no removal of any fauna / flora)




Spatial Municipal 4 Activity Specific 1

Duration Very short 1 Very Short 1


Intensity Very High 6 Low 1

Severity High 13 Medium 8

Consequence High 17 Medium 9


Impact Significance Medium - High 20 Low 10

Mitigation Possible

Confidence High


Impact 10: Job Creation



The estimated value of employment opportunities during the first 10 years of operation is estimated to be R10M with approximately 25% of this value (R2.5 M) accruing to previously disadvantaged individuals. Approximately 5 permanent employment opportunities will be created during the operational phase of the development. The creation of jobs during the operational phase is rated as a positive impact of low significance.

Mitigation Measures

• Use local labour.

• Advertise locally making use of local resources for this purpose.

• Use a reputable agencies / avenues to screen staff employed.



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Duration Short – Medium term 3 Short-medium 3



Degree Low 5 Low 5


Probability Slim 1 Probable 4


Mitigation Possible

Confidence High

Indirect Impacts None identified for operational phase.

Cumulative Impacts Aspect: Operational Phase




Erf 3783 is located adjacent to Second avenue in Summerstrand. There are a number of residential complexes and houses located on second avenue, as well as a NMMU campus and sports grounds, a primary school and the entrance to the parking area of the Boardwalk entertainment complex. Second avenue is a distributor road which links Strandfontein road with Marine drive and traffic flow is currently controlled in this road by means of traffic circles. Bus and minibus-taxi services operate along Second Avenue providing a transport service for residents, students and domestic workers. Sidewalk facilities for pedestrians are also in place along Second avenue as well as a cycle-way along the eastern side of second avenue. Between January 2014 and December 2016, a total of 120 collision were recorded along second avenue. The traffic impact study analysed the current level of operating services (LOS) (operating condition that may occur at an intersection with regards to accommodating various traffic volumes) of the intersections on second avenue (Marine Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road). The La Roach / Strandfontein intersection was also analysed. It was found that apart from La Roche / Strandfontein (LOS F) and Strandfontein / Second avenue (LOS F), all intersections currently operate satisfactorily with no major capacity problems. The proposed development comprises 420 residential units consisting of 120 3-bed units, 180 2-bed units and 120 1-bed units and will therefore accommodate approximately 840 people on the site. There will be 24 parking bays provided per residential block resulting in a minimum of 720 parking bays on site.



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The traffic impact study found that the proposed residential development (using 480 units and not 420 units) would generate 312 trips during AM and PM Peak hours. Additional developments are proposed in the vicinity of the proposed area along 2nd avenue. The development of retail and 62 residential units are proposed on Erf 1298 and 1406 in Summerstrand and access to this development is proposed from second avenue next to the common boundary from Erf 3783. The development of additional retail space, a 158-room hotel, office space and 45 residential units are proposed for the Boardwalk Mall Development. In order to accommodate traffic flow on 2nd avenue, it is recommended that access to the proposed development is to be accommodated via a traffic circle on second avenue (Refer to Traffic Impact Study, Appendix D4, Figure 19). The costs of the construction of the traffic circle should be apportioned between the developer, the NMBM and other developers s the traffic circle is the optimum configuration in the long term once all developments are in place. In order to accommodate the current traffic (improve the current LOS to LOS C or better) as well as the additional traffic generated by the proposed development on Erf 3783, it is recommended that an additional southbound left-turn lane on Strandfontein road at the Strandfontein Road / Second avenue intersection be put in place. It is also recommended that an exclusive northbound left-turn only lane on Strandfontein road approaching La Roche Drive be put in place (Refer to Traffic Impact Study, Appendix D4, Figure 22). The costs of these upgrades should be met by the NMBM. In order to accommodate the additional traffic volumes generated by all the developments proposed in the area along 2nd Avenue, a number of improvements will be required to be made at the cost of the NMBM / future developers as and when the developments commence. A major improvement would be required by upgrading second avenue to two lanes per direction between Strandfontein and Marine Drive. An exclusive northbound left-turn slip land on the Strandfontein Road approach to Second avenue would be required. Additional lanes on the Erasmus Drive approaches to Second Avenue. Upgrading of Erasmus Drive / 2nd Avenue intersection would be required. An additional right-turn lane on Marin Drive approaching Second Avenue would be required. An exclusive westbound left-turn lane on Marine Drive would be required. The costs of these upgrades are to be met by the NMBM and the other developers. The impact rating is provided for the proposed development on Erf 3783 only. The traffic impact occurring from the proposed residential development is a cumulative impact. In the absence of a traffic circle and the additional turning lanes recommended on Strandfontein road, the impact is rated as negative with a medium high significance. If the measures recommended in the traffic impact study are put in place the cumulative traffic impact is rated as negative with a medium significance.

Mitigation Measures

• Access to the site must be via a traffic circle on second avenue as per recommendations of the traffic impact study.

• Liaise with the NMBM to ensure the traffic impact study is approved by the NMBM

• An additional southbound left-turn lane on Strandfontein road at the Strandfontein Road / Second avenue intersection is to be put in place as per recommendations of the traffic impact study

• An exclusive northbound left-turn only lane on Strandfontein road approaching La Roche Drive to be put in place as per recommendations of the traffic impact study

• Liaise with Boardwalk / NMBM regarding improvement to Erasmus drive intersection as per recommendations of the traffic impact study





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Frequency Often 5 Regular 4




Probability Expected 5 Slight 2

Impact Significance Medium - High 17 Medium 11

Mitigation Possible

Confidence High

Aspect: Operational Phase – waste generation

Impact 2: Additional waste generation at NMBM landfill



The residential development will consist of approximately 120 3-bed units, 180 2-bed units and 120 1-bed units and will therefore accommodate approximately 840 people on the site. Each person is estimated to generate approximately 0.5 m3 waste per month which amounts to an estimated generation of 420 m3 per month. The waste generated on site will consist mostly of general waste. This general waste will feed into the NMBM waste stream which will be sent to Arlington Landfill site for disposal. Recycling should be encouraged at the residential development to mitigate the cumulative impact on waste generation in the NMBM and to ensure the feeding of recyclable items into the recycled waste stream. With mitigation measures in place (i.e. recycling), the impact of cumulative waste generation during operation site could be reduced from a negative impact of medium significance to a negative impact of low significance.

Mitigation Measures

• Implement a recycling scheme on the site and including the recycling fee in the monthly levy costs

• Ensure weekly waste / recycling collection services are in place

• Consider including in the “house rules” separation of hazardous household items (i.e. batteries) at source and for residents to transport these to nearby centres where collection of hazardous household items takes place (i.e. Pick n Pay centres)

• Ensure the site is litter free for the life of the operation and suitable waste receptacles are provided in open space areas which are correctly maintained and emptied regularly





Duration Medium – long 5 Medium – long 5







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Mitigation Possible

Confidence High

Aspect: Operational Phase – electricity and water use

Impact 3: Impact on electricity resources (fossil fuels) and water resources



The overall electrical demand for the residential development is estimated to be 1700 kVA. Electricity will be supplied from NMBM infrastructure and the NMBM have confirmed that their existing MV network has sufficient capacity to supply the proposed development. To reduce the cumulative impact on resources in the NMBM, the lighting installed will be energy efficient (i.e. LED / compact fluorescent) and heat pumps will be installed for the provision of hot water. To reduce cumulative impact on water use, grey water generated on site will be re-sued in the garden areas. With mitigation measures in place, the cumulative impact of electricity use within the NMBM generation during operation site could be reduced from a negative impact of medium significance to a negative impact of low significance.

Mitigation Measures

• Install energy efficient lighting only (i.e. LED / compact fluorescent)

• Install heat pumps for provision of hot water

• Re-use grey water on site for use in gardens

• Consider including in energy saving tips in the “house rules”





Duration Medium – long 5 Medium – long 5







Mitigation Possible

Confidence High

Decommissioning and closure Phase (Alternative (preferred alternative))

This phase is not applicable to the proposed development.



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No Go Alternative

Direct Impacts Aspect Clearing of vegetation – Construction Phase

Impact 1: Loss of indigenous vegetation

Description of current status of site

The site consists mostly of sandy grey soil on an uneven topography (typical of old stabilised coastal dunes) with sandstone outcrops occurring on the northern to north-eastern border fence, where these outcrops are covered with remnant Fynbos patches. The remnant fynbos patches of vegetation occurring north east of the were mapped and occupy approximately 1000m2 of the 4.7 ha site. The remnant patches of vegetation on the property currently resembles Driftsands Dune Fynbos (endangered) and St Francis Dune Fynbos Thicket Mosaic (endangered). The vegetation on site is dominated by alien invasive trees i.e. Acacia saligna and Acacia cyclops in the western, northern and central portions of the property and mature Eucalyptus trees in the southern and eastern portions of the property. The vegetation on the property can be described as degraded and transformed with a moderate to high density / level of invasion by alien Acacias and Eucalypts, and of low conservation value – in terms of its underrepresentation of the plant species richness and vegetation structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic vegetation. Without the proposed development there will be no loss of the remnant patches of indigenous vegetation and the status quo of the site (alien invaded site of low conservation value) will remain.

Aspect Clearing of vegetation – Construction Phase

Impact 2: Loss of fauna inhabiting the site and loss of habitat and forage


The area is located adjacent to a large undeveloped area and a variety of small mammals, reptiles and birds likely inhabit the site and / or use the site for foraging. Without the proposed development there will be no loss of the remnant patches of indigenous vegetation and other alien vegetation occurring on site. The status quo of the site will remain as is and any animals inhabiting the site and / or using the site as forage will continue. The continued invasion of alien invasive species will likely destroy the intact remnant indigenous vegetation.

Aspect: Construction activities

Impact 3: Dust generation and air pollution


Without the proposed development there will be no additional sources of dust that are typical of construction projects (i.e. removal of vegetation, excavation activities, general construction activities, stockpiling and vehicle entrainment and there will be no additional sources of volatiles (fumes) and particulate matter added to the air space of the NMBM. The alien vegetation on site is a fire risk and should a fire occur there will be an increase of air pollution in the area.

Aspect: Construction Activities




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Erf 3783 is located adjacent to Second avenue in Summerstrand. There are a number of residential complexes and houses located on second avenue, as well as a NMMU campus and sports grounds, a primary school and the entrance to the parking area of the Boardwalk entertainment complex. Second avenue is a distributor road which links Strandfontein road with Marine drive and traffic flow is currently controlled in this road by means of traffic circles. Bus and minibus-taxi services operate along Second Avenue providing a transport service for residents, students and domestic workers. Sidewalk facilities for pedestrians are also in place along Second avenue as well as a cycle-way along the eastern side of second avenue. The current level of operating services (LOS) of the intersections on second avenue (Marine Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road) are operating satisfactorily with no major capacity problems, with the exception of Strandfontein / Second avenue (LOS F). The no-go alternative will result in no additional generation of traffic in the area and the status quo of traffic volumes in the local area will remain.


Impact 5: Change in topography


In absence of the proposed development, the current topography of the site will remain as is (i.e. fairly flat with a gentle slope towards the south eastern and eastern corner of the site and situated at a height of between 24 – 28 MASL). Site levelling will not take place.


Impact 6: Heritage impact


A Phase 1 Archaeological impact Assessment was carried out and found that the proposed development site is situated within 1 km from the coast and falls within a sensitive archaeological area where materials such as shell middens and archaeological sites may occur. Due to the dense grass and alien vegetation present on site, archeologically visibility was poor on the majority of the site. Historical household materials were observed on the site of the demolished buildings as the demolition activity exposed these items. The area between Summerstrand, Walmer and Schoenmakerskop was covered with rubbish between 1893 – 1909 for the purpose of stabilising shifting dune sands and therefore it is possible that more historical household items will be exposed once vegetation is removed and during construction works. In absence of the development there will be no risk to possible heritage sites, materials and human remains; such potential sites will also not be likely be uncovered and further investigations will therefore not take place.

Aspect: Construction works and operations

Impact 7: Noise generation


The surrounding area is characterised by typical residential activities which generate noise i.e. vehicles, school grounds, residents. The ambient level of noise in the area is low. The no-go alternative will result in no additional generation of noise in the area as a result of construction activities. There will be no additional noise in the area as a result of the operation of the residential development.

Aspect Construction phase and operation phase




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The dominant lithology on site is Quartzitic sandstone. Aeolian Sand is the youngest geological formation of this area and characteristic of shifting sand dunes. The site consists mostly of sandy grey soil on an uneven topography with sandstone outcrops occurring on the northern to north-eastern border fence. The soil on site is classed as “imperfectly drained sand soil”. The limitations of the soils is that they may be highly erodible. The majority of the site is flat and situated at approximately 27 - 28m ASL (from northern, western and southern boundary to the centre of the site). There is a gentle slope towards the south western corner to 26 m ASL and the lowest part of the site is the far eastern section at 24m ASL. Without the removal of vegetation, the status quo of the site will remain and there will be no risk of destabilization of sandy sediment leading to erosion and there will be no risk of unnecessary erosion taking place as a result of ineffective stormwater measures.

Aspect: Construction activities and waste generation – Construction and Operation Phase



The property is located in quaternary catchment M20A in the Algoa Sub-Water Management Area, in the larger Fish to Tsitsikamma Water Management Area. The site does not fall within aquatic CBA areas (ECBCP). There are no wetlands or other watercourses present on the property and there are no rivers in close vicinity to the site. One natural wetland system occurs 395 m west of the site. The proposed development site is located outside the catchment area of the identified wetland and as such this wetland is not at risk of being impacted by the proposed development. The no-go alternative will result in no risk to soil contamination on the site as a result of construction.

Aspect: Fire Risk – Construction and Operational Phase

Impact 10: Damage to social, natural and equipment


With the occurrence of the high number of alien vegetation as well as the small section of fynbos, the large adjacent undeveloped area and the current drought conditions in the NMBM, the risk of a fire on the proposed development site is high. In absence of the construction phase, the status quo of the site is likely to remain as is (i.e. fire risk due to high numbers of alien vegetation on site and vagrants occupying the site and making small fires etc.)

Aspect: Construction Phase and Operational Phase



No visual impact will occur as a result of the construction of a residential lifestyle development. The visual appearance of the site will remain as is.


Impact 12: Criminal activity in area


In absence of the construction of the residential development, the site will remain undeveloped and vacant. Any vagrants occupying the site will likely to continue to occupy the site and crime incidents occurring as a result of such vagrants may continue. The vagrant population may increase in time.



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Impact 13: Job creation


In absence of the construction of the residential development, the site will remain undeveloped and vacant. Employment opportunities with an estimated value of R50 M with approximately 25% of this value (R12.5 M) accruing to previously disadvantaged individuals over an estimated 3-year construction period, will not be realized. Employment opportunities to the estimated value of R10M will not be realized during operational phase.


Impact 14: Sewage generation


No additional sewage will be generated from the site; there will be no risk of leaks; no additional sewage will require treatment at NMBM waste water treatment works.


Impact 13: Change in land use


The site is currently vacant and undeveloped. It is used for quad biking and vagrants also occupy the site. Illegal dumping is evident on site. The site is invaded by alien vegetation and is consequently a fire risk with a fire having occurred in recent times (2009 / 2010). The small portion of intact natural vegetation occurring on site is of low conservation value. In the absence of the development the site will remain as it. The residential lifestyle development not be developed on the site.

Indirect Impacts None identified

Cumulative Impacts Aspect: Operational Phase



The current level of operating services (LOS) of the intersections on second avenue (Marine Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road) are operating satisfactorily with no major capacity problems, with the exception of Strandfontein / Second avenue (LOS F). This will remain as is. There will be no additional traffic generated form the site.


Impact 2: Waste generation


No additional waste will be generated for disposal at Arlington Landfill site



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3. ENVIRONMENTAL IMPACT STATEMENT

Taking the assessment of potential impacts into account, please provide an environmental impact statement that summarises the impact that the proposed activity and its alternatives may have on the environment after the management and mitigation of impacts have been taken into account, with specific reference to types of impact, duration of impacts, likelihood of potential impacts actually occurring and the significance of impacts. Siyalanda Property Development (Pty) Ltd is proposing to develop approximately 420 residential units and

associated infrastructure on Erf 3783 located in 2nd Avenue, Summerstrand, Port Elizabeth, within the Nelson

Mandela Bay Municipality (NMBM) of the Eastern Cape Province.

Erf 3783 is approximately 4.729 hectares in extent; it is currently undeveloped and vacant. The proposed

development site is located immediately adjacent to the Boardwalk Entertainment complex, within the approved

urban edge of the NMBM and is zoned as Special Purposes. The residential development is proposed to be a

lifestyle development. The design entails 30 blocks, with each block being 4 stories high and consisting of twelve to

sixteen units per block. At this stage the residential development will comprise of approximately 120 single bedroom,

180 two-bedroom and 120 three-bedroom units.

The proposed density is motivated to be in line with the average density currently permitted in the Happy Valley

Local Spatial Development Framework (LSDF) and the Summerstrand LSDF. The proposed height of 4 storeys

aligns to the provisions of the Tall Buildings Policy as well as to the same height permitted as buffer area between

the existing hotel development at the Casino and that of the existing residential developments along Beach Road

and Marine Drive.

The proposed development will take place an estimated 4.7 ha and will allow for 1.2 ha of open space. The proposed

development is in line with international best practices as the development will take place on a degraded site within

the urban edge and will provide an additional 420 accommodation units on relatively small area and will therefore

assist in preventing urban sprawl.

Alternative A (preferred alternative)

Construction will result in the removal of vegetation on site. The vegetation on the property can be described as

degraded and transformed with a moderate to high density / level of invasion by alien Acacias and Eucalypts,

and of low conservation value – in terms of its underrepresentation of the plant species richness and vegetation

structure characteristic of intact St Francis Dune Fynbos Thicket Mosaic vegetation. In terms of the Nelson

Mandela Bay Conservation Assessment and Plan (2010), the final target of Driftsands Dune Fynbos Vegetation

is 581 ha; the final target of St Francis Dune Fynbos Thicket Mosaic vegetation is 615.8 ha. The preferred layout

plan will have a minor affect the final target of St Francis Dune Fynbos Thicket Mosaic (after the proposed

development the target will be 615.68 ha). The GHV LSDF indicates that Happy Valley, situated north and North

West of Erf 3783, is a no-go environmental area meaning that it is not intended for a land use change and the



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area must remain natural; Happy Valley also forms part of the Bioregional CBA network and consists of

endangered and critically endangered fynbos vegetation types. The developer has committed to enter into

discussions with the NMBM regarding offsetting the 0.12 ha of fynbos removed on site, through the provision of

services that will be required to assist with managing the fynbos vegetation in Happy Valley.

Search and rescue will take place prior to start of construction and permits will be obtained from DEDEAT / DAFF

as applicable for any species of special concern identified on site. Landscaping on site is proposed to take place

with any indigenous species on site that can be retained / transplanted (i.e. White Milkwood) or with indigenous

species local to the area. Alien vegetation will be removed and reduce the fire risk of the site. With mitigation

measures in place the impact on flora, during the construction phase is rated as negative with a low significance.

The development site is located adjacent to a large undeveloped area and a variety of small mammals, reptiles

and birds likely inhabit the site and / or use the site for foraging. It is anticipated that most of the fauna (particularly

fast-moving reptiles, avifauna and mammals) currently inhabiting the site will move off the site when vegetation

clearing commences. Search and rescue will take place prior to start of construction and permits will be obtained

from DEDEAT / DAFF as applicable for any species of special concern identified on site. With mitigation

measures in place, this impact on fauna during the construction phase is rated as negative and of low

significance.

Indigenous flora will be used in the open space areas and emergence of alien invasive species controlled. Should

discussions with the municipality regarding the proposed offset be successful, the proposed services, if

implemented, could contribute to the long term management of endangered and critically endangered fynbos

vegetation types occurring in the Happy Valley area. The impacts on fauna and flora during operational phase,

with mitigation measures in place, are a positive impact of low significance.

The soil on site is classed as “imperfectly drained sand soil” and the soils be highly erodible. Suitable stormwater

measures (including, inter alia, stormwater pond, permeable pavers, channels along roads) and erosion control

measures (e.g. rehabilitating open spaces with indigenous groundcover and vegetation) results in this impact to

be rated as negative with a low significance.

Dust and noise generation can be managed through proven mitigation measures and these impact are rated as

negative with a low significance. The risk of contamination of soil during construction and operation from waste

management can be managed using proven mitigation measures and these impact are rated as negative with a

low significance. The cumulative impact of electricity use in the NMBM will be lessened by installing energy

efficient lighting and heat pumps. Water from the stormwater pond, and other grey water generated on site, will

be re-used in the open space areas.

The risk of fire in the area will be lessened through the clearing of alien vegetation. Without mitigation measures

in place a negative impact of a medium high significance could occur. However, with suitable mitigation measures



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in place an accidental fire started during the construction and operational phase is not likely to occur and the

impact is assessed as negative of low significance.

The risk of crime in the area may be lessened through the development of the vacant site. Criminal activities on

site and in the surrounding area during the construction phase cannot be ruled out, however mitigation measures

will be put in place to reduce the likelihood of this occurring. During operational phase the development will be

equipped with electric fencing, CCTV cameras, security guards and access control. Mitigation measures will

therefore be put in place to reduce the likelihood of crime occurring. With measures in place the impact as rated

as negative with a low significance.

Change in the topography of the site will occur as levelling will take place. This is a long term impact of low

significance

The proposed development site will be visible from the Boardwalk entertainment complex, persons on Second

avenue, residents in the nearby residential complexes and houses and the NMMU campus. The visual impact

during construction phase is rated as negative of a medium significance with mitigation measures in place. The

highest negative visual impact is likely to be experienced during the construction phase of the development.

However, because the residential development will be a permanent development, the visual impact of the

development during operational phase is rated as negative with a medium significance. This development will be

residential, and it will be designed to be aesthetically appealing in a way that will enhance the character of the

local surrounding area. This visual impact may therefore become negligible in the short – medium term as local

residents become accustomed to the new development in the area.

The traffic impact study analysed the current level of operating services (LOS) of the intersections on second

avenue (Marine Drive, Skegness road, Boardwalk access, Erasmus road and Strandfontein road). The La Roche

/ Strandfontein intersection was also analysed. It was found that apart from La Roche / Strandfontein (LOS F)

and Strandfontein / Second avenue (LOS F), all intersections operate satisfactorily with no major capacity

problems. With mitigation measures in place, the impact of the construction phase on existing traffic volumes is

expected to be low.

The traffic impact study found that the proposed residential development would generate 312 trips during AM

and PM Peak hours. In order to accommodate traffic flow on 2nd avenue, it is recommended that access to the

proposed development is to be accommodated via a traffic circle on second avenue. In order to accommodate

the current traffic (improve the current LOS to LOS C or better) as well as the additional traffic generated by the

proposed development on Erf 3783, it is recommended that an additional southbound left-turn lane on

Strandfontein road at the Strandfontein Road / Second avenue intersection be put in place. It is also

recommended that an exclusive northbound left-turn only lane on Strandfontein road approaching La Roche

Drive be put in place.



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The traffic impact occurring from the proposed residential development is a cumulative impact. In the absence of

a traffic circle and the additional turning lanes recommended on Strandfontein road, the impact is rated as

negative with a medium high significance. If the measures recommended in the traffic impact study are put in

place the cumulative traffic impact is rated as negative with a medium significance.

With mitigation measures in place, the impact on heritage resources on site is considered to be a positive impact

of low significance as heritage resources will be unearthed, investigated by suitable specialists and removed to

a museum.

The expected value of the employment opportunities during construction phase is estimated to be R50 M with

approximately 25% of this value (R12.5 M) accruing to previously disadvantaged individuals over an estimated

3-year construction period. The estimated value of employment opportunities during the first 10 years of operation

is estimated to be R10M with approximately 25% of this value (R2.5 M) accruing to previously disadvantaged

individuals. The creation of jobs during the construction and operational phase is rated as a positive impact of

low significance

With mitigation in place, the change in land use from an undeveloped piece of land associated with vagrants,

illegal dumping, crime and alien vegetation into an upmarket development without security concerns and where

indigenous vegetation will be preserved, is rated as a positive impact of a medium high significance.

No-go alternative (compulsory) If the proposed development does not take place on Erf 3783, the status quo of the site will remain.

There are no water resources on site that would be impacted by the development. Archeological artefacts on site

will not be uncovered or unearthed. There will be no visual, dust, noise or traffic impacts generated from the

residential development. There will be no risk of soil erosion due to ineffective stormwater and erosion control

measures. There will be no risk from ineffective waste or sewage management. There will be no use of the required

water and electricity resources.

There will be no removal of vegetation on site and no disturbances to small fauna that may inhabit / forage the site.

The vegetation is degraded and transformed and of low-conservation value and currently consists predominantly of

alien invasive species (e.g. Eucalyptus and Rooikrans). The vegetation on site will remain as is. The alien invasive

vegetation on site is a fire-risk and will remain a fire-risk if it is not removed.

There will be no creation of employment. There will be no change in land use, site will remain vacant and

undeveloped and associated with vagrants, illegal dumping, crime, waste, alien vegetation and a quad bike track.



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SECTION E. RECOMMENDATIONS OF PRACTITIONER

Is the information contained in this report and the documentation attached hereto

sufficient to make a decision in respect of the activity applied for (in the view of the

environmental assessment practitioner)?

YES NO

Is an EMPr attached? YES NO

The EMPr must be attached as Appendix F.

If “NO”, indicate the aspects that should be assessed further as part of a Scoping and EIA process before a decision

can be made (list the aspects that require further assessment):

NA

If “YES”, please list any recommended conditions, including mitigation measures that should be considered for inclusion in any authorisation that may be granted by the competent authority in respect of the application:

• Site clearing must be done in a phased manner

• Permits for the removal of species of special concern will need to be obtained from the DEDEAT / DAFF prior to the start of construction

• Search and rescue must take place for remnant fynbos species on site. This vegetation must be transplanted (where possible) or seeded in nearby suitable protected ecosystems.

• The developer is to enter into discussions with the NMBM: Environmental Management regarding services that are proposed to be provided to offset the removal of 0.12 ha of identified fynbos on site. It is recommended that a Happy Valley environmental forum, or similar, be established as a starting point.

• A faunal search and rescue operation must be undertaken prior to commencement of vegetation clearing on site.


• Put in place stormwater pond to manage amount of stormwater generated by the development prior to its release into the existing municipal network as per proposed site development plans

• Ensure roads are designed to assist with stormwater management as per proposed site development plans

• Construction of roads and stormwater pond to take place prior to construction of buildings to assist with stormwater management and erosion control during construction.

• Integrate permeable green pavers in the paving of internal roads and parking bays.



• As necessary, dampen exposed soil areas on very windy days (>45 km/hr wind speeds) to prevent soil erosion by wind.

• Access to the site must be via a traffic circle on second avenue as per recommendations of the traffic impact study.

• Liaise with the NMBM to ensure the traffic impact study is approved by the NMBM

• An additional southbound left-turn lane on Strandfontein road at the Strandfontein Road / Second avenue intersection is to be put in place as per recommendations of the traffic impact study



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• An exclusive northbound left-turn only lane on Strandfontein road approaching La Roche Drive to be put in place as per recommendations of the traffic impact study

• Liaise with Boardwalk / NMBM regarding improvement to Erasmus drive intersection as per recommendations of the traffic impact study

• Ensure good housekeeping measures on site: o No litter

o Stockpiles are located in designated areas

o Machinery and equipment are located in designated areas

o Construction materials stored in designated areas

o Suitable waste receptacles are provided on site for general and hazardous waste, waste

receptacles are manged correctly and do not overflow

o Hazardous fuels and chemical are stored on bunded areas under lock and key

o Ablution facilities are stored in designated area and properly maintained.

• It is recommended that all construction work must be monitored for heritage resources. An archaeologist/heritage specialist must be present when the areas earmarked for development are cleaned from vegetation. Alternatively, a person must be trained as a site monitor to report to the foreman when heritage sites/materials are found. The developer must ensure that a system is in place to halt the specific activity if such an artefact / site is identified. A collection strategy must be devised and provisions for such included in the budget. If archaeological resources / dense concentrations of the historical dump / fossils are exposed / unearthed during construction, the find brought to the immediate attention of the developer and all work is to be stopped immediately and reported to the archaeologist at the Albany Museum (046 6222312) or to the Eastern Cape Provincial Heritage Resources Authority (043 6422811) so that a systematic and professional investigation can be carried out. Any recommendations followed from such an investigation must be carried out. Any discovered artefacts shall not be removed under any circumstances without consent from the ECPHRA.


• A security guard should be stationed on site for the duration of the construction phase and guard the site 24 / 7.

• Movement of all personnel and workers must be limited to areas under construction. Access to surrounding areas is not permitted; these must be designated as no-go areas during construction.




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SECTION F: APPENDICES

The following appendixes must be attached as appropriate:

Appendix A: Site plan(s)

Appendix A1: Site plan (preferred)

Appendix A2: Services Layout

Appendix A3: Electrical Services

Appendix A4: Site Plan (alternative)

Appendix B: Photographs

Appendix C: Facility illustration(s)

Appendix D: Specialist reports

Appendix D1: Wetland Survey

Appendix D2: Vegetation Assessment

Appendix D3: List of Fauna

Appendix D4: Traffic Impact Assessment

Appendix D5: Heritage Screener

Appendix D6: Archaeological Impact Assessment

Appendix D7: Planning input

Appendix D8: Structural and Civil Services Design Report

Appendix E: Comments and responses report

Appendix F: Environmental Management Programme (EMPr)

Appendix F1: Construction Environmental Management Programme (EMPr)

Appendix F2: Operational Environmental Management Programme (EMPr)

Appendix G: Other information

Appendix G1: Stormwater calculations 1 in 2 year response

Appendix G2: Stormwater calculations 1 in 100 year response

Appendix G3: Stormwater pond sizing calculations

CEN INTEGRATED ENVIRONMENTAL MANAGEMENT UNIT · the Nelson Mandela Bay Municipality (NMBM) of the...

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