IMPLEMENTATION FRAMEWORK...SDF SALDANHA BAY MUNICIPAL SPATIAL DEVELOPMENT FRAMEWORK 28 May 2019 7.1...

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FRAMEWORK 28 May 2019

IMPLEMENTATION FRAMEWORK

7

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7.1 IMPLEMENTATION

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7.1 POLICIES, STRATEGIES AND BY-LAWS

The municipality has the following by-laws, policies, systems,

frameworks, strategies and plans to support the spatial planning and

land use management function.

• Advertising and Signage By-Law

• Air Pollution Control By-Law

• Cemeteries and Crematoria By-Law

• Electricity By-Law

• Events By-Law

• Fences and Walls By-Law

• Fire Safety By-Law

• House Shops By-Law

• Informal Trading By-Law

• Integrated Waste Management By-Law

• Roads and Streets By-Law

• Solid Waste Disposal By-Law

• Storm Water Management By-Law

• Street Name and Numbering Policy

• Water and Sanitation Services By-Law

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IMPLEMENTATION FRAMEWORK: POLICIES, STRATEGIES & BY-LAWS 7.1

SBM Sector Plans Responsible Directorate &

Department Status of Plan

Year

Approved

Long Term Financial Plan

Finance: Chief Financial Officer Approved 2016

Local Economic

Development Strategy

Office of the Municipal Manager: Local Economic Development

Approved 2018

Infrastructure and Growth Plan

Engineering & Planning Services: Engineering Support Services

Draft Review in process

Electrical Network Development Plan

Engineering & Planning Services: Electro-technical Services

Approved 2014

Electricity Maintenance Plan

Engineering & Planning Services: Electrotechnical Services

Approved 2014

Water and

Sewerage

Reticulation Master Plan

Engineering & Planning Services: Water And Sanitation

Approved 2012

Water Services Development Plan

Engineering & Planning Services: Water And Sanitation

Approved 2012

Storm water Master Plan

Engineering & Planning Services: Roads & Storm water

Approved master

planning for

Vredenburg,

Langebaan, St

Helenabay

(Laingville) and

suburbs in Saldanha

(White City & Middelpos)

2015

Pavement

Management System


Approved 2015

Integrated Transport Plan


Approved 2016

Road Network Master Plan


Approved 2015

Human Settlement Plan

Office of the Municipal Manager Approved 2016

Disaster Management Plan

Corporate Services: Human Resources

Approved 2016

Integrated

Coastal

Management Strategy

Engineering & Planning Services:

Land Use Planning & Development Control

Approved 2015

Air Quality Management Plan

Engineering & Planning Services: Engineering Support Services

Approved 2012

Sports Master Plan Community & Operational Services: Operations

Approved 2015

Building Maintenance Plan

Engineering & Planning Services: Fixed Assets

Approved 2016

Table 7.1.1 SBM Sector Plans

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Note: Spatial policies have been informed by key issues identified during the public

consultation process of the IDP and the spatial analysis of the issues and challenges. Policies

are therefore directives to guide the local authority and the council as to how they should

address these issues / concerns.

Strategies are directly related to the spatial policies. The strategies suggest a “plan of

action” to enable the implementation of the related policy. Strategies essentially answer

the question “How?” and seek to identify the mechanism required to achieve the goals

and objectives for the municipal area in terms of the IDP.

7.2.2 OVERARCHING SPATIAL MANAGEMENT OBJECTIVES

7.2.2.1 Introduction

The existing landscape of the Saldanha Bay Municipal Area reflects the

dynamic nature of the interaction between human and natural

elements that have over time combined to create the unique

landscape of the area.

The combination of these elements and their spatial context creates a

number of ‘districts’ or areas with specific attributes and a distinct

character. An awareness and sensitivity to these elements within their

spatial, local and broader context is essential to protect and enhance

the various districts / area’s ‘sense of place’.

In this regard, it is therefore critical that the overarching spatial

management framework is sensitive to the contextual variances within

the municipal area.

Based on the identified Bio-Regional Spatial Planning Categories

(SPC’s) as set out in Section 6.1.6 of this document, the function of this section is to provide congruent overarching ‘spatial management

objectives’ for the Saldanha Bay Municipal Area.

The objective being to create a sustainable spatial framework within

the context of the IDP that will inform the future ongoing growth of the

area. The spatial objectives are therefore a spatial planning response

to our understanding of the biophysical and anthropogenic related

pressures and challenges facing the area.

To ensure the realisation of the IDP vision, it is therefore essential that

clearly defined spatial objectives should inform all area specific, spatially related growth management policies / actions within the

Saldanha Bay municipal area.

7.2 STRATEGY INTEGRATION

7.2.1 INTRODUCTION

An understanding of the issues, opportunities and challenges facing the

Saldanha Bay Municipal Area, as set out in this report, has served to

inform the compilation of an overarching Vision, and a set of Goals and Objectives for the municipal area, as discussed in Section 6.1.

The objective of this section is to provide a spatially related policy

framework and a set of implementation strategies for the specific areas

/ aspects of concern within the study area, based on information

forthcoming from the IDP process. Together with the IDP, the spatial

proposals (Sections 5 and 6 of this report), policies and strategies will

provide a tool for the local authority administrating the area to make

informed spatially related management decisions about the future

ongoing growth, development and management of the Saldanha Bay

Municipal Area.

Figure 7.2.1 The Spatial Development Planning Process (source: SBM SDF 2011)

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IMPLEMENTATION FRAMEWORK: STRATEGY INTEGRATION 7.2

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7.2.2.2 The Strategic Spatial Challenges

From an overarching spatial management perspective, five strategic

spatial challenges were identified. These challenges are:

• The lack of a clear spatial definition and structure.

• Economic development is not linked to / focussed on the role,

function and comparative economic advantage of each core

urban area.

• The promotion of the development of the Saldanha Bay deep

water Port and its related

• industrial development.

• To identify and protect the area’s natural resources and the

environment.

• To conserve and protect the valuable agricultural land resource.

• The Lack of clear spatial definition and structure

From an overarching spatial management perspective, the key challenge is the lack of a clearly defined spatial structure that is

integrated with the objectives of the IDP. A well-defined spatial

structure demarcating urban areas, agricultural areas, industrial areas

and conservation areas, within the dynamic context of achieving a

balance between ongoing industrial development and economic

growth, as well as the increasing need to conserve the natural environment and valuable agricultural land is sorely needed. A well-

defined spatial structure will serve to balance the potential conflict

between competing land uses and thus ensure that the growth and

development of the various sectors takes place in a sustainable

manner.

• Economic development is not based on the principle of capitalising

on a specific town’s unique comparative advantages

In order to promote local economic development within the municipal

area, the role and function of each core urban area must be clearly

defined and understood. Economic development should be based on

the identified function of each core urban area (e.g. Vredenburg:

administrative, Langebaan: tourism, Hopefield: agricultural service

centre, Saldanha: port, industrial, etc.) It is therefore most important to clearly define a functional hierarchy for the towns in the municipal area

with regard to economic functions and services, based on the towns’

unique comparative economic advantages.

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• The promotion of accelerated development of the Saldanha Bay

Port and its related industrial complex

The most significant and unique comparative economic advantage of

the Saldanha Bay Municipality is its deep-water port facility and related

industrial complex. The port has experienced a number of intensive

development initiatives. The most significant of these being:

o development of Saldanha Port for ‘bulk exports’;

o the Saldanha-Sishen railway connection;

o development of Saldanha Steel as a world-class “green” steel

mill;

o expansion of the Port’s ‘general cargo facilities’;

o spatial development initiative known as the West Coast

Investment Initiative; and,

o completion of the municipality’s Integrated Development

Planning Process.

In this regard, it is clear that an integrated strategic Port and industrial

development initiative is required to co-ordinate a sustained initiative.

The Local Authority will therefore have a critically important “enabling

role” in this initiative. The spatial aspects, relating to the port on related

industrial development land use issues is considered as one of the

“critical success factors”.

• To identify and protect natural resources and the environment:

The West Coast region has a distinct character and a unique ‘sense of

place’. The natural environment is noted for endemic, both fauna and

flora of global conservation significance, and resource forms part of

the local economy in terms of tourism, the local fishing and agricultural

industries. The Langebaan Lagoon is a protected RAMSAR site and The

West Coast National Park abuts the municipal area, while various other

smaller reserves are included in the municipal area (i.e. Cape

Columbine Reserve, SAS Saldanha Nature Reserve. Hopefield Private

Nature Reserve) and the protected coastal island of the area (i.e.

Malgas Island Reserve, Jutten Island Reserve, etc.)

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Although large portions of the natural environment within the study area

are proclaimed statutory conservation areas, large areas of

environmentally sensitive highly conservation worthy vegetation fall

outside statutory conservation areas on agricultural zoned land.

Increasing pressure for grazing and the intensification of agricultural

activities together with the uncontrolled invasion of alien vegetation are

major threats to this natural resource.

The coastal belt and its related natural environment serve as the main

tourism attractions in the area. Protecting the natural beauty and

resources of the study area should be a priority to the local community

and is essential in ensuring the sustained growth of the local tourism

industry.

• Conserve and protect valuable agricultural land:

The agricultural sector in the greater West Coast region contributed

approximately 15% to the areas Gross Regional Product. From an agricultural perspective the Saldanha Bay Municipal area is

characterized by the centrally located “Sandveld saaigebied” with

medium potential agricultural land and higher potential agricultural

land in the higher lying Koppiesveld to the north and to the south east of

Hopefield (“Middel Swartland saaigebied, and the higher rainfall

saaigebied). Due to a low rainfall, and limited water resources, the

potential to merge intensive agricultural production is limited. Further to

the low carrying capacity of the indigenous vegetation also restricts the

area’s stock farming (sheep and cattle) potential.

The inherent limitation on agricultural production and the important role

agriculture has to play in terms of “landcare”, highlights the need to

actively improve the economic sustainability of the agricultural sector

through the promotion of agri-tourism, agroindustry, game farming,

aqua-culture, etc.

A specific conservation related concern related to the agriculture

sector is the need to conserve and reduce pressure on indigenous

conservation worthy vegetation on zoned agricultural land.

There is a need to define / demarcate agricultural land and to make a

distinction between bona fide agricultural land and untransformed

terrain with conservation-worthy vegetation.

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7.2.2.3 Spatial Management Objectives:

In order to minimize urban sprawl and protect the natural environment

and agricultural resources from potentially destructive development

and inappropriate land uses, future development in the region must be

strictly guided and controlled by the spatial demarcation of well-

defined urban edges, settlement nodes, conservation areas, agricultural areas and industrial areas.

The spatial objectives for the region are therefore twofold: exercise a

spatial policy of urban consolidation based on the demarcation of a

settlement pattern with clearly demarcated urban areas and edges,

and the definition, protection and conservation of the rural areas.

Within the above context, urban containment refers to the principle of

containing the outward expansion / sprawl of urban areas into

valuable natural or agricultural land while simultaneously implementing strategies to intensify and compact urban development pattern within

the existing urban areas.

Future development pressure is anticipated from the industrial sector

and it may impact on the natural environment and therefore the

tourism potential of the area. From a spatial management perspective,

it is therefore critical that the municipal area is managed in a manner

that:

• Protects indigenous biodiversity and sensitive ecosystems;

• Protects high potential agricultural land;

• Promotes local economic development, tourism and industrial

development opportunities;

• Promotes the growth of the Saldanha port facility and related

industrial development;

• Ensures the efficient and feasible provision and maintenance of

infrastructure, without placing an inordinate consumptive

pressure on natural resources, e.g. groundwater;

• Utilises existing designated urban land in an efficient and

appropriate manner, ensuring integration and equitable access to community facilities.

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7.2.2.4 Policies to achieve the Spatial Management Objectives:

P1 Urban growth within the main settlement areas (Saldanha,

Vredenburg, Langebaan, Hopefield, Paternoster, St Helena Bay

and Jacobsbaai) should be managed within clearly defined

urban edges.

P2 Ensure that the functional hierarchy of core urban areas is based on the comparative advantages of the various towns and forms

the basis to any local economic development strategy.

P3 Development within the urban edge should maximise the

efficient use of limited urban land resources by judiciously

increasing the intensity of use.

P4 The subdivision of agricultural land outside designated urban

settlement areas should be restricted to bona fide agricultural

related uses.

P5 Coastal development pressure should be focused on existing coastal towns and identified development nodes.

P6 The treatment and management of natural ecological systems

and the impacts of land uses thereon must wherever possible, be

mitigated and managed in a sustainable manner.

P7 The need for industrial development should be addressed without

impacting negatively on the sensitive natural environment of the

study area.

P8 Define, identify and protect areas with high conservation value in

the study area.

P9 Determine the land use needs of institutional settlements in the

rural areas and contain these settlements.

7.2.2.5 Strategies for implementing the above policies are:

S1 Delimit a clearly defined urban edge for the core urban areas.

Land use proposals should, where appropriate, identify future

urban extension areas to accommodate future demand for

development.

S2 The scale and nature of development proposals (for land use

changes) should be consistent with the location and functional

hierarchy of a core urban area.

S3 Identify vacant or under-utilised areas within existing urban areas

for infill development purposes.

S4 Enforce the ‘Guidelines for the Subdivision of Agricultural land’

(Act 70 of 1970) when considering any future subdivision

proposals for land zoned for agricultural purposes.

S5 Review the zoning scheme regulations for the Saldanha Bay

Municipal Area in a manner that provides area specific statutory reinforcement to urban edges, conservation use zones,

subdivision policies and densification mechanisms.

S6 Develop specific zoning parameters in the form of overlay zones

for sensitive environmental areas that are not statutorily

protected areas, these parameters should clearly outline detail

development controls (scale, density, form, aesthetics,

vegetation types, flood line, setbacks, etc.).

S7 Develop a coastal management plan, to manage coastal

towns and the remainder of the coastline to the benefit of the tourism

industry.

S8 Identify areas for future industrial development. Taking into

account the future growth of the port facility and expected

pressures on the industrial land supply, given the potential of the

growth in backward and forward linkages. Detail investigations

with regard to environmental impacts should be undertaken to

identify additional industrial areas.

7.2.3 URBAN LAND USE MANAGEMENT POLICY

The demographic trends of the Saldanha Bay Municipal Area, indicate

that the population of the Saldanha Bay Municipal area is growing at a

projected growth rate of 2.31% p.a. This growth rate can be ascribed

to not only natural growth but also in-migration due to the perceived

creation of job opportunities in the municipal area and industrial

development in the area.

It can be expected that future population growth will create increased

pressure for “greenfields” development, intensification of land uses,

demands on services infrastructure and bulk supply capacity, etc.

The management of land use will therefore require careful and

sensitive consideration, if sustainability is to be achieved.

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This section sets out policy recommendations and strategies for the

ongoing management of the designated core urban areas within the

Saldanha Bay Municipal area. This policy includes directives for all

components of the urban related areas as dealt with in Section 6 of this

report.

7.2.4 CORE URBAN AREA POLICY

The designated Core Urban Areas being the existing settlements of

Vredenburg, Saldanha, Langebaan, St. Helena Bay, Hopefield,

Paternoster and Jacobsbaai. As a result of the different and complex

historical, locational, socio-cultural and economic factors influencing

the growth of these settlements they each display a unique character,

land use mix and development form. Land use management policies

for each of these specific areas, albeit at a regional level, must

therefore take cognisance of these factors.

Within the context of the Saldanha Bay Municipal area, Vredenburg and Saldanha can be categorised as Main Local Towns, while

Langebaan, St. Helena Bay, Hopefield and Paternoster, are categorised

as Local Towns, which are substantially smaller than Vredenburg and

Saldanha.

An overall spatial understanding of the different functions and possible

growth pressures and potentials of the designated core urban areas has

been used to inform the formulation of area specific spatial and land

use management policies required to effectively manage each core

urban area.

7.2.4.1 Key Issues:

The following identified key issues have informed the formulation of the

policies and strategies for the core urban areas in the Saldanha Bay

Municipal Area.

• Lack of a well-defined functional hierarchy of settlements;

• Lack of spatially defined areas for urban extension;

• A lack of clear spatial policy directives and guidelines for the

management of different land use categories;

• A lack of controls relating to the siting and aesthetics of buildings, particularly in coastal settlements, resulting in many structures having

a negative visual impact on the landscape detracting from the

overall character of the area;

7.2.4.2 Policies for the Core Urban Areas are:

P10 Demarcate appropriate areas for urban extension where

required.

P11 Define the functional hierarchy of core urban areas with regard

to each areas unique attributes, comparative advantages,

functions and services.

P12 Where appropriate, the intensification of land use within the Core

Urban Areas of Vredenburg, Saldanha, Langebaan, St. Helena

Bay, Hopefield, Paternoster and Jacobsbaai should be

promoted.

P13 Development within the Core Urban Areas should avoid or

minimise negative impacts on ecosystems and should promote

the efficient use of resources.

P14 Any existing adverse environmental and socio-economic

impacts of the Core Urban

P15 Areas on conservation and transitional/ agricultural areas should

be identified and effectively mitigated.

P16 The scale and form of any tourism facilities provided within the

local towns should respect the unique character of each

settlement, and should be consistent and co-ordinated with the

overall Municipal Tourism Development Strategy to be prepared

for the municipal area.


S9 Delimit a clearly defined urban edge for the core urban areas.

S10 Ensure that the future development of commercial facilities and

new amenities are aesthetically sensitive and co-ordinated with

the functional hierarchy of the specific area.

S11 Identify vacant or under-utilised land within existing urban areas

for infill development purposes.

S12 Prohibit development in ecologically sensitive areas, e.g.

floodplains, steep slopes, wetland or drainage areas, dune

areas, etc.

S13 Planning and development within the core urban areas must

ensure that the opportunities and constraints of the natural and

cultural environment, as well as potential impacts on valued or

sensitive environmental components are understood and taken

into account. Important place making and cultural elements,

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7.2.5.2 Policies to address housing issues in Core Urban areas are:

P16 Urgently address the existing subsidised housing backlog in the

municipal area.

P17 Ensure that there is suitable and sufficient land available in each

core urban area to address the housing need, within the context

of the municipality’s spatial objectives.

P18 Promote mixed land use planning in order to ensure accessibility

for the lower income groups to economic employment

opportunities.

P19 Each core urban area should have a balanced provision of

housing stock for medium and higher income groups, within the

context of the municipality’s spatial objectives.


S15 Determine the quantum and type of the housing need throughout the municipal area and make spatial provision for this

need, within the context of the municipality’s spatial objectives.

S16 In the planning of future economic growth points, industrial

expansion, etc. Provision should be made for housing

developments close to these growth points / economic

opportunities.

S17 Implement the findings of the land audit of all vacant municipal

properties in the Core Urban Areas in order to identify suitable

land to address the existing housing backlog.

S18 Undertake a detailed demographic study for the municipal area in order to determine the population growth rate and migration

trends relative to the existing housing stock and future housing

needs.

7.2.6 INSTITUTIONAL SETTLEMENTS POLICY

Institutional settlements (Langebaanweg Airforce Base and SAS

Saldanha Military Academy) within the context of the Saldanha

Municipal Area can be described as settlements outside the

demarcated core urban areas where institutions have provided

housing, infrastructure and essential services to communities employed

within, or associated with, the specific institution.

e.g. trails, historical buildings, tree lines, and other heritage

resources should be identified and protected. These elements

must be incorporated in site evaluation and planning of all future

development.

S14 Undertake a study to accurately delimit the 1:50 year flood line

for drainage systems running through core urban areas, such as

the Salt River that runs through Hopefield as well as other rivers

that run through St. Helena bay and Langebaan. Establish

development controls for both the management of buildings

already within the 1:50 year flood line, and for future applications.

It is recommended that development control guidelines for flood

prone area be established.

7.2.5 HOUSING POLICY

Housing is the primary use of urban land. It is therefore imperative that

the local authority applies effective land use management policies to

ensure that the social and market related needs of housing for all income groups is effectively addressed.

The existing need for subsidised housing is detailed in the Human

Settlement Plan with identified housing projects.

The Saldanha Bay Municipal area offers a range of residential options

for high and middle-income households.

With some of the local towns such as Langebaan, St. Helena Bay and

Paternoster becoming increasingly popular as retirement towns, it can

be expected that more medium and higher income residential

opportunities may have to be provided in these areas.

7.2.5.1 Key Issues:

• Ensure a balanced provision of land and housing types for all

income and age groups in the municipal area.

• Effectively address the sustainable provision of subsidised housing

in the municipal area.

• Proactively identify appropriate land for the extension areas for

lower, middle and higher income residential purposes.

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7.2.7 RESORTS AND TOURISM RELATED AREAS POLICY

Resorts and tourism related areas can be described as areas that are

zoned for resort purposes and provide accommodation facilities to

tourists (e.g. Club Mykonos at Langebaan). (This section should be read

in conjunction with the tourism development policy).

7.2.7.1 Key Issues:

• The current zoning scheme regulations do not effectively

regulate the recent trends in the tourism industry (e.g. Bed and

Breakfasts, Guest houses, etc.);

• Tourism resorts / developments historically show a tendency to

develop in a linear pattern along the coast line, resulting in

environmentally detrimental ribbon development;

• The perceived lack of capacity of recreational and related

facilities, i.e. boat slipways, public ablutions, beach parking

areas, during peak tourism seasons;

• The need for improved regulations to effectively manage the

seasonal influx of visitors to the area, in respect of boat launching

facilities, etc.

7.2.7.2 Policies for resorts and tourism related areas are:

P21 Identify the location, scale and nature of the proposed new

development at Trekoskraal.

P22 Prevent linear / ribbon development along the coastline by

strictly limiting development to within designated core urban

areas.

P23 Public access points to the lagoon and coast line must be

rationalised, carefully identified and effectively managed.

P24 Prevent over exploitation of natural resources during the

seasonal influx of tourists and visitors.


S20 The ecological and recreational carrying capacity of the

popular tourist destinations within Saldanha Bay Municipality – or

the limits of acceptable change – should be determined. A management framework taking into account, the location and

capacity of existing facilities, should then be compiled to control

There are two institutional settlements in the Saldanha Bay municipal

area, namely the Langebaanweg Airforce Base (±950ha) and the SAS

Saldanha Military Academy (±1230ha).

The Langebaan Airforce base provides a national strategic training

function and it is anticipated that more aircraft will operate from this

basis in future.

No further extension to the infrastructure of this base is planned in the

medium to short term; however, it is envisaged that this airbase could

serve as a dual-purpose airport for military and commercial flights to

cater for future air commuter transport associated with growth in the

area.

The Saldanha Military Academy fulfils an important training and

academic function to the National Defence Force. As sensitive

conservation worthy vegetation occurs in this institutional settlement, with approximately 700ha of the Saldanha Military Academy consisting

of a nature reserve, the area should be protected from development.

7.2.6.1 Key Issues:

• Institutional settlements area characterised by large land holdings

which include environmentally sensitive areas;

• The development footprints of the institutional settlements should

be limited to within the existing developed areas.

7.2.6.2 Policies for Institutional settlements are:

P20 Development footprints of the Institutional Settlements should be

limited to within existing limits.


S19 Identify and demarcate the environmentally sensitive areas

within the Institutional settlement areas and promote the protection and conservation of these areas.

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recreational and other activities (e.g. bait-extraction, fishing,

boating, etc.), particularly during the peak tourism season.

S21 Development limits (bulk, height, density, development footprint

and acceptable land uses) should be demarcated for each

tourism related settlement within the study area, using detailed

Site Development Plans (SDP’s).

7.2.8 COMMUNITY FACILITIES POLICY

Community facilities provide an essential collective support system for

the urban population. The public domain and public facilities /

infrastructure is a public responsibility and when carefully planned, can

contribute towards place making, a worthy urbanity, sense of pride,

belonging, well-being and generally improvement of the quality of life

for all. Public places and public spaces cause the gathering of people

and should be located at places of collection and near movement

networks to sustain their supportive role.

When the quality of public facilities is good, these spaces enhance the

enjoyment of activities and give a sense of belonging, confidence and

permanence. However, when they are not good, the entire

environment may be regarded as sterile, regardless of the quality of

buildings.

From the analysis undertaken, it is clear that a range of community

facilities from clinics and health care facilities, schools, sport facilities to

libraries and various other civic amenities are provided in the core

urban areas in the municipal area. However, there are serious

shortcomings relating to the equitable provision, distribution and standards of the facilities, especially within the previously

disadvantaged areas. The vital importance of community facilities

creates a sense of belonging that makes a vital contribution to the

quality of life and social fabric of the communities and should therefore

not be underestimated.

In light of the above, a community facility policy should address the

equitable provision of a range of community facilities and services,

according to the most recent standards set by the relevant Provincial

authorities, to meet the physical, social, economic and spiritual needs

of the community. The policy should also encourage the upgrading of

existing facilities, address the inequitable provision of facilities and

promote the efficient utilisation of scarce resources.

7.2.8.1 Key Issues:

• There is an inequitable provision of community facilities in the

municipal area (e.g. lower income areas vs higher income

areas);

• The level of maintenance of existing community facilities is

generally inequitable;

• Several community facilities are not accessible to the community

it serves;

• There is a lack of access to sport facilities, specifically in

previously disadvantaged areas;

• There is a need for public ablution facilities at beach resorts.

7.2.8.2 Policies for community facilities are:

P25 Strive for equity in the provision of community facilities

throughout the municipal area.

P26 As a priority community service, all communities should have

access to a well-equipped primary health care centre.

P27 Where community facilities are over provided or underutilised,

mechanisms should be put in place to ensure equitable access

to community facilities – especially people from the previously

disadvantaged communities.

P28 Upgrading programs should be implemented in order to ensure

efficient and sustainable utilisation of the facilities/ and service

standards that are currently in a neglected state.

P29 To recognise the locational and site requirements of specific

community facilities / services to be provided and where

possible, to encourage the multi-functional use of facilities.

P30 Identify a suitable accessible location for a regional municipal

sports complex which to serve all communities.

7.2.8.3 Strategies for implementing the above policies with regard to community facilities are:

S22 Provide community facilities/ services in accordance with the accepted standards, as determined by the relevant Provincial

guidelines, for their provision, taking into account the expressed

needs of the beneficiary community.

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S23 Locate community facilities as close as possible to the major

movement routes and the communities they are designated to

serve.

S24 Facilitate a community-driven initiative that seeks to create a

representative ‘joint management structure’, which would

effectively pool and assist in the joint management of all

community facilities within the municipal area and its districts.

S25 Locate facilities at nodes or centrally within neighbourhoods so as

to contribute towards efficient urban form.

S26 The existing sports master plan should be revised to include the

entire municipal area. This revised plan should also include an

investigation to identify a suitable location for a regional sports

facility. Such a location should be accessible and close to

existing infrastructure and amenities.

S27 Undertake an audit to assess all facilities and amenities, as a basis

to prioritise upgrading programs to acceptable levels of service

upgraded to acceptable service levels.

S28 Investigate the possibility of involving the private sector through

public-private partnerships to assist with the financing and

management of any new public / community facilities (e.g.

Saldanha Stadium construction partnership with Transet).

S29 Larger multi-purpose sport facilities should be efficiently located

relative to schools and communities so as to facilitate the sharing

of facilities between different user groups.

S30 Undertake an investigation to identify a suitable location for a

regional sports facility. Such a location should be accessible and

close to existing infrastructure and amenities.

7.2.9 PUBLIC OPEN SPACE POLICY

Open space forms an integral part of both the urban and natural

environment. Public open spaces are a fundamental part of the spatial

framework of a city. There are a number of dimensions to the open

space system which underline its importance for the municipal area as

a whole, and for all people living in it. These dimensions include:

• An ecological dimension: This dimension recognizes that the natural environment and its processes provide the setting and the

basic resources for human life.

• An economic and productive dimension: This dimension

recognizes that the natural environment is vitally important for

tourism and agriculture. All resources are important and must be

used wisely. Natural resources also have the potential to help

people meet their own needs.

• A psychological and social dimension: This dimension recognizes

that the quality of human life is affected by a sense of place.

• A cultural dimension: This dimension recognizes the link between

the characteristics of a place, people’s activities in that place,

and the emergence of cultural expressions and forms.

• A recreational dimension: This dimension recognizes the need of

all people for escape, for active and passive recreation and for

contact with nature.

Public open spaces should be effectively designed in order to address

the abovementioned dimensions. Purposeful open spaces should

therefore be sensitively designed to be sustainable open spaces. In the

municipal area, not all public places are well located and due to high

maintenance costs and budget constraints, not all public open spaces

are well-maintained.

7.2.9.1 Key Issues:

• Many public open spaces are neglected, poorly located and

thus dysfunctional;

• Several public open spaces in low income areas are unutilized

and could be used to ensure the ongoing sustainable production of food for these communities;

• Many of the public open space zoned sites that are provided in

the previously disadvantaged areas are undeveloped and thus

provide no amenity value to surrounding residents;

• Several higher order public open spaces are inaccessible to low-

income communities.

7.2.9.2 Policies for Public Open Space areas are:

P31 Each community should have access to at least one, well- maintained, centrally located, functional open space.

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P32 Promote urban agriculture on unutilised and undeveloped public

open spaces.

P33 The location of public open space networks should where

possible, incorporate remnant patches of representative

indigenous flora, and sensitive natural areas like wetlands, slopes,

rivers and coastlines that are critical to the well-being and

sustainability of natural systems.

P34 Encourage the optimal use of public open spaces where extra

funds are available on the capital budget, functional open

spaces (i.e. play equipment, sport equipment) should be

provided through landscaping, urban design, etc.

P35 Promote the accessibility of public open spaces.


S31 A strategic hierarchy of public open space should be identified

within each neighbourhood and town based on accessibility, size, function and level of maintenance.

S32 Public open space maintenance budgets should then be

allocated in accordance with this identified hierarchy of open

space. Harder, all weather open space areas should be

provided for informal play, kickabouts, basket ball courts etc., in

consultation with the beneficiary community.

S33 Unutilised and undeveloped public open spaces should be

made available for urban agriculture where communities can

produce food. The local authority should encourage NGO’s to

promote and develop community gardens in marginalised communities.

7.2.10 LOCAL ECONOMIC DEVELOPMENT POLICY

Local Economic Development (LED) is an outcome based, local

initiative, driven by local stakeholders. It involves identifying and using

primarily local resources, ideas and skills to stimulate economic growth

and development.

The aim of LED should be to generate employment opportunities for local residents, alleviate poverty, and to redistribute resources and

opportunities to the benefits of all communities within the municipal

area.

The well-being of the local economy is a critical concern because it

affects the quality of life of all local residents. Creating opportunities for

small and micro enterprises (SMME) is very important in the municipal

area, because SMME tend to create more jobs than larger enterprises

do.

The Municipality’s approved LED Strategy and its strategies can be

used by the municipality to achieve its developmental objectives as

identified in the Integrated Development Plan (IDP) of the municipality.

The Saldanha Port is strategically positioned to contribute to the

economic growth of the municipal area. The port creates opportunities

for exporting of local products (i.e. steel, agricultural products etc.).

Besides Cape Town, the Saldanha Port is the only deep water harbour

in the Western Cape. The Saldanha Port can deliver a complimentary

service to the Cape Town Port as well as the Saldanha Bay Industrial

Development Zone (SB-IDZ), and thereby the municipal area could

become globally competitive.

The industrial tourism and agricultural sectors are seen as the primary

economic drivers in the Saldanha Bay municipal area’s economy.

However, due to increased mechanization in the agricultural sector,

farm workers loose their employment and migrate to urban areas in

search of employment opportunities. The natural environment is the

main attraction for tourists to the western of the municipal area.

Therefore, industrial development should take place in such a way that

the natural environment and tourism attractions are not effected

negatively. There are various economic opportunities for SMME in the

tourism industry.

Vredenburg can be seen as the commercial and administrative node

in the Saldanha Bay Municipal Area. However, there is no clear defined

functional hierarchy for the towns in the municipal area. In order to

promote local economic development in the municipal area, the role

and function of each core urban area must be defined. Economic

development should be promoted according to the identified function

of each core urban area (e.g. Vredenburg: administrative,

Langebaan: tourism, Hopefield: agricultural service centre, Saldanha:

port, industrial etc.). Due to the high volumes of tourists that visit the

area and especially the local towns (i.e. Langebaan, St Helena Bay and Paternoster), it is important to provide business facilities to fulfil in

the needs of the seasonal tourists as well as the local communities.

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It is important to promote the development of SMME’s and support

existing SMME’s in the municipal area. The economic drivers of the local

economy should be targeted for SMME involvement. SMME

development can be stimulated through linkages from existing industries

and networks formed in the private sector.

The following key issues were identified with regard to Local Economic

Development in the municipal area:

7.2.10.1 Key Issues:

• The role, function and comparative economic advantage of

each core urban area in the study area, especially Vredenburg

and Saldanha, should be clearly defined in the context of LED;

• Incrementally position the Saldanha Port to become

complementary to Cape Town Port;

• Existing transport links are insufficient for the projected industrial

development;

• A high percentage of the labour force in the municipal area is

unskilled;

• Promote Local Economic Development through the

encouragement of informal trading and SMME’s;

• Tourism has the potential to create many sustainable job

opportunities;

• Economic opportunities are not accessible to all communities in

the municipal area.

7.2.10.2 Policies for Local Economic Development are:

P36 Create a balanced functional hierarchy for towns in the

municipal area based on the comparative economic

advantage of each town. Each town should be aware of it’s

economic function and focus areas.

P37 The Saldanha Port should be extended to accommodate higher

volumes of cargo and be developed complementary to Cape

Town Port to create a “win-win” situation for both ports.

P38 Stimulate economic development in the municipal area through

place marketing and industrial recruitment.

P39 Promote the West Coast development axis from Cape Town to

the Orange River.

P40 Develop additional amenities and recreational infrastructure to

attract affluent tourists.

P41 The local authority should focus on the retention and expansion

of existing businesses in the municipal area.

P42 A coherent Skills Development Programme, focussing on the port

economy, specific manufacturing industries and the service

sector should be developed.

P43 Economic opportunities should be accessible to all communities

in the municipal area, especially the previously disadvantaged

communities. (e.g. access to land, finance, training, business

opportunities etc.).


S33 Define the economic function of each core urban area in the

municipal area. Define a functional hierarchy for the core urban

areas according to these defined functions.

S34 The local authority should assist to make local businesses and

companies more globally competitive by targeting sectors in

which they have a comparative and competitive advantage,

and providing support to these sectors to compete

internationally.

S35 Expanding existing transport links, especially the rail link to Cape

Town via Atlantis.

S36 Investigate the sustainability of developing amenities like a water

front and other water related infrastructure in tourism focus areas

such as Langebaan, Paternoster, Saldanha and St. Helena Bay

S37 The local authority should form relationships with the private

businesses in the municipal area in order to be informed of the

needs and concerns of the businesses and to strive to address

these concerns from a municipal level. This could prevent them

from relocating to other seemingly more attractive locations.

S38 The local authority should facilitate an audit of existing skills in the

labour force, in order to optimise these skills in the industrial

sector. Improve skills amongst the local labour force would

improve productivity and therefore the possibility for industries to

invest in the area.

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S39 The local authority should facilitate the provision of

manufacturing hives for small entrepreneurs at suitable locations.

These could include existing industrial areas or new centres along

continuous routes.

S40 The local SDF’s of the core urban areas should be reviewed in

order to identify and promote LED.

S41 Identify opportunities for neighbourhood business centres in the previously disadvantaged communities.

S42 Appoint specialists to further develop individual LED strategy for

each town in the municipal area, based on the functional

strategy.

7.2.11 INDUSTRIAL DEVELOPMENT POLICY

The Saldanha Bay Municipal area has over the past three decades

experienced a number of development initiatives that influenced industrial development and contributed to the broadening of the

economic base of the municipal area.

These developments contributed to the local economic development

of the area. These developments include, amongst others:

• Development of the Saldanha deep water Port for bulk exports;

• The Saldanha Sishen railway connection;

• The development of Saldanha Steel (now Accelor Mittal steel mill); and

• The Saldanha Bay Industrial Development Zone (SB-IDZ).

The most important asset of the municipal area is the Saldanha deep

water Port as well as its transport links (rail, road and air), and its pristine

coastline (Langebaan, Paternoster and St. Helena Bay).

The port of Saldanha has a direct link with the main consumer markets

and industrial zone of the West Coast. The port is therefore a gateway

to the many expanding markets of the area.

The municipal area’s potential to create more sustainable employment

opportunities as well as to expand its business activity should, thus, be

closely linked to opportunities that the port and coastline offer. Several

opportunities are created by the growing west African oil and gas

industry. These opportunities should be exploited by the Saldanha Port,

in co-operation with the Cape Town Port.

With the spin-off effects from Saldanha Steel (now Accelor Mittal steel

mill) that are experienced there is a definite need to spatially identify

and quantify future industrial land needs related to future port

expansion, downstream processing and predicated light industrial

growth and operation of the Saldanha Bay Industrial Development

Zone (SB-IDZ).

There is a lack in coordination of land issues within the municipal area,

especially where land belongs to private entities and used as a “buffer

zone” and not being developed is a deterrent for industrial investment.

With the high occurrence of sensitive irreplaceable vegetation and the

scarcity of fresh water in the study area, industrial areas should be

planned in areas where the natural environment will be affected the

least. There is a conflict in interest between industrial development and

the conservation of the pristine natural environment, however this is

being addressed in collaboration with Department of Environmental

Affairs and Development Planning through strategic environmental

offset studies.

Service trades are regarded as an essential land use since they provide

a service to retail consumers in the business area as well as in the general community. Service trades provide employment opportunities

to skilled and semi-skilled workers and can generate employment

opportunities for local entrepreneurs. In order to promote LED,

accessibility to light industrial opportunities for the previously

disadvantaged communities should be promoted.

In order to ensure light industrial development in core urban areas, a

balanced mix of site sizes should be available for industrial

development. The development of industrial hives in order to provide

economic opportunities to previously disadvantaged communities is means of promoting local economic development in the municipal

area.

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7.2.12 INDUSTRIAL POLICY

7.2.12.1 Key Issues

• The capacity of the current harbour and its infrastructure facilities

at Saldanha Port and its ability to sufficiently fulfil in the present

need or additional exporting needs;

• The industrial role and function of Vredenburg and Saldanha is

undefined and therefore unstructured industrial development are

taking place;

• There is a conflict in interest between industrial development and

the conservation of the pristine natural environment in the

municipal area;

• Industrial land is not accessible/ affordable to previously

disadvantaged entrepreneurs;

• Bulk water capacity for heavy industries and industrial development as well as their energy needs is unknown;

• There is a need to spatially identify and quantify future industrial

land needs related to future port expansion, downstream

processing and predicted light industrial growth and that of the

Saldanha Bay Industrial Development Zone (SB-IDZ);

• Support systems are needed for SMME’s in the industrial sector.

7.2.12.2 Policies for Industrial areas are:

P44 Consideration should be given to include the Saldanha deep

water Port in the strategic planning (size, capacity and

accessibility) for Cape Town Port as a globally competitive

harbour.

P45 Industrial development should be promoted in each town by

promoting the optimal industrial activity that ties in with the

economic function (with regard to scale, focus and comparative

economic advantage) of the town.

P46 Promote the concept of creating an industrial corridor from the

Saldanha harbour to the Vredenburg-Hopefield railway line,

thereby concentrating resources according to the identified

need.

P47 Industrial development should not impact negative on the

pristine natural environment and the biodiversity of the area.

P48 The municipality must ensure that there is an adequate,

balanced mix of industrial land available to address market

needs and to promote sustainable market growth.

P49 The local authority should facilitate the provision of

manufacturing hives for small entrepreneurs at suitable locations. These could include existing industrial areas or new centres

along continuous routes.

P50 Promote the accessibility / affordability of industrial land for

Previously Disadvantaged Entrepreneurs in order to encourage

black economic empowerment.


S44 The local authority must facilitate the expansion of the Saldanha

Port to expand to accommodate the need for more and larger

docking facilities in the harbour. Specialist studies should be

undertaken to identify the most suitable location for the

expansion of the port. Council should liaise with the port

authority and other stake holders to identify the most

appropriate location for the expansion.

S45 The functional hierarchy and roles of both Vredenburg and

Saldanha should be clearly defined in order to ensure mutually

supportive industrial activities on which product industrial

development should be emphasised in the subject towns.

S46 Any adverse impacts of heavy industrial areas must be adequately mitigated.

S47 The local authority must facilitate a study to determine the

medium to long-term capacity of the provision of bulk water for

industrial purposes and the anticipated industrial development.

S48 The local authority should implement investment incentives such

as tax and rate rebates to encourage investment and industrial

development.

S49 Expand existing transport links, especially the rail link to Cape

Town via Atlantis to improve the accessibility of the Saldanha

Port.

S50 Identify the specific need for service industries in all local towns in

the study area.

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S51 Light industrial areas / service industries should be located in the

proximity of residential areas and not outside the urban edge in

order to reduce travelling time to the industries and in order to

make the light industries more accessible to their markets.

S52 The local authority should create Public-private-partnerships to

ensure the development of SMME hives and skills development

centres.

7.2.13 POLICY FOR EXTRACTIVE INDUSTRIAL AREAS (MINING)

Several extractive industrial activities are established in the municipal

area. These activities include, amongst others, mining of construction

materials such as lime shales, sand and phosphate mining.

Many of the mining operations are currently located in relative close

proximity to the Saldanha and Langebaan areas. The adverse impacts

of these mining activities on environmentally sensitive and urban areas should be mitigated. Not all potential mineral resources have been

identified in the area and this can lead to ad hoc applications for

mining permits in the area.

7.2.13.1 Key Issues

• No integrated plan that identifies the location of mineral

resources relative to infrastructure provision and environmental

sensitivities in the area, has been compiled.

• Some mining activities impact negatively on the pristine natural

environment of the municipal area or are in close proximity to

urban areas.

7.2.13.2 Policies for Extractive Industrial areas are:

P51 Extractive industrial activities should be in harmony with the

ecological systems, respecting the processes that control the

functioning of these elements.

P52 Any negative impacts associated with extractive industrial activities must be affectively mitigated.

P53 Buffer areas should surround extractive industrial areas that are

located in close proximity of core urban areas in order to

mitigate visual and environmental impacts.

P54 The location of mining activities needs to be carefully considered

relative to the location of other comparable resources,

infrastructure availability and environmental sensitivity.


S53 Undertake a Strategic Environmental Assessment (SEA) of

resources to determine the potential impacts of extractive

industries on the natural environment, relative to the location

thereof.

S54 Mining areas should be fully rehabilitated, as per minimum

statutory requirements, once the extraction of mining resources

ceases.

S55 Mining areas should, wherever possible, be located close to core

urban areas/ transport routes and existing infrastructure to ensure

maximum economic sustainability.

7.2.14 AGRICULTURAL LAND USE POLICY

To improve economic viability and sustainability of agriculture within

the municipal area, it is important that the development and

implementation of integrated approaches to natural resource

management are adopted. Overall land use management policies must therefore respect the importance of the role of the agricultural

areas and promote land use diversification in agricultural land.

In order to ensure the important economic contribution and land care

role of the agricultural sector in the municipal area, the following should

be noted:

• Land care principles must be promoted and adopted to ensure

the sustainable utilisation of the land resource for agricultural

production.

• Eco-tourism and agri-tourism are recognised as ways of

supplementing the income of farmers.

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• When agricultural land is subdivided, ensure that the remainder

and subdivided portions are sustainable agricultural units.

7.2.14.2 Policies for Agricultural Land Use are:

P55 Sustainable use of agricultural land and resources should be

promoted in the municipal area. The agricultural sector should employ the principles of ‘land care’ as endorsed by the

Department responsible for Agriculture.

P56 In adherence to the principles of land care, natural resources for

agricultural production purposes should be used in a sustainable

manner with special reference to water usage, grazing and

cultivation.

P57 The appropriate diversification of the agricultural sector in terms

of agri-tourism and value adding in the municipal area should be

supported.

P58 Areas for resource harvesting on a rotational basis should be

designated.

P59 The subdivision of agricultural land should be prohibited except

where it is consistent with the requirements as stipulated by Act

70 of 1970, and the guidelines for the sustainable sizes of farming

units required for the various types of agricultural produce, as

determined by the Department of Agriculture.

P60 Development applications for Resort Zone II within high potential

agricultural areas should not be permitted.

P61 Agri-tourism initiatives should be supported in agricultural areas.

P62 Potential and existing high production potential agricultural

areas must be protected. The EMF must be used as a decision-

support tool to evaluate all proposed development applications

through referring to the management objectives of the

Agriculture Development Zone to ensure more effective land

and resource use planning and development.

P63 The need for agricultural development and land reform amongst

the previously disadvantaged communities should be

addressed.

P64 Promote the mari-culture industry in appropriate coastal

locations.

• Limited scale guesthouses and holiday accommodation are

regarded as acceptable uses on low potential agricultural land.

Investigations in this regard should include all members of the

farming community, and should be co-ordinated with the tourism

development strategy for the area.

• Conservancies and Game farms have the potential to

supplement existing farming activities and are linked directly to

the tourism industry.

• Value adding - Value adding is regarded as an acceptable form

of agricultural activity. Practically, it entails the on-farm

processing of the raw produce of the farm, i.e. a cheese factory

on a dairy farm, aqua-culture, a wine cellar, butchery – livestock,

etc.

• The possibility of generating income from the sustainable

harvesting and / or use of indigenous plants is an opportunity

that should be investigated. Input from such institutions such as

the National Botanical Institute and Botanical Society of South

Africa and Cape Nature Conservation should be obtained to evaluate the potential for farming in the municipal area.

Appropriate research and trials should be undertaken in this

regard.

• Agricultural Land Reform as a vehicle of small farmer

development should be encouraged on land with the potential

for sustaining agricultural practices of an appropriate scale.

There are however, important locational factors that need to be

considered for any agricultural related uses, which may fall outside the

river corridor, i.e. eco-tourism, agri-tourism and value adding industries.

These should be addressed by policy proposals.

7.2.14.1 Key Issues

Issues that have been identified pertinent to the formulation of spatial

policy in respect of agricultural land use are:

• Where possible and appropriate, small scale farmers must be

accommodated in terms of national directives and policies;

• Eco- tourism and agri-tourism are recognised as ways of

supplementing the income of farmers;

• Ensure that agricultural practices as well as non-agricultural

activities on agricultural land, are consistent with the land care

principles of land care;

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7.2.15 SUBDIVISION OF AGRICULTURAL LAND POLICY

Agricultural land, particularly land in proximity to urban areas, is

continually under pressure for subdivision into non-sustainable units.

Urban growth that encroaches into surrounding farming areas should

be restricted and carefully managed. With the implementation of land

reform, agricultural land abutting core urban areas becomes desirable

for the settlement and development of small farmers. This land is under

pressure for subdivision into smaller farming units or agricultural small

holdings that are often unsustainable.

The implementation of land reform policies requires that agricultural

land be subdivided for the settlement of small farmers. If agricultural

land is to be subdivided, it should be viable for agricultural practices.

Moreover, its location should be accessible to the existing water

network and the provision of other necessary infrastructure.

Extensive residential development is a phenomenon that is a direct response to the need for residential settlement in a rural environment.

Intrinsic to this phenomenon is the subdivision of high potential

agricultural land for non-agricultural purposes, meaning that land is

predominantly used for a residential purpose and farming is only a part-

time activity.

The subdivision of sustainable agricultural units into non-sustainable units

reduces the production potential of farming units. The promotion of

agri-tourism as an instrument of economic development, has some

implications on the production potential of agricultural land.

It is therefore expedient that sound policies be proposed to prevent the

irresponsible subdivision of agricultural land.

7.2.15.1 Policies for the Subdivision of Agricultural Land

P65 Extensive residential areas in the rural areas should be contained

and no further subdivision should be allowed.

P66 Subdivision of agricultural land for extensive residential should be

restricted to designated areas.

P67 New extensive residential areas should locate within the urban edges of towns, without restricting future urban growth.

P68 Extensive residential areas should only be permitted on marginal

or poor agricultural land.

7.2.14.3 Strategies for implementing the above Policies are:

S56 Incorporate the role of agriculture in terms of eco-tourism, agri-

tourism and value adding opportunities as an integral part of the

Tourism Development Strategy.

S57 Value adding industries should be sensitively sited in terms of

landscape viewsheds, while buildings should be clustered and of a scale and design that relates to local vernacular and style –

aesthetics.

S58 Value adding industries that are associated with the tourism

market, e.g. wine cellars, taxidermy, etc., should ideally be

located close to public access routes, so as to increase the

marketability of the product to passing trade, thus avoiding

unnecessary movement across farm lands.

S59 Establish farming forums in the municipal area to investigate the

future of the farming industry, possible support structures that

could be put in place, and feasible alternatives to supplement

agricultural income (aqua-culture, game farming, eco-tourism /

agri-tourism and value adding).

S60 Potentially viable and sustainable alternative uses of land for,

amongst others, agricultural production, harvest and use of

indigenous plants, agri-tourism and ecotourism, should be

investigated in partnership with relevant agricultural and

conservation agencies.

S61 Initiate the land reform process and identify suitable land for

small scale farmer development.

S62 Conduct a comprehensive investigation into all bulk water

resources in the municipal area, its sustainable use options and

medium to long term management requirements, in the context

of agriculture.

S63 Determine guidelines for soil, water and vegetation capacity for

grazing and cultivation purposes.

S64 Suitably located land-based infrastructure should be made

available to support mariculture industries.

S65 Land for small scale farmer development should be identified

within designated areas and specialist studies should be

conducted to ensure the agricultural sustainability of that land.

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• Ongoing transformation of irreplaceable areas of Coastal

Renosterveld into cultivated lands;

• Over-fishing and unsustainable extraction of bait organisms;

• Unchecked invasion of terrestrial alien vegetation species (e.g.

Port Jackson and Blackwattle);

• Invasion of exotic aquatic plants into the Berg River system.

Degradation of the natural heritage of the municipal area results in

negative impacts on landscape character and aesthetic appeal, as

well as the loss of natural capital (e.g. bait, fish, plant species, bird

species, wild flower species) on which a spectrum of income-

generating activities depend. In addition, loss of our unique biodiversity,

representing the Cape Floristic Region, implies loss of a global asset with

associated potential for international, national and regional eco-

tourism. These combined losses have serious financial and, in turn,

socio-economic, implications in terms of lost opportunities.

7.2.16.1 Key Issues

On Land: • Ongoing transformation of irreplaceable areas of Coastal

Renosterveld to cultivated lands in agriculturally marginal areas;

• Uncontrolled clearing of indigenous bush for infrastructure, roads,

etc.;

• Unchecked invasion of terrestrial alien vegetation species (e.g.,

Port Jackson, and Blackwattle);

• Lack of co-ordinated eco-tourism initiatives;

• Inadequate monitoring and management of underground aquifers and recharge areas;

• Lack of management control over important palaeontological

sites that occur in the study area.

In and adjacent to rivers:

• Over-extraction of bait species in the estuarine areas;

• Over fishing;

• Water pollution from inappropriate sewage soak away systems;

• Invasion of exotic aquatic plants into the Berg River system (e.g. Water Hyacinth, Parrot Weed);

• Introduction and invasion of alien plants;

P69 The subdivision of agricultural land should be prohibited except

where it is consistent with the requirements as stipulated by Act

70 of 1970, and the guidelines for the sustainable sizes of farming

units required for the various types of agricultural produce, as

determined by the Department of Agriculture.


S66 Extensive residential areas should only be located on land with a

low agricultural production potential.

S67 Investigate the viability of agricultural small holdings within the

municipal area, focusing on areas where development pressure

is the greatest.

S68 Determine an overlay zone in the zoning scheme regulations

that is appropriate for extensive residential to provide

development parameters to restrict the extensive residential use

to uses consistent with the scale and character of rural areas.

7.2.16 CONSERVATION POLICY

The Saldanha Bay Municipal Area is home to fauna and flora of global

significance, many species being endemic and cannot be found

anywhere else in the world.

This rich natural heritage is part to the municipal area’s distinctive

character, providing opportunities for nature / eco-based recreation

and tourism. The statutory proclaimed Conservation Areas within the

Saldanha Bay Municipal Area currently includes the West Coast National Park, which has international significance, and several other

statutory and private nature reserves.

The high irreplaceability value of indigenous vegetation in the West

Coast National Park, and the Langebaan Lagoon (nominated as a

World Heritage Site), and the municipal area’s distinctive landscape

characteristics, highlight the need to effectively protect and manage

the natural environment to ensure the realisation of its conservation

value and economic potential in terms of recreational and tourism

resources.

Despite notable conservation efforts, the municipal area’s natural

heritage is still subject to degradation and the negative impacts of

decreasing biodiversity through:

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7.2.17.2 Policies for effective management of conservation areas are:

P70 Protect the biodiversity and ecosystem functioning of the

Conservation Areas. Use the EMF both as a screening tool to

evaluate whether the proposed location for a project is

appropriate or not and as a scoping tool to identify the issues

that require investigation as part of the EIA process. The EMF can assist in the identification of issues that require

consideration/investigation in an EIA process through referring to

the management objectives of the Environmental Management

Zones (EMZs).

P71 Protect the distinctive landscape character of the municipal

area from incentive development.

P72 Promote co-operation and partnerships between the private

and public sector, and local communities, in determining an

optimum strategy for realising the conservation/ ecotourism

potential of the sub-region.

P73 Any introduction of plants for commercial use, marine organisms

for aqua-culture or the introduction of game to the area, as well

as the harvesting of indigenous plants or animals, should be

subject to the consent and management conditions of the

relevant authorities.

P74 Public access to Conservation Areas should be strictly controlled

and rights of admission reserved.

P75 No development should be permitted in the Core Conservation

Areas. Rather, any such development (at an appropriate form/ scale) should be considered within the Buffer Conservation

Areas, linking the use of eco-tourism activities to the natural

assets of the core conservation areas.

P76 Use of energy and water-efficient technologies should be

promoted, as well as sound management in the disposal of solid

waste and sewage.

P77 Palaeontological areas of importance in the study area should

be identified and protected.

P78 Measures to rectify and mitigate the erosion of the Langebaan

Beachfront must be undertaken.

• Urban and agricultural water pollution from activities taking

place higher up the river catchment system outside the

municipal area.

Along the coast and in the sea:

• Erosion of the Langebaan beachfront due to disturbances to the

natural settlement dynamics;

• Over fishing and over-extraction of bait species;

• Water pollution from inappropriate sewage soak away systems;

• The saline balance and ecological integrity of the Langebaan

Lagoon system is dependant on an unusual strong inflow of fresh

ground water, especially in the south of the lagoon;

• Saline swamps in the Langebaan Lagoon are a significant bird

habitat.

7.2.17 CONSERVATION AREAS

The Conservation Areas within the municipal area as defined in this

report incorporate both core and buffer conservation areas. The Core

conservation areas are the areas/ nature reserves with statutory

conservation status or areas in the process of applying for statutory

conservation status, such as the Langebaan Lagoon area).

The existing Columbine Nature Reserve, the SA Navy Nature Reserve in

the Saldanha and Hopefield Private Nature Reserve area are also

reserves with statutory conservation status.

Outside the developed core conservation areas, there are several

significant conservation worthy areas that have been identified as

buffer conservation areas.

7.2.17.1 Key Issues

• There are several untransformed conservation worthy natural

areas within the municipal area that are threatened by future

agricultural or urban related development;

• The potential contribution of the areas natural resource towards eco-tourism and economic development within the municipal

area is underestimated.

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S69 Cape Nature Conservation and the local authority should

disseminate information on the uniqueness and significance of

the indigenous vegetation and ecosystems in municipal area to

local landowners, communities, visitors and tourists.

S70 No further transformation of existing natural areas by, amongst others, cutting, clearing or ploughing of indigenous veld, for

cultivation, planting of exotic trees, mining, quarrying or waste

disposal, or erection of infrastructure, to be permitted.

S71 Natural resources should be soundly managed to ensure

biodiversity conservation and the maintenance of ecological

corridors. Specifically, such aspects as the fire regime, grazing

and eradication of invasive alien plants should be managed in

accordance with advice from Cape Nature Conservation

and/or other competent bodies and/or persons.

S72 Natural resources should be used, harvested or extracted on a

sustainable basis, drawing on reliable research, advice from

Cape Nature Conservation and other competent bodies and/or

persons, and should incorporate sound management and

appropriate monitoring. Such uses could include sustainable

harvest of wildflowers or indigenous plant material, as well as

extensive game farming.

S73 Protect and maintain the existing network of ecological corridors

between the Lower Berg River, the Salt River, the West Coast

National Park, the sea and adjacent natural areas. Subdivisions

in conservation areas should be limited to the minimum and only

permitted if they are supportive of conservation objectives. No development should be permitted within the core corridor

running through the Besaansklip Industrial Area as defined in the

Strategic Offset Strategy in order to protect irreplaceable

biodiversity features in the Vredenburg Peninsula Coastal

Corridor.

S74 Degraded areas and areas invaded by alien plants should be

rehabilitated to restore their biodiversity and ecosystem function,

and maintain effective ecological corridors. Advice on

appropriate rehabilitation methods should be obtained from

Cape Nature Conservation, National Parks Board and other

competent bodies and/or person/s.

S75 Conservancies should be promoted and used as a forum for

local landowners and communities to discuss sound

management and sustainable use of the area, and to invite

input from appropriate competent authorities and/or bodies on

such management and use.

S76 The formation of voluntary conservation groups to assist with

managing and monitoring public Conservation Areas, and

privately-owned land on request, should be encouraged.

S77 Responsible eco-tourism should be encouraged as a means for

residents, visitors and tourists to enjoy the natural environment,

and to provide source of enabling financial investment in the

protection and rehabilitation of natural areas / ecosystems in the

municipal area.

S78 A conservation and eco-tourism strategy for the municipal area

should be formulated by all key stakeholders, including Cape

Nature Conservation, West Coast National Park, Cape

Columbine Nature Reserve, local communities and land-owners,

and tourism bodies. Such a strategy should, amongst others, look at specific opportunities and constraints presented by the

natural and cultural resources and socio-economic

characteristics, identify and prioritise activities and services

having the most potential for revenue generation and which

would best meet the needs of biodiversity conservation, and

consider ways in which eco-tourism facilities and activities

offered by Nature Reserves and adjoining privately-owned areas

could be complementary and of mutual benefit. Opportunities

for partnerships, joint ventures and collaborative efforts should

be explored and promoted.

S79 Small-scale eco-tourism development may be considered in the

Buffer Conservation Areas, provided that such development

does not involve subdivisions and is consistent with the

conservation and eco-tourism strategy and plan for the Sub-

region, and subject to the Integrated Environmental

Management procedure and environmental assessment at an

appropriate level of detail.

S80 Any eco-tourism facilities in the Buffer Conservation Areas should

be planned and implemented to have negligible negative

impact on biodiversity, aesthetic, heritage or sense of place

characteristics.


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S81 Integrated Environmental Management procedures and

environmental assessments, at an appropriate level of detail are

to be used to evaluate all proposed development applications

involving more than a primary dwelling, within this area. Similarly,

the management objectives, desired outcomes and limits of

acceptable change ought to be considered in decision-making

through referring to the management objectives of the

Environmental Management Zones (EMZs) in the EMF.

S82 No development should be permitted within 30 metres either

side of a river course. These areas are important areas for all

forms of faunal and floral habitat and form natural wildlife

corridors that create a link between the ecological corridors.

S83 Wetland areas and their associated vegetation create unique

habitats for plants, bird life and other fauna. Recreation in these

areas should only take place in a controlled and orderly way

and must be compatible with the sensitivity of the environment.

S84 Find funding options for addressing the erosion problem at

Langebaan. Investigate all other possible beach erosion problems and associated rising sea level impacts that may

develop.

7.2.18 TOURISM DEVELOPMENT POLICY

The socio-economic benefits of tourism to an area such as the

Saldanha Bay Municipal area, form the rationale for the strategic need

to formulate a development policy and strategy plan. The tourism

industry is important to the economic growth of the region.

The tourism industry offers much economic development potential to a

large part of the local community, with the potential of a year-round

flow of tourists, and consequently, economic activity.

It is within this context that the importance of the sub-region’s bio-

physical integrity is critical to its future economic well-being. The

conservation of the important elements of the natural environmental

setting and the sensitive and appropriate development of urban areas

is therefore critical.

In order to achieve integrated sustainable development, which

addresses the challenges facing the sub-region’s tourism industry, a

tourism development plan needs to be formulated. A SDF’s function is

not to compile comprehensive tourism development policies, but it is

important that the SDF’s policies address the spatial requirements

aimed at managing, and facilitating tourism based economic growth.

7.2.18.1 Key Issues

• Lack of co-ordinated tourism management at municipal level.

• The maintenance of existing tourist attractions to acceptable

international standards and the

• development of new appropriate tourist attractions.

• The development of new tourist attractions based on the area’s

natural assets.

• Development of scenic routes and eco-tourism facilities.

• Conservation of the coastline and improved accessibility to the coastline and associated islands.

• Utilisation of the industrial developments within the region, as

tourist attractions.

7.2.18.2 Promotion of Tourism Growth

The tourism potential of the municipal area, and its possible benefits to,

and impacts on the environment, community and economy, must be

realized, unlocked and optimised. This must be integrated within a

tourism development strategy that should highlight the most effective means by which to achieve and sustain the municipal area as a quality

tourism destination in terms of the uniqueness of its natural environment

and historical background.

7.2.18.3 Tourism Management

Tourism management is an integral part of tourism development, as it

involves the sustained administration and supervision of tourism

initiatives undertaken in the municipal area. This is necessary in order to

evaluate and upgrade facilities and initiatives taking place on an

ongoing basis, in order to ensure the continued sustainability and progress of tourism in the municipal area as initiated through the

tourism growth strategy.


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Although tourism is a valuable source of income, some tourist

destinations and attractions may require locations on rural land,

thereby conflicting with some conservation principles. Therefore,

locating these destinations (for example, guest farms) and attractions

should be guided by principles that attempt to balance the economic

potential and the conservation status of the rural landscape.

The following types of tourism development need to be addressed in this regard:

• Agri-tourism: This contributes to the income of farming enterprises.

It includes value adding to farms and establishment of chalets on

the farms.

• Adventure based tourism: This includes hiking, rafting, 4 x 4 routes,

boat-based recreation, whale watching, as well as visits to

islands.

• Scenic routes: The development of scenic routes, especially

where these are accessible from country roads, has potential

economic advantages to rural communities.

• The natural assets of the area, especially in Paternoster,

Langebaan, St Helena Bay and Trekkoskraal should be focused

on.

• The West Coast Fossil Park is a national asset and the significance

of this tourism attraction should be emphasised.

Tourism related uses are in most instances located within attractive

scenic and natural environments. As a result of their location close to

environmentally sensitive areas, development may often lead to

negative environmental impacts. Given the economic benefits

from tourism related development or any non-agricultural

development, their development and use should be managed to the

advantage and benefit of the built, demographic as well as

natural environments.

7.2.18.4 Policies for Tourism Development

P79 Promote environmentally sustainable tourism in the municipal

area.

P80 Encourage the establishment of a tourism management framework that is co-ordinated with the tourism growth strategy,

so as to ensure the long-term effectiveness of the strategy and

maintenance of standards.

P81 Encourage tourism in areas where the previously disadvantaged

communities can meaningfully participate in the tourism industry.

P82 Encourage responsible tourism that promotes balanced and

sustainable tourism and focuses on the development of

environmentally based tourism activities.


S85 Implement the Tourism Strategy for the Saldanha Bay

Municipality and its implementation plan for the area.

S86 Compile and enforce local and provincial by-laws, respectively

to ensure controlled development and accreditation of all

tourism facilities and attractions.

S87 Identify tourist attractions in each town and improve the

accessibility of these.

S88 Guesthouses located on farms should ideally be located close to

existing buildings, and should not be visually conspicuous, but rather be sited harmoniously within the surrounding rural

environment.

S89 Provide the necessary transportation infrastructure to promote

the involvement of the public transport service providers in the

tourism industry.

S90 Improve the accessibility and infrastructure of towns like

Hopefield to allow them to unleash their tourism potential.

7.2.19 TRANSPORT POLICY

The movement network of an urban area and its surrounding rural

areas is vitally important in determining how conveniently and

affordable people live in urban areas. The way different routes and

different types of transport links together, determine the basic pattern

of accessibility for people.

The movement system also has great structural importance because

public and private sector investments are appropriately made in the

places that are most accessible for people. This implies that the

movement system should not just address the current demand for transport. The movement system should be used in a proactive way to

create a new pattern of accessibility and to create opportunities for

investment in those places.


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The central challenge in the Saldanha Bay municipal area is to

maximise accessibility (reducing the total distance that people have to

travel) rather than increasing mobility (making it easy for motor vehicles

to move).

The movement of freight in terms of the road network upgrades have

already commenced with specific road upgrade projects. Public

transport links with specific emphasis on road transport between the

core urban areas in the municipal area is a definite need.


• The following key issues were identified with regard to the

movement network in Saldanha Bay:

• The lack of an affordable road based public transport system

between different towns in the

• municipal area;

• Maximise accessibility rather than to increase mobility;

• Employment opportunities and residential areas are located far

apart;

• There is a very small variety in public transport opportunities in the

municipal area;

• Wide, unused road reserves in urban areas sterilises land for

development.

7.2.19.2 Policies for Transport and movement networks:

Taking into consideration the above-mentioned key issues the following

policies are proposed for transport and movement networks in the

municipal area:

P83 To provide / promote an affordable, road based, public

transport service between the towns in the municipal area.

P84 To create a strong commitment to public transport rather than to

the use of private cars.

P85 To create convenient and pedestrian friendly environments.

P86 To upgrade all roads in the municipal area to acceptable all

weather standards.

P87 More intensive activities (for example shops, small

manufacturing, social and cultural facilities) should be

encouraged to locate along major transport routes that link

communities in core urban areas.

P88 Different types of movement must be integrated as closely as

possible, so people can switch type of transport and direction as

easily as possible.

P89 Unused land in unnecessary/ unused road reserves should be

used for housing purposes and other forms of infilling.

P90 Minimise the distance between employment opportunities and

residential areas.


S91 The local authority should introduce public-private-partnerships

(PPP) to provide an affordable, road based public transport service between the towns in the municipal area.

S92 New residential developments should be located closer to

employment opportunities.

S93 Investigate the possibility to build links between parts of the

public transport movement infrastructure (road and rail) to make

the system more efficient.

S94 Define a hierarchy of public roads and clarify the roles of these

roads (particularly, those which should be limited access routes

like distribution roads and those where activities should be

encouraged to locate), to make life more convenient for local communities. Limited access, high speed distribution roads

create barriers that separate local communities.

S95 Implement the findings of the vacant land study that identifies all

vacant municipal land in the core urban areas. The study should

identify the optimal use for these identified vacant municipal

land portions. This should include the identification of roads with

excessive road reserves that can be used for infill purposes.

7.2.20 BULK SERVICE INFRASTRUCTURE POLICY The existing bulk services infrastructure is a strategic asset that must be

managed and improved on a sustainable basis.


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The contribution of services to the sub-regional economy in terms of the

tourism potential in the areas, and on the environment is of critical

importance.

In general the provision of bulk services in the Saldanha Bay municipal

is sufficient. However, the following key issues have to be addressed in

the Bulk Service Infrastructure Policy.


• The following key issues were identified, pertinent to the bulk

service infrastructure:

• The capacity of water reservoirs in urban areas should be

addressed.

• The upgrading of sewerage treatment works where capacity

issues exist.

• Settlements such as Jacobsbaai and St. Helena Bay still utilise

septic tank systems.

• There is a need to provide infrastructure to support and facilitate

new subsidised housing developments.

• Several public beaches in the area do not have sufficient public

services (i.e. ablution facilities, parking areas, etc).

• With the projected industrial growth in the municipal area taken

into consideration, there may be insufficient bulk water supply for

industrial purposes in future.

• Storm water drainage and capacity in certain areas needs to be

addressed.

7.2.20.2 Bulk Infrastructure and Services:

The level the provision of bulk services within an area is generally a

good indication of the area’s level of development. Taking into

consideration the abovementioned issues, the following policies are

proposed for the development and management of the bulk service

infrastructure in the sub-region.

7.2.20.3 Policies for Bulk Services Infrastructure:

P91 To ensure that existing and future development meets a clearly

defined set of minimum standards with the regard to the

provision and maintenance of services.

P92 To provide all communities in the municipal area with an

acceptable minimum standard of services.

P93 To manage the bulk service infrastructure network in an effective

and sustainable manner.

P94 To avoid, or minimise and remedy, pollution.

P95 To ensure that the provision of bulk services for industrial

development will not impact negatively on the level of services

for household purposes.

P96 To promote efficient utilisation of energy and water resources.

P97 To avoid negative aesthetic impacts in either the provision of

services or disposal of waste.

P98 The recycling of solid waste should be encouraged where

feasible in order to minimise the waste stream (the expansion of

the current recycling initiative to other municipal towns).

P99 Efficient use of potable water, and minimising wastage of water through inappropriate use, should be promoted to minimise

demands on freshwater resources.


S96 Establish a system to monitor the groundwater and river water

quality.

S97 Investigate the possibility of the desalination of seawater and the

recycling of sewerage treated water for industrial uses

(municipal owned plant).

S98 The Saldanha sewerage treatment plant should be upgraded

and extended. Land in private ownership should be obtained to

extend to treatment works.

S99 Investigate the feasibility of formalising the existing sewage

disposal system within Hopefield, St. Helena Bay and Jacobsbaai

S100 Adjudicate development applications in terms of the existing

supply capacity of infrastructure and services in order to ensure

that a set of minimum service standards is met. Supply and

services include the water supply sources, proposed sewage

treatment and disposal system, electricity supply, as well as

access roads / servitudes.


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7.2.21 RENEWABLE ENERGY GENERATION

This section of the report deals with possible renewable energy projects

which could be implemented in the West Coast region. The siting of

these projects is important from a spatial land use viewpoint as large

tracts of land are generally required to accommodate them.

Renewable energy generation projects are still in their infancy in South

Africa, especially with regard to solar farms. A small number of wind

farm projects however have been initiated. In 2003 the Provincial

Government of the Western Cape, Department of Environmental

Affairs and Development Planning, embarked on a rigorous

programme to pave the way for wind energy development within the

Province.

Wind energy is seen as a clean, renewable resource that should be

developed in South Africa on the basis of national policy and provincial

and regional guidelines. It will be essential to become accustomed to wind turbines appearing in the landscape in the future as progressive,

efficient and safe generators of clean energy.

Consequently, the following basic guidelines should be applied when

evaluating any application to establish a wind farm, with detailed

guidelines and methodologies available in “Strategic initiative to

introduce commercial land-based wind energy developments to the

Cape West Coast”, CNdV, 2006.

(i) Commercial Wind Energy development should be excluded from:

• Areas of high aesthetic landscape value, particularly national parks and provincial nature reserves and other wilderness areas.

• Areas where technical and safety considerations apply.

(ii) Wind energy should be encouraged:

• At strategic locations identified in a Regional Wind Plan (RWP) to

be prepared by the relevant planning authority.

• Where they are well located in terms of visual impact, technical

and safety criteria and landscape, environmental and planning

criteria.

• In large concentrated windfarms rather than small dispersed

locations where the distance between large windfarms is at least

30km, and ideally exceeding 50km.


• In appropriate urban and industrial “brownfield” sites.

• Where visual disturbance to the landscape has already occurred

(e.g. power transmission lines).

• At the local scale where individual turbines (not exceeding 50m

in total height) could provide power to small users.

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7.3 MUNICIPAL SPATIAL DEVELOPMENT STRATEGY

The demographic projections indicate that there will be pressure for

urban development in the core urban areas of Saldanha Bay

Municipality. It must therefore be expected that future population

growth will increase the pressure for “green field” development,

intensification of land uses, demands on services, infrastructure, etc. The management of land uses, specifically residential, will therefore

require careful consideration, if economic and environmental

sustainability is to be achieved and the character of certain urban

nodes retained.

Critical to any growth management strategy will be the timeous

provision of bulk infrastructure capacity (water, sewerage, electricity) in

the identified growth areas, to address both existing capacity backlogs

and the supply of additional capacity to provide for growth.

This section sets out policy recommendations and strategies for the

ongoing management of the designated core urban areas within

Saldanha Bay.

7.3.1 KEY SPATIAL POLICY AND RELATED CONCERNS/ISSUES:

SUMMARY

The need for a co-ordinated growth management policy framework

for implementation to ensure uniformity of approach and redress

apartheid spatial inequalities.

The lack of spatially defined urban extension areas, given the existing

subsidised housing backlogs and projected population growth.

The lack of clear spatial policy directives and guidelines for the

management of different land use categories, particularly outside

defined urban nodes and agricultural settlements.

The existing bulk service infrastructure backlogs and the need to provide additional capacities in a manner that ensure maximum

economic return.

7.3.2 OBJECTIVES

Objective 1: To provide an integrated growth management

framework for future urban development.

Objective 2: To address past imbalances and promote equal access

to services, facilities and opportunities.

Objective 3: To provide clear guidelines for urban and rural land use

management.

Objective 4: To provide a spatial plan that will promote a sustainable,

efficient and integrated urban structure.

For the purposes of this section of the document, the term strategy is

understood as referring to the key strategic interventions required to

successfully implement the Spatial Development Concept / Growth

Management Strategy for the Saldanha Bay Municipal area. In this

regard, it is recommended that six (6) key strategies should underpin all

spatially related decision making in the Saldanha Bay municipal area.

The 6 key strategies are:

(i) Adherence to Spatial Planning Structuring elements

Strategy:

Adopt an approach which consciously measures projects and

development applications against the Spatial Planning Principles

The Spatial Planning Principles and Tools are the guidelines through

which the ordered and efficient restructuring and future growth of the

Saldanha Bay municipal area can be achieved.

(ii) Managing Population Growth and in-migration

Strategy:

Adopt a selective “supply driven” approach by only providing for

housing growth and related community facilities in the urban areas

where the highest potential for sustained economic growth exists.

The growth management strategy will ensure that ‘supply side’

provision for future growth exists in terms of land, bulk services, etc. in

accordance with the growth potential hierarchy of the Spatial Management Concept.

IMPLEMENTATION FRAMEWORK:

MUNICIPAL SPATIAL DEVELOPMENT STRATEGY 7.3

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(iii) Housing Strategy

Strategy:

Eliminate the current subsidised housing backlog through the

implementation of a coordinated housing supply plan. Ensure that

the overall provision of land for housing makes provision for a

balanced mix and range of housing types for all income groups.

The housing strategy implies that:

• The Municipality acknowledges the growing extent of the existing

subsidized housing backlog; however due to the limited funding

allocations the addressing of the backlog cannot be totally

addressed within a specific timeframe;

• The pro-active identification of suitable land for housing in areas

with the highest growth potential as per the growth

management framework will be undertaken;

• Consider the vacant land audit in identifying suitable located municipal owned land for development;

• Bulk services development and related service provision is

coordinated with the housing supply plan.

(iv) Bulk Service Infrastructure Provision

Strategy:

Compile a co-ordinated bulk infrastructure supply provision policy

which prioritises the implementation of bulk infrastructure based on

the municipal spatial development concept / Growth Management Framework.

The infrastructure provision strategy implies that the provision of roads

and services must be strategically prioritised to ensure that a ‘supply

side’ approach is followed. In this instance a supply side approach will

ensure the provision and upgrading of the existing capacities of bulk

services in the towns and areas as indicated by the growth

management plan.

The intention being to ensure that future development is strategically

facilitated in areas which have the highest potential to sustain economic growth and provide the maximum amount of employment

opportunities.

(v) Stimulate economic growth through specific economic development projects / drivers

Strategy:

Stimulate economic growth and development in areas which are

linked to their comparative locational advantage. The Saldanha

Bay municipality must identify and actively facilitate key catalyst projects in conjunction with strategic partnerships with business /

investors.

It is critical that key economic development projects are located in

areas with the highest growth potential to sustain economic growth

and provide employment opportunities.

(vi) Priority areas for biodiversity conservation

Strategy:

All public owned land (including state, provincial and municipal

property) that is of high conservation importance is to be included

in a formal municipal nature reserve network. The mechanism with

which this can be achieved is through establishing contract nature

reserves negotiated in conjunction with the Cape Nature

Conservation Stewardship Programme whose function in this

instance is to provide legally binding guidelines for land-use in

protected areas. Urban- and infrastructure development should aim

to avoid impacting on the core area of the Besaansklip Industrial area.

The objective of prioritising biodiversity conservation is to ensure that a

broader formal conservation strategy is implemented for publicly

owned land within the Saldanha Bay municipal area.

Private land owners should also be encouraged to join the WCNCB’s

conservation stewardship programme through an incentive scheme in

order to conserve land identified as critical for biodiversity conservation

in perpetuity.

The implementation of the Strategic Biodiversity Offset Strategy for the

Besaansklip Area should be prioritised.

IMPLEMENTATION FRAMEWORK:

MUNICIPAL SPATIAL DEVELOPMENT STRATEGY 7.3

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7.4 URBAN GROWTH MANAGEMENT POLICY

7.4.1 MOTIVATION

An overall spatial understanding of the growth pressures and

development potential of each urban area is required as the basis to

inform the specific spatial land use management policies.

7.4.2 KEY SPATIAL CONCERNS

The demarcation of an urban edge for the urban areas in the

Saldanha Bay Municipality is important for the achievement of the PSDF

and SDF principles regarding the containment of urban sprawl, the

intensification of development, and the integration of urban areas.

The urban edge is a clearly demarcated line that forms the boundary between urban developments and rural/agricultural areas.

The urban edge is essential for the protection of valuable agricultural

land, as well as natural and cultural resources and will serve to establish

a limit beyond which urban development will not be permitted.

A number of challenges have been identified in addressing the growth

management for nodes, namely to:

• Curtail the pattern of low-density, hap-hazard and discontinuous

urban development;

• Protect those environments and resources within and outside the

urban fringe that contribute to sense of place characteristics;

• Re-orientate expectations of continuous outward expansion of

the urban areas;

• Promote a more compact, denser, efficient and environmentally

sustainable urban form;

• Rationalise the supply of bulk infrastructure and service capacity

to ensure that the bulk capacity is provided in the urban areas where growth and development is considered desirable.

7.4.3 STRATEGY

An urban edge should be determined for each settlement with a view

to promote densification and create a more compact urban form.

7.4.4 POLICIES

• To contain and manage urban sprawl and to improve urban

efficiencies, urban development should be contained within the

defined urban edge for the duration of the policy period.

• Future urban growth should be managed to achieve sustainable

communities, sustainable resource use and sustainable bulk

services provision.

• Judicious densification and intensification in urban areas should

be actively promoted.

7.4.5 GUIDELINES

7.4.5.1 Densification: Definition/Description

• Densification is the process used to increase the number of

dwelling units per area (hectare) within the boundaries of a

specific area.

7.4.5.2 Densification: mechanisms

• A number of mechanisms can be implemented to promote

higher densities, including:

- Permitting second dwellings;

- Permitting smaller subdivisions;

- A density map outlining blanket restrictions per area;

- Urban edge delineation.

7.4.5.3 Densification plan

• To address the current rate of urban sprawl, the projected

population increase and land required, a general strategy of

densification should be implemented.

7.4 IMPLEMENTATION FRAMEWORK:

URBAN GROWTH MANAGEMENT POLICY

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• The vacant land use audit provide baseline information

pertaining to vacant municipal owned erven and identifies

properties suitable for higher density development within the

urban edge.

• An area specific densification policy should be compiled for

each town, to promote appropriate densification:

7.4.5.4 Densification: General directives

• Compile a density proposal for each urban node at the level of

neighbourhood planning units.

• Promote re-subdivision with the CBD

• Promote densification along major movement routes.

• Promote densification surrounding open spaces.

• As a general guideline, densities should be planned according to

three main categories, namely high density (35u/h and higher),

medium density (±20-25u/ha) and low density (10u/ha and

lower).

7.4.5.5 Urban edge: General informants

The following general guidelines should be used in the demarcation

of the urban edges:

• Existing planning policy;

• Existing zoning and land uses;

• Natural environmental informants:

- Natural water courses,

- 1:50 year flood line,

- Wetlands,

- Slopes steeper than 1:4,

- Ridgelines,

- Unstable geology,

- Sensitive vegetation, and

- Protected natural environments.

• Agricultural potential of land;

• Built environment:

- Cultural heritage structures,

- Scenic routes,

- Vehicular accessibility.

• Planning policy, zoning and ownership.

IMPLEMENTATION FRAMEWORK: HOUSING 7.4

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7.5.4 POLICIES

• Addressing the current housing backlog, particularly the

subsidised housing category, should be regarded as a very high

priority.

• A balanced and co-ordinated approach should be followed

across the municipality to address the housing need in the subsidised housing category linked to the capital budget

programme.

• Residential areas should be pro-actively identified within the

urban edge for all income groups.

• Promote and attract residents with high skill levels through

planning of middle and higher income residential developments.

7.5.5 GUIDELINES

7.5.5.1 Housing backlog (Subsidised housing)

• Address the current housing backlog through the Government

subsidy scheme;

• Maintain and update the Human Settlement Plan to

accommodate the current backlog;

• Pro-actively identify land through a land audit linked to a land

release programme;

• Continual monitoring of the waiting lists and yearly updates of

census data.

7.5.5.2 Migration

• To manage the impact of in-migration, it is proposed that the

land release/subsidy provision programme should be balanced

with the growth rate to ensure that in-migration is not supply side

driven.

• Regular socio-economic data should be compiled of informal

households to :

- Determine the reasons for migration.

- Ensure regular monitoring.

- To support pro-active planning.

7.5 HOUSING POLICY

7.5.1 MOTIVATION

The projected population growth in Saldanha Bay Municipality will

increase pressure on the demand for housing. The SDF is inter alia

concerned with the optimum use of land within the context of the study area.

An appropriate balance therefore needs to be achieved between

densities which control the location and amount of land used for

residential development, and the need to provide satisfactory

residential environments, and the protection of the natural attributes of

the area’s setting.

Furthermore, a full range of residential needs must be catered for. The

needs of the poor, youth, the single and the elderly are becoming

more prevalent and therefore must be addressed in future residential policies.

7.5.2 KEY SPATIAL CONCERNS

• the current backlog for the provision of subsidised housing;

• shortage of public land on the commonage within certain urban

nodes;

• the area’s higher population growth rates attributed to in-

migration;

• to balance the shortage of subsidised housing with the need to protect the rural/village character of urban areas and to

promote sustainable urban development; and

• creating a balance between the housing need, the growth

potential of the local economy to provide work opportunities,

and their ability to exist as economically viable entities.

7.5.3 STRATEGY

Restructure the spatial development patterns through integration of

previously disadvantaged communities, the elimination of housing backlogs and the identification of land for high, middle and low

income housing on the basis of the comparative growth potential of

the towns within Saldanha Bay Municipality.

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7.5.5.3 Middle and high income housing

• While the majority of the housing backlog is in the low income

category, middle and high income housing areas should also be

made available as part of an integrated strategy to:

- Attract people with higher skills levels,

- Increase the rates base,

- Promote local economic development,

- Ensure a variety of housing types, including group housing,

semi-detached, row houses, walk-up apartments, flats and

mixed-used areas.

7.5.5.4 Development pattern:

• Housing development should be planned at appropriate

locations that are consistent with the municipality’s overall

development pattern policy for nodes and settlements

according. Housing development should therefore be:

- Accommodated within existing nodes and settlements, to enable low income households easy access to services,

facilities and job opportunities.

- Promoted within public settlements.

- Accommodated within agri-villages, provided that the

policies relating to security of tenure, subdivision, usual

impact, etc. apply.

7.5.5.5 General guidelines for land identification

• Subsidised housing should not be developed on slopes steeper

than 1:4.

• No development should be permitted below the 1:50 year flood

line.

• Avoid environmentally sensitive areas.


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7.6 ENABLING PROJECTS FOR SPATIAL DEVELOPMENT

AND LAND USE MANAGEMENT The following table of projects is compiled from the SDF proposals in

Section 6 and will enhance the spatial development and land use

management functions of the Municipality, in alignment with the six

Spatial Development Strategies in Section 7.3.

IMPLEMENTATION FRAMEWORK: ENABLING PROJECTS 7.6

page 218

KEY STRATEGIC INTERVENTION: Adherence to Spatial Planning Structuring elements # PROJECT DESCRIPTION VALUE IMPLEMENTATION AGENCY

1 Beach parking and public

access study: Paternoster &

Langebaan

Prepare beach parking and public access

study for all proposed parking areas

75 000

350 000

SBM traffic, planning and

engineering departments

2 Business and transport

interchange plan:

Langebaan

Prepare business and transport interchange

plan for NDA 10

500 000 SBM traffic, planning and


DTPW

3 Gateway: MR 533 tourism

gateway to St Helena Bay

Suitable signage and gateway proposals at

MR 533 junction with R 27 to promote route

as tourist gateway to St Helena Bay

500 000 SBM planning and engineering

departments

DTPW

SANRAL

4 Gateway: MR23

urban/tourism Gateway to

Langebaan, and Saldanha

town and Jacobsbay via MR

559

Suitable signage and Gateway proposals at

R23/R 27 junction to promote road as tourist

gateway to Langebaan, Saldanha Town and

Jacobsbay


departments

DTPW

SANRAL

5 Gateway: R27 and MR 559

beautification

Implement tree planting, and NMT road

shoulders and symbology including red dust

management on section near port

2.5m SBM planning and engineering

departments

DTPW

SANRAL

Portnet

Orex, Khumba,

6 Gateway: R45 gateway to

Vredenburg and Paternoster

Suitable signage & gateway proposals at R

45/ R 27 junction to promote route as tourist

gateway to Vredenburg & Paternoster and

discourage freight traffic.


departments

DTPW

SANRAL

7 Heritage and design

guideline priority area:

Langebaan

Prepare heritage and design guidelines for

priority area

250 000 SBM planning

8 Main street boulevard NMT

network: Vredenburg

Prepare landscape and civil engineering

Main Street network masterplan to integrate

Diazville and CBD with same kerbside and

planting treatment throughout

250 000

(not including

planting and

construction

plans)

SBM planning and engineering

Departments

EPWP

9 Main street boulevarded

NMT network: Hopefield

Integrate all parts of settlement with same

kerbside and planting treatment – using

Oosterval Street, Langebaan precedent

where appropriate

100 000

(not including

planting and

construction

plans)



KEY STRATEGIC INTERVENTION: Adherence to Spatial Planning Structuring elements # PROJECT DESCRIPTION VALUE IMPLEMENTATION AGENCY

10 Main street boulevarded

NMT network: Langebaan

Main street boulevarded NMT network

Prepare landscape and civil engineering main

street network

250 000

(not including

plants and

construction

plans)



EPWP

11 Main street boulevarded NMT

network: Paternoster

Implement tree planted network with cycle

lanes and sidewalks along all main streets to

integrate all parts of settlement with same


Oosterval Street, Langebaan precedent

where appropriate

250 000

(not including

plants and

construction

plans)


departments

EPWP

12 Main street boulevarded NMT

network: St Helena

Prepare landscape and civil engineering main

street network masterplan from Laingville to

Ecklonia street (Britannia Bay) with same


Oosterval Street precedent where appropriate

1 000 000 SBM traffic, planning and


13 Precinct Plan Hopefield:

Mixed use, mixed income -

NDA 13

Prepare precinct plan to accommodate a mix

of uses and mix of incomes using principles

in section 5 of this Report

350 000

(including high-

level design

input from

Engineers)


departments

14 Precinct plan Hopefield:

Oak/Old Vredenburg Road

intersection node

Prepare precinct plan as new CBD node on

the northern side of river to accommodate a

mix of uses a mix of incomes using principles

in section 5 of this report

200 000

(including high-

level design

input from

engineers)


departments

15 Precinct plan Langebaan: MR

23/R559 gateway node

Prepare Gateway node precinct plan for this

intersection (Node B) and abutting NDAs 11,

12, 13, 14, and 15


departments

DTPW

16 Precinct plan Saldanha CBD

and Waterfront Urban

Renewal and Rapid

Development Area including

upgrading resort areas

Urban design guidelines and precinct

planning for CBD and waterfront area

including Local Area Plan (LAP) and Pepper

Bay and Saldana Bay fishing harbour SEDFs

(Hout Bay harbour and V&A waterfront as

precedent) include heritage and architectural

design guidelines

1 000 000 SBM planning and engineering

departments Department of

Agriculture, Forestry and

Fisheries

Department Public Works

Operation Phakisa

17 Precinct plan Saldanha:

From Goodhope/ Diaz street

junction along Zabalaza

street

Prepare urban design guidelines and precinct

plan


departments

18 Precinct plan St Helena:

Nodes A, B, C and D

Prepare precinct plans for Golden Mile (Node

A), Stompneusbaai (Node B), Sandy Point

(Node C), St Helenabaai (Node D). Node D to

be Rapid Development Area.


departments

19 Precinct plan Vredenburg:

Node A, Saldanha,

Voortrekker Road

Intersection

Prepare urban design guidelines and

precinct plan as a Rapid Development Area

for this node


Departments

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page 219 KEY STRATEGIC INTERVENTION: Adherence to Spatial Planning Structuring elements

# PROJECT DESCRIPTION VALUE IMPLEMENTATION AGENCY

20 Precinct Plan Vredenburg:

Urban design, Heritage, and

Gateway for Main Street/

Saldana Road and

Vredenburg Main Road in

Vredenburg

Prepare urban design, heritage, landscaping

architectural and building guidelines for

development of this precinct using Oosterval

street, Langebaan and Main Road,

Plettenberg Bay as precedent


departments

21 Precinct plan: St Helena,

Laingville

Prepare precinct for settlement including

creating positive interface and gateway with

St Helena Bay main road



DTPW

22 Rural periodic service centre

market structure feasibility

study: Paternoster

Prepare feasibility study to construct market

structure including possibility of coordinating

mobile services from Department of Home

Affairs, library services, clinic services, and

pension payouts


departments Department of

Home Affairs

Western Cape Departments of

Education and Health

SASSA

23 Service/ frontage road

guidelines: Vredenburg

Prepare design guidelines for

service/frontage roads on NDA’s 4, 6, 7, 8b,

and 10 (refer to Oosterval str, Langebaan

precedent)



DTPW

24 Signage, landscaping, and

building design guidelines

manual: Paternoster, St

Helena, Hopefield

Prepare signage, landscaping and building

design guidelines manual to manage all

development, including renovation and

extension of heritage buildings and

construction including engineering and

transport services and provincial roads

signage

150 000

250 000

250 000


departments

DTPW

HWC

SAHRA

25 Traffic safety measures

Besaansklip: R45/R27

intersection

Relocate intersection and implement

necessary traffic calming and geometric

improvements to reduce high fatal accident

rate

To be

investigated

SBM traffic, planning

department

DTPW

26 Traffic safety measures

Besaansklip: TR85/1 / M238

intersection

Implement necessary traffic calming and

geometric improvements to reduce high fatal

accident rate

To be

investigated



DTPW

KEY STRATEGIC INTERVENTION: Housing Strategy

# LOCATION PROJECT DESCRIPTION VALUE IMPLEMENTATION

AGENCY

1 Vredenburg NDA’s 16 and 17

(Ongegund)

upgrade

including

possible

extension to

NDA 21

Informal settlement in situ upgrade NDA’s 16

and 17 (Ongegund) urban design, planning

approval and engineering concept design

(urban design and planning to approvals only)

500 000 SBM planning and


Department of Human

Settlements

KEY STRATEGIC INTERVENTION: Bulk Service Infrastructure Provision

# PROJECT DESCRIPTION VALUE IMPLEMENTATION

AGENCY

1 Updating the Infrastructure and

Growth Plan Using the recent Infrastructure and Growth

Plan Assessment and available master plans

to update the infrastructure and growth

needs to inform the Capital Expenditure

Framework

NIL SBM planning and


DLG

2 Finalising a Capital Expenditure

Framework Compile a Capital Expenditure Framework

through a collaborative process of integrated

sector planning (Municipal SDIS), to translate

spatial planning into an investment

framework to inform budget decisions

100 000 SBM financial, planning

and engineering

departments

DEA&DP

KEY STRATEGIC INTERVENTION: Stimulate economic growth through specific economic

development projects / drivers

# PROJECT DESCRIPTION VALUE IMPLEMENTATION

AGENCY 1 Blaauwklippen

powerline upgrade

servitude alignment:

Besaansklip

Engage with Eskom to ensure proposed

powerline servitude abuts R27 and TR85/1 so

as to minimise unnecessary disruption of

industrial landholdings

NIL SBM planning and engineering

departments, ESKOM

2 Development incentive

study: St Helena

Investigate innovative ways including fiscal,

infrastructure and marketing initiatives to

encourage development of vacant plots and

derelict fishing harbour buildings


departments

Institute of Estate Agents

WESGRO

Landowners

Property developers

3 Freight Management:

TR 85/1 as dedicated

freight haul road to

Besaansklip industrial

area and port

Investigate dedicated road freight transport

route along TR85/1 with main entrance at R27

junction including gateway promoting

industrial Park


departments, DTPW, SANRAL

4 Rail line relocation:

Besaansklip

Remove rail line through Vredenburg and

construct direct line between Duferco and

marshalling yard

To be

assessed


departments, PRASA

5 Resort Development:

Tabakbaai resort

upgrading plan

Complete and implement Tabakbaai resort

upgrading plan


departments

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KEY STRATEGIC INTERVENTION: Priority areas for biodiversity conservation # LOCATION PROJECT DESCRIPTION VALUE IMPLEMENTATION

AGENCY

10 Langebaan Olifantskop public

open space corridor

Investigate continuous coast to National

Park open space corridor over Olifantskop

with walking/ jogging and MTB trails

including negotiations with private owners



SANParks

11 Jacobs Bay West Coast Peninsula

hiking, running, MTB

trail

Conduct study on the feasibility of

implementing trail system linking to coastal

towns and rural B&Bs



CapeNature

Tourism Organisations

12 Besaansklip Industrial areas/CBA

offset guidelines

manual

Guidelines manual to indicate to property

owners and industrial developers how to

incorporate offset guidelines into

development proposals

250 000 SBM planning

department, DEA&DP

13 Besaansklip Updating of the

Besaansklip Industrial

Area Proposals map

(Figure 6.9.3)

Update the spatial proposals and

reconfigure the NDAs in alignment with the

refinement of the boundary of the core

corridor

0 SBM planning and


DEA&DP

14 St Helena Odour management

study

Investigate best practicable method of

controlling odour when fish factories are

operating

PC

estimate

250 000

SBM planning, health,

and engineering

departments

KEY STRATEGIC INTERVENTION: Priority areas for biodiversity conservation # LOCATION PROJECT DESCRIPTION VALUE IMPLEMENTATION

AGENCY

1 Urban Areas Resolving

competing land

use proposals to

align the EMF

and SDF

Improve clarity and certainty on the desired

future land use as noted in Figures 6.2.4,

6.3.4, 6.4.4, 6.5.4, 6.6.4, 6.8.4 and Annexure

A and amend the SDF / EMF accordingly

0 SBM planning and

environmental

management

departments

DEA&DP

2 Rural Areas West Coast

Peninsula hiking,

running, MTB

trail



towns and rural B&Bs



CapeNature

Tourism organisations

3 Vredenburg Western coastal

conservation

corridor

Implementation plan for assembling coastal

corridor including walking and MTB trails

including discussions with conservation

authorities, landowners and DEA&DP,

including incentive mechanisms

250 000 SBM planning department

DEA&DP

CapeNature

4 Vredenburg Inland CBA

corridors and

open space

networks

Opportunities and constraints study for linking

West Coast

National Park, Hopefield Nature Reserve, and

Berg River estuary


DEA&DP

CapeNature

SANParks

5 Vredenburg Mining, CBA and

aquifer guidelines

manual

Prepare manual to guide mining prospecting

and

operating licenses in CBA, aquifer recharge

areas and marine areas

1 000 000 SBM planning department

DEA&DP

CapeNature

SANParks

DME

SANBI

Environmental NPOs

6 Vredenburg Tree planting:

Main Street

network

Plant street trees of suitable species along

Main Street network including Main Road/R45

and Kootjieskloof Road including extension to

Ongegund

To be

confirmed

with

landscape

contractor

SBM planning and


7 Vredenburg CBA corridor use,

maintenance and

management

investigation

Identify practicable sustainable use,

maintenance, management, and financial

strategy for CBA corridors



CapeNature

SANBI

SANParks

8 Saldanha Future options for

Diazville small

farmers

Investigate future options for small farmers

including a properly managed small farming

complex in the current location or integrating

with proposed Farmer Production Support Unit

at Hopefield. (High level of public participation

required)


Department of Agriculture

Department Rural

Development & Land

Reform

9 Saldanha West Coast

Peninsula hiking,

running, MTB trail



towns and rural B&Bs starting at Tabakbaai

resort

250 000 SBM Planning and

Engineering

Departments

CapeNature

Tourism Organisations

page 220

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7.7

page 221

CONFIGURE AND ALIGN SECTOR PLANS

MUNICIPAL SDF WASTE MANAGEMENT WATER SERVICES HOUSING SECTOR

(Human Settlements) SERVICES AND

INFRASTRUCTURE SPCs

1 Core: Wetlands Rivers systems Coastal National Parks and nature Reserves

N/A Ensure protection of ecological corridors around wetlands and rivers

N/A Minimize disturbance of protected areas by infrastructure crossings and alignments and efficient quality

2 Buffer:

(Extensive Agriculture and Eco-Tourism)

N/A N/A N/A N/A

3 3.1

Intensive agriculture: Irrigation Schemes

N/A Encourage water demand management and enhanced irrigation efficiencies

Monitor water quality Promote bio-farming and

other techniques to reduce nutrient loads in hydrological systems(conservation agriculture)

Supply water rights for land reform projects

N/A Ensure balance between water supply infrastructure for agriculture and urban development

3.2 Dryland Crop Farming N/A Monitor borehole abstraction water and ground water levels and recharge rates

N/A N/A

3.3 Commonage N/A

Provide irrigation for small scale crop farming on commonage

No residential accommodation to be provided on commonage

Supply irrigation infrastructure to crop farming on commonage

Table 7.7.1 SDF Relationship with Sector Plans

7.7 CONFIGURE AND ALIGN SECTOR PLANS AND SDF

The sector plans should contain the SDF plans for the municipality and

urban centres as their primary spatial informant.

They should take the SDF proposals into account as follows (see facing

page as well):

Note: the tables on pages 205 and 206 should be viewed side by side. Likewise the tables on pages 207 and 208 should be viewed side by side.

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7.7

page 222

CONFIGURE SECTOR PLANS

PUBLIC TRANSPORT AND

NMT (Transport

Departments)

ENVIRONMENTAL MANAGEMENT (SANParks, Cape Nature, SANBI, Dept of

Environment, Dept of Agriculture, Land use Managers)

LOCAL ECONOMIC DEVELOPMENT AND TOURISM

LAND REFORM (Dept Rural Development &

Land Reform) DISASTER MANAGEMENT

N/A

Ensure protection of ecological corridors around wetlands and rivers

Promote eco-tourism including events, hiking, MTB, B&Bs

N/A N/A

N/A Promote veld rehabilitation and rotational grazing to enhance bio-diversity

Promote eco-tourism including events, hiking, MTB, B&Bs

Ensure livestock farming does not damage bio-diversity through poor

grazing methods

Ensure adequate fire protection and burn management

N/A

Monitor water quality Promote bio-farming Ensure water

Ensure water rights for land reform projects

N/A

N/A

Monitor borehole abstraction water and ground water levels and recharge rates

Provide extension services to emerging farmers

Promote bio farming N/A

N/A Promote bio-farming on commonage Provide extension services to emerging

farmers

Promote bio-farming on commonage

Draw up commonage development plan

N/A

SA

LDA

NH

A B

AY

MU

NIC

IPA

L SD

F

SALDANHA BAY

MUNICIPAL SPATIAL

DEVELOPMENT


7.7

page 223


Table 7.7.1 SDF Relationship with Sector Plans cont.

LAND USE CATEGORY

WASTE MANAGEMENT WATER SERVICES HOUSING SECTOR

(Human Settlements)

SERVICES AND

INFRASTRUCTURE RELEVANT SECTOR

4

Urban development:

4.1 Intensification Areas

Ensure sufficient supply

Transfer stations to be

accessibly located in corridors

Ensure sufficient supply

Impact of climate change on

water availability (Western Cape

Climate Change Response

Strategy)

Promote higher density

mixed use housing within

the intensification area

boundaries

Ensure sufficient

infrastructure to support

higher levels of

development

4.2 General Promote waste separation at

source throughout urban

settlements

Promote rainwater harvesting and

grey water recycling

N/A N/A

4.3 Residential Promote waste separation at

source throughout urban

settlements

Ensure access to basic water and

sanitation

Allow for communal service

centres to address heath issues for

non-qualifiers

All projects to include

range of housing, laid

out according to socio-

economic gradient

Provide minimum basic

services to proposed new

housing areas

4.4 Industrial (including IDZ) Industrial and toxic waste to

be properly managed and

disposed of

N/A N/A Ensure infrastructure

made available when

required

4.6 Community facilities N/A N/A Include proposals for

necessary community

facilities into Human

Settlement Plans (HSP)

N/A

4.7 Recreational areas N/A N/A Include proposals for

recreational areas into

HSP

Housing layouts to face

onto recreational areas

and not turn their back

N/A

4.8 Ecological corridors

(overlap with core buffer, agriculture)

Landfill sites can be located in

ecological corridors providing

they are managed to best

practice standards

N/A Include proposals for

recreational areas into

HSP

Housing layouts to face

onto recreational areas

and not turn their back

Where possible services

and infrastructure

alignments should not

disrupt river channels and

wetlands

SA

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DEVELOPMENT


7.7

page 224


PUBLIC TRANSPORT AND NMT (Dept of Transport)

ENVIRONMENTAL MANAGEMENT (Dept of Environment) Dept of Agriculture

LOCAL ECONOMIC DEVELOPMENT

& TOURISM

LAND REFORM (Dept Rural Development

& Land Reform)

DISASTER MANAGEMENT

Provide road network to

• commonage farms and promote

animal traction, cycling and walking

• Main routes / spines through

development corridors to be designed

with cycle lanes and pedestrian

footways

• Should be declared public transport

routes (with embayments etc.)

Promote indigenous or fruit trees for use in

the landscaping of development corridors

N/A N/A

• Urban settlements should be designed

to minimize the need to travel and

avoid costs of public transport

Promote integrated stormwater design

including the use of permeable paving

and swales in urban development areas

N/A Ensure residential

development not located

below 1:50 floodlines

• Ensure high densities of urban

development coincide with main non-

motorised routes

Promote off-grid sustainable technologies

and passive building design

N/A Ensure adequate fire

protection:

Building setbacks

Electrical compliance

Careful use of combustible

materials

• Ensure industrial areas provided with

cycle and pedestrian routes

Industrial and toxic waste to property

managed and disposed of Manage red

dust impacts

N/A N/A

• Community facilities should be located

on public transport and NMT routes to

promote convenience and security

N/A N/A N/A

• Non-motorised transport networks

should pass through recreational areas

N/A N/A N/A

• Non-motorised transport networks

should pass through ecological

corridor areas

Ensure continuity between connected

rural and urban ecological corridor areas

Provide highest level of protection in

ecological corridor areas

N/A N/A

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7.8 MONITORING, EVALUATING AND REVISION

FRAMEWORK 7.8.1 PROGRESS REVIEW IN IDP AND 5-YEARLY REVISION

The annual performance review of the IDP should include a review of

progress on the policy amendments and project implementation of the

SDF according to the priority listings and expenditure programs of the

various sector departments’ budgets.

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IMPLEMENTATION FRAMEWORK 7.8

Figure 7.8.1 propose a continuous monitoring and evaluation process

throughout the development and implementation of the SDF. The SDF

will be implemented through the various precinct and sectoral plans,

see Figure 7.8.2. During the implementation phase, the SDF should be

regularly monitored by the IDP’s annual reporting on the performance

progress of the various implementation/ sectoral plans. This review

should also comment on the SDF. Figure 7.8.2 further shows that the SDF

is the common spatial base on which all the implementation plans

should be executed.

Figure 7.8.2 Proposed Relationship between IDPs, Implementation Plans, including HSPs

and SDFs (source: DRDLR, 2014)

The SDF should be revised and updated at least every 5 years in terms

of context and priorities, in parallel with the IDP and in line with the

provisions of the MSA, SPLUMA, LUPA and the By-Law on Municipal

Land Use Planning. Ideally, the implementation/ sectoral plans and the

IDP should start and end on the same 5 year cycle in order to inform

and shape each other. Unless compelling circumstances require it, a

review and/or amendment of the SDF should not need to be

undertaken more frequently.

As development, whether it be the public sector or the private sector,

takes multiple years to be realised, it is not feasible to review the SDF on

an annual basis. The SDF encourages consistency and predictability in

planning decisions in order to achieve the desired outcomes.

Although the SDF implementation is assessed every year in the IDP and

is revised every 5 years it needs to take a longer term view. The SDF

should take a 20 to 30 year perspective on the growth direction of a

municipality and settlements. It will be the only plan in the municipality

taking such a long term view and it is recommended that the SDF should only be rewritten every 10 years.

Figure 7.8.1 Phases in the process of completing an SDF (source: DRDLR, 2014)

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7.8.2 MONITORING OF IMPLEMENTATION (source: GSRSIF, 2018)

The Municipality supports the Provincial Spatial Development and

Infrastructure Support (SDIS), which is intended to ensure improved

planning, integration and implementation of the:

• Spatial Development Framework;

• Integrated Transport Plan;

• Integrated Waste Management Plan;

• Integrated Human Settlement Plan;

• Infrastructure Growth Plan (inclusive of departmental U-AMPS);

• Long-Term Financial Plan; and,

• Integrated Development Plan.

The Municipality will play an integral role in the Inter-Governmental

Relations (IGR) Platform that pulls together the representatives responsible for and/or involved in the drafting and/or amendment of

any of the above listed sector plans.

The SDIS Municipal / Project Committee as an IGR Platform aims to:

• Ensure that the relevant officials in each sector are aware of and

party to any proposed changes to the sector plans mentioned

above. Through this awareness of and participation in the changing

sector plan, areas of conflict, duplication, and/or opportunity for

synergy with the other sector plans can be easily identified.

• To build on the areas of opportunity, remove areas of duplication,

and resolve areas of conflict. This will occur through focussed

discussions which includes all relevant officials with a keen

understanding of the Municipality. The outcome of these discussions

will be the adoption of an agreed-to way forward which has been

arrived at through negotiation and compromise.

As a collective, funding options and trade-offs are explored and

through the coordinated implementation of the individual sector plans,

infrastructure enabled development is promoted. Delivery of public

sector housing opportunities forms a significant proportion of the

development taking place in Saldanha Bay Municipality and therefore

also presents strategic potential to spatial transformation.

This collaborative planning process will enable continued discussions

regarding subsidised housing and the provision of social facilities,

especially the identification of school sites to inform the relevant sector

plans.

The development of the Capital Expenditure Framework (CEF) is

viewed as an incremental task and the starting point is to have a range

of integrated sector plans to enable efficient municipal resource

allocation, synchronised with all planned government expenditure.

7.8.3 CAPITAL EXPENDITURE FRAMEWORK (CEF)

SPLUMA requires that SDFs include an Implementation Framework that

contains the following:

• Sectoral requirements, including budgets and resources for

implementation

• Necessary amendments to the Municipal Zoning Scheme By-Law

• Specification of institutional arrangements necessary for

implementation

• Specification of implementation targets, including dates and monitoring indicators

• Specification where necessary, of any arrangements for

partnerships in the implementation process

SPLUMA further requires that SDFs “determine a capital expenditure

framework for the municipality’s development programmes, depicted

spatially”.

The intention is to more effectively link the Municipality’s spatial

development strategies to one of the primary means with which to

implement these strategies, namely the municipality’s budget and the budgets of other government stakeholders. By providing more specific

guidance on what investments should be made where, in what order

of priority, alignment between the Municipality’s strategies, plans and

policies and development on the ground is better maintained and the

risk that budget allocations undermine or contradict the SDF are

mitigated.

The Municipality aim to develop a CEF after the adoption of the SDF

and will approve it as Volume 3 of the SDF. The CEF will be informed,

amongst others by the different sector plans noted in Section 7.8.2.

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7.8

An Infrastructure and Growth Plan: Assessment report was done for the

Municipality by the Department of Local Government. This will assist in

the drafting of a CEF as an important objective is to ensure the

development of the long term plans for all engineering infrastructure is

based on the SDF with its associated land use proposals and predicted growth trajectory. The Infrastructure and Growth Plan also enables the

tracking of when new infrastructure is required based on the actual

growth of the municipality by comparing the growth in demand against

capacity of existing infrastructure.

The Long Term Financial Plan, 2016 (LTFP) presents an independent high

level estimate of New Infrastructure Demand for the period 2015/16 to

2025/26 and is based on a quantification of infrastructure backlogs and

infrastructure required for new household formation as well as

Moveable and Other Assets. A number of assumptions is noted in the

report.

Figure 7.8.3 INCA Estimate of Future New Capital Expenditure Demand (source: LTFP, 2016)

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(source: MERO, 2018)

The Municipal Economic Review and Outlook 2018 (MERO) prepared by

Provincial Treasury gives an overview of the economic and municipal

infrastructure analysis that focuses on identifying bottlenecks and

constraints that may be hampering economic growth and

employment. It gives an overview of Provincial infrastructure spend,

Municipal capital budget spend and it unpacks other funding sources.

Provincial infrastructure spend within the Saldanha Bay municipal area

will amount to R261.5 million in 2018/19. This amount will increase to

R338.2 million in 2019/20, before pulling back to R229.9 million in 2020/21. The total provincial infrastructure allocation in Saldanha Bay will amount

to R829.6 million across the MTREF. Noteworthy projects for 2018/19

include tarring of the C975.1 AFR Saldanha Bay IDZ (R100.0 million) as

well as the C415.2 AFR Saldanha Bay TR77 (R52.0 million) road, upgrades

to the Vredenburg Hospital (R54.5 million) and planning towards the

Vredenburg Urban Regeneration Land Acquisition project (R10.0

million).

Saldanha Bay serves as the commercial hub of the West Coast District

and as such, regional economic activities are largely concentrated

within the Municipality’s jurisdiction. High levels of economic activity,

coupled with an ever growing population, increase the demand for

goods and services within Saldanha Bay which has, in turn, put pressure

on the existing economic and social infrastructure network.

The Municipality has proactively sought additional funding to satisfy the

demand for economic and social infrastructure, evident from the large

percentage of the capital budget sourced from internally generated

funding. In fact, the majority of the Municipality’s capital budgets have

since 2014/15 been funded through internal funding sources. The

Municipality has also been able to diversify its funding mix by

introducing public contributions and borrowings as supplementary

capital budget sources.

The Municipality’s capital budget will in 2018/19 almost entirely sourced

from internally generated funds. Consideration of the 2018/19 Budget

Report indicates that these internally generated funds are sourced

from the Municipality’s capital replacement reserves (CRR). The trend

to almost exclusively apply own funding is however reversed in the

outer years of the 2018 MTREF as the Municipality intends to source

more than half of the capital budget from external loans/borrowings in

2019/20 and 2020/21.

Figure 7.8.4 Saldanha Bay Municipality: Provincial Infrastructure Spend, 2018/19 – 2020/21

(R’000) (source: MERO, 2018)

Figure 7.8.5 Saldanha Bay Municipality: Capital Expenditure, 2014/15 – 2019/20 (R’000)

source: MERO, 2018)

Figure 7.8.6 Saldanha Bay Municipality: Capital Budget Funding Sources, 2014/15 –

2020/21 (R’000) source: MERO, 2018)

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7.8.4 MONITORING AND EVALUATION

The SDF provides a long term vision and recommended six key

strategies to implement the Spatial Growth Management Strategy and the objectives of the SDF. SPLUMA requires that this is translated into an

implementation framework that takes a 5 year view to inform the

municipality’s Integrated Development Plan and Budget.

To achieve the IUDF’s transformative vision, four overall strategic goals

are introduced: Access, Growth, Governance, and Spatial

Transformation. “The overall outcome of the IUDF is spatial

transformation. However, spatial transformation cannot be achieved

overnight but is a process that requires consistent interventions until the

desired goal is reached. There are no quick fixes for spatial

transformation but careful consideration of how and where we build

infrastructure could change the trajectories of spatial development,

and deliver considerable gains for ordinary citizens and the national

economy.”

In order to monitor and evaluate spatial transformation the following

assessments, as a minimum is required:

• Land use and land development trends in the municipal area and

the realization of the land use planning principles of spatial justice,

spatial sustainability, efficiency, spatial resilience and good administration on town level.

• Hectares approved for future development outside the urban edge.

• Number of land use applications processed per town as a

percentage of the total number of land use applications submitted

municipal-wide.

• Number of building plan applications processed per town as a

percentage of the total number of building plan applications

submitted municipal-wide.

• Number of dwelling units that are within 1km of access points to

public transport / taxi terminus as a percentage of all dwelling units

in the town. • Progress made with the release and approval of land parcels for

purposes of land and human settlement development.

• Reporting on the implementation of specific projects identified as

Enabling Projects.

The implementation of the provincial spatial agenda on a municipal

level is supported by regional planning processes and therefore it is

necessary to also evaluate the implementation of the GSRSIF through

the SDF. The following questions can be asked in this regard:

• Does the Municipality address regional spatial priorities and principles

through the implementation of the SDF?

• Are the municipal projects and programs (KPI’s) responding to the

key regional actions and interventions?

• Have assessments been completed on the affordability of service

demand and what is the timing and sequence of investments by the

different spheres of government?

• Are municipal transport strategies and plans addressing regional

transport issues identified in the GSRSIF?

• Have sector plans been amended or reviewed?

• Has the Spatial Development and Infrastructure Support Municipal

Committee been formed to better align sector planning?

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IMPLEMENTATION FRAMEWORK...SDF SALDANHA BAY MUNICIPAL SPATIAL DEVELOPMENT FRAMEWORK 28 May 2019 7.1...

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