KLEIN BRAK-REEBOK-TERGNIET (population: Census 2011)

Transcription

1 5.9 KLEIN BRAK-REEBOK-TERGNIET (population: Census 2011) Figure Klein Brak-Reebok-Tergniet: Aerial photograph CNdV africa (Pty) Ltd DRAFT CONCEPTUAL DEVELOPMENT FRAMEWORK REPORT page 445

2 5.9.1 SPATIAL ANALYSIS, see Figures General: Klein Brakrivier-Reebok-Tergniet mainly comprises coastal holiday suburbs. There appears to be a significant permanent population, 45%, when comparing the number of households present in the 2011 census with the number of approved cadastral properties. (Note: this assumes that all approved erven are developed.) The population will double, if not more, during the major holiday seasons creating a high peak demand for services over a two or three month period. There are a number of serviced but undeveloped, and approved but vacant townships, particularly in the Tergniet area. Sub-regional location It is likely that the settlement started at Old Klein Brak village, the historic settlement abutting the R102 in the middle of the Klein Brak River floodplain which would have been a historic crossing point. This settlement was connected by a road, now severed by the N2, to the old power station, now Power Town informal settlement, and then on to Klein Brak railway station, now a restaurant. Subsequently, beginning with a small core of farmers holiday homes around the Klein Brak River estuary holiday housing townships spread eastwards along the coast from the rail station, continuing from Klein Brakrivier, to Reebok and then Tergniet. The settlements are linked to the N2 national route at the Klein Brakrivier intersection and the Long Street intersection at Groot Brak, approximately 8 km away. The Mossel Bay - George railway line follows the coast behind the fore dunes. Photo 5.9.1(a) Typical urban form and massing: Blesbok Road Layout pattern Except for the grid iron layout pattern at Old Klein Brak village the remainder of the settlements are laid out in long straight blocks following the orientation of the fore dunes with later townships following the blue book curvilinear, car oriented large plot (approximately 1000 m²) layout of the 1970s and 80s. The settlements are broken by large tracts of undeveloped land. Urban quality This is more suburban than urban in nature and comprises single dwelling pavilion houses in the middle of their large plots in a wide variety of styles from non-descript 1960s and 70s ranch style residences through to modern and Tuscan buildings, see Photo 5.9.1(a). There is a strong orientation towards the sea. Buildings are generally set back from wide streets with no sidewalks and street lighting in certain instances; In some areas there are cookie cluster higher density townhouse schemes and low rise apartments. e.g. along Impala and Tsebe Streets, see Photo 5.9.1(b). Remnants of the original coastal dune vegetation are found in a few large open areas and on undeveloped properties; The environment is very much designed and oriented towards private motor vehicle travel. Gross dwelling unit densities are low, in the region of six dwelling units per hectare, which will only increase to 7 dwelling units per hectare if and when the remaining parcels of land are developed. There are few higher-order facilities such as shops, education and health facilities, see Photo 5.9.1(c) and residents have to travel out of the area even for convenience shopping. Thus, the area s land use pattern and layout creates a high demand for motor vehicle travel. This will inevitably lead to severe traffic congestion in the years ahead the permanent population increases. The Power Town informal settlement represents a complete contrast to this pattern with shacks closely clustered together. Challenges and opportunities Development densities will undoubtedly increase in the future as more land is developed and more people settle permanently. It is likely, unless there is a radical change to the urban development pattern, that further growth will continue to erode the character and environmental quality that attracted people to this area in the first place. Eventually only the views of the sea will remain. It will be particularly important to retain the current large open areas and the green fringes along the major roads including Impala/Robertson Roads, the R102 and the N2 if some of this character is to be retained. Finding a suitable site for the relocation of Power Town informal settlement out of the floodplain is a particular challenge. Photo 5.9.1(b) Photo 5.9.1(c) Group housing and low rise apartments along Tsebe Street Community hall and single dwellings on large plots: Kudu/de Jager Streets page 446

3 Figure Klein Brak-Reebok-Tergniet: Synthesis CNdV africa (Pty) Ltd DRAFT CONCEPTUAL DEVELOPMENT FRAMEWORK REPORT page 447

4 5.9.2 KLEIN BRAK-REEBOK-TERGNIET DRAFT SPATIAL DEVELOPMENT FRAMEWORK AND DESIRED STATE OF THE ENVIRONMENT, see Figure Increased permanent residency and more efficient use of existing large low-density properties should be encouraged to meet increased service demands of grid technologies (rainwater harvesting, greywater recycling, biogas digesters or permanent occupation, or conservancy tanks for holiday homes, solar HWCs and solar PVs). Domestic wind turbines should be investigated carefully and possibly discouraged due to their impact on sea views Core landscape and agricultural areas Set development back at least 100m from N2 to retain Garden Route landscapes (NB: suburban development along N2 corridor is unlikely to attract visitors and possibly investors and they will prefer to proceed to more scenic areas). No further new development within 1: 100 year flood lines where practicable. Any redevelopment (alterations and additions, second dwellings) in Old Klein Brak village should ensure that floor levels are above the 1:100 year flood line. Large open areas between Klein Brakrivier, Reebok and Tergniet to be retained for biodiversity conservation, ecosystem services and retaining scenic character. Portions of these sites may be required for schools, health and community facilities should a more permanent and socially balanced demographic pattern with school going children emerge in the future. The 100m coastal setback line should be strictly observed until it is replaced by the current setback determination being undertaken by Eden District Council Urban Development There should be no new development outside of the proposed urban edge. New development areas to be mainly focused around Tergniet on properties where applications are already in process, there is land suitable for development or there are approved and/or services. Redevelopment, (group housing and low rise apartment schemes) should be encouraged around the proposed nodes at Klein Brakrivier, Reebok and Tegniet, see Section below. Incremental densification (second dwellings, and subdivisions into two or three properties) should be encouraged on large single residential properties throughout, subject to services availability Heritage Areas Not applicable Urban Restructuring In the medium to long term this sub-area needs to develop a more efficient urban structure that can support cost-effective delivery of services, convenient public and non-motorised transport and viable SMMEs and community facilities. If more stations can be constructed along the rail line, this offers an important transport opportunity in the medium and longterm in order to combat private motor vehicle traffic congestion. These stations proposed locations should be carefully investigated and chosen so as to support a more efficient urban structure and the development of nodes through the area. Tergniet Node: A new node with a station, centered around a realigned Sorgfontein Road crossing the R102 and Blesbok Road should be investigated. This will not require a road to cross the railway line. Reebok Node: Station where De Jager Road crosses the railway line should be investigated. There is already higher density development along De Jager Road and a community facility. The existing level crossing on De Jager Road will require attention. Klein Brak Node: It is in close proximity to Klein Brak station which could be brought back into service and a node with small commercial businesses and higher density housing (group housing, low rise flats) permitted to develop around the station. Minor nodes are proposed at intersections along Impala and Robertson Roads. Photo (a) Photo (b) Photo (c) Tergniet node site: Route of possible new alignment of Sorgfontein Road down to new potential station site and integrated housing area. Klein Brak node site: View of station precinct across Heyns Street from possible integrated housing site above (Parcel 10) Reebok node site: Klein View down de Jager road to level crossing and possible station site on left page 448

5 Klein Brakrivier-Reebok-Tergniet Total Population 4410 Total No. Households 1819 Average Household Size 2.4 Cadastral Erven (CE) (SG 2015) 4026 Proposed & Approved Units (MBM 2016) 240 Total Erven 4266 Urban Edge Area (Ha) (MBM 2016) 588 Person/Ha 7.5 Household/Ha 3.1 CE/Ha (Registered Erven) 6.8 CE/Ha( incl. proposed projects) 7.3 Permanent Households % assumes all registered erven developed) 45.2 Klein Brak-Reebok-Tergniet New Development Areas No Area Ha Comment Approved Investigate Investigate Approved Investigate Investigate Approved Approved Approved EA Needed Total Figure Klein Brak-Reebok-Tergniet: Conceptual Spatial Development Framework and Desired State of the Environment page 449

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