GAMAGARA LOCAL MUNICIPALITY

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1 introduction The Housing Development Agency ( HDA ) is a national public development agency that promotes sustainable communities by making well located and appropriately planned land and buildings available for the development of human settlements. The Agency has developed and deployed an information system which includes municipal profiles for selected municipalities. The intent of this profile is to provide guidelines and advice to Provincial Department of Human Settlements as well as municipalities on efficient utilization of land and economic government infrastructure investments in support of integrated human settlements development. about the template The template was compiled for the Housing Development Agency using a number of different data sources. The 2011 Census information from StatsSA was used extensively to represent socio-economic information. The financial profile data was extracted from the municipalities most recent financial statements. The Integrated Development Plan (IDP), Housing Development Plan (MHDP) and Spatial Development Framework of each municipality also provided inputs into the municipal profile. Where possible, each source of information is quoted as part of the specific figure, table or chart. The municipal profile is structured in the following sections: Section 1 provides background information on the municipality, including land use data; Section 2 deals with demographic information such as population growth and income; Section 3 provides an economic overview of the municipality; Section 4 investigates the financial status of the municipality; Section 5 gives headline data on the property market in the municipality; Section 6 looks at housing demand and historic delivery of RDP houses; Section 7 displays a land rent analysis; Section 8 provides a snapshot of water, sanitation and electricity delivery; Section 9 displays a cost surface analysis; Section 10 deals with budget implications of servicing the housing backlog, Section 11 analyse the performance of the planning function at municipal level. Gamagara Local Municipality Source: Municipal Demarcation Board (2013), Gamagara Local Municipality comprises of an area of hectares, and is located in the North Eastern sector of the Northern Cape, on the N14 National Road between Upington and Vryburg. It is approximately 200km North East of Upington and 280km North West of Kimberley. The single largest factor that has guided the development of the Gamagara area is the iron ore mine at Sishen (IDP ). Contact Details: PO Box 1001, Kathu, Civic Centre Cnr of Hendrick van Eck and Frikkie Meyer Road,Kathu, Northern Cape, 8446 Tel : (053) Fax : (053) Website: Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 1

2 Land Cover Category Hectare Woodland 26,73% Thicket, Bushland, Bush Clumps & High Fynbos 63,41% Shrubland & Low Fynbos 6,44% Grassland 0,06% Waterbodies 0,01% Wetlands 0,16% Degraded land 0,75% Cultivated land 0,07% Urban / Builtup : rural cluster 0,01% Urban / Built-up : residential 0,64% Urban / Built-up : commercial 0,01% Urban / Built-up : industrial / transport 0,02% Mines & Quarries 1,71% Source: National Geo-spatial Information (NGI), National Land Cover 2000 (NLC 2000). The total extent of Gamagara LM is hectares. Almost 63,41% (in terms of geographic area) of Gamagara LM is covered in thicket, bushland, bush clumps & high fynbosbush fields. Mining, although a very important economic industry, consumes only about 1,71% of the surface area of Gamagara LM. Section 1: Background More than 97,62% of the municipality is currently vacant/undeveloped. Source: National Geo-spatial Information (NGI), National Land Cover 2000 (NLC 2000). Gamagara LM has no Tribal/Traditional villages within the municipal boundary. The municipal area of Gamagara consists of 5 towns, Kathu, Shesheng, Dibeng, Dingleton, and Olifantshoek, a large farming area and a considerable mining area. Kathu is the largest town within the municipality and is also the administrative centre of the Gamagara Local Municipality. StatsSA % population residing in Urban Areas 97,62% % population residing on farms 2,38% Demarcation Board Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 2

3 Number of households Section 2: Demographics population Population y = 90,81x ,42x ,78 R² = 1, Gamagara Local Municipality has a population of people (StatsSA, 2011). Although the population density has increased since 2002, it is still well below the metro average. Growth Year RSA Population Gamagara LM % ,19% ,17% ,18% 2,31% 7,94% Gamagara has a LOW POPULATION DENSITY OF 0,16 people per hectare, largely due to97,62% of the municipality not being developed to to 2011 By 2020, the population of Gamagara Local Municipality is expected to be income Household Monthly Income 2011 Households that may qualify for subsidies based on income From , the % people earning less than R3500/month increased with: 0,72% per annum Less than R 3500/month R R12 801/Month Households that may qualify for subsidies based on income Households in Gamagara Local Municipality are relatively poor with almost 10,11% earning no income at all. 76,02% of the households earn less than R12 800/month. There has been significant growth in the income bracket earning between R3 500 and R12 800/month a clear signal for rental or gap market housing options. Monthly income category From , the % people earning between R 3500 to R12 801/month grew at: 11,10% per annum Less than R 3500/month Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency R R12 801/Month Page 3

4 Number of people Highest level of education achieved in 2011 Section 2: Demographics level of education 7: Other 28: Higher Degree (Masters / PhD) 27: Honours degree 26: Bachelors Degree and Post graduate Diploma 25: Bachelors Degree 24: Post Higher Diploma (Masters, Doctoral Diploma) 23: Higher Diploma 22: Diploma with Grade 12 / Std 10 21: Certificate with Grade 12 / Std 10 18: NTC VI / N6 17: NTC V / N5 16: NTC IV / N4 15: NTC III / N3 / NIC / (V) Level 4 12: Grade 12 / Standard 10 / Form 5 / Matric / NTC111 5: Grade 12 / Std 10 / Form 5 20: Diploma with less than Grade 12 / Std 10 19: Certificate with less than Grade 12 / Std 10 14: NTC II / N2 / NIC / (V) Level 3 13: NTC I / N1 / NIC / (V) Level 2 11: Grade 11 / Standard 9 / Form 4 10: Grade 10 / Standard 8 / Form 3 09: Grade 9 / Standard 7 / Form 2 / ABET 4 08: Grade 8 / Standard 6 / Form 1 07: Grade 7 / Standard 5 / ABET 3 06: Grade 6 / Standard 4 05: Grade 5 / Standard 3 / ABET 2 04: Grade 4 / Standard 2 03: Grade 3 / Standard 1 / ABET 1 (Kha Ri Gude,SANLI) 02: Grade 2 / Sub B 01: Grade 1 / Sub A 00: Grade 0 1: No schooling gender distribution Highest level of education Number of people The percentage of people with no education decreased with 10,94% between 2001 and Gender Distribution % 50% 40% 30% 20% 10% 0% 54,65% 49,75% 50,25% 50,29% 49,71% 45,35% The male gender constitutes approximately 54,65% of the total population. This trend can often be observed in mining towns where the mining industry is predominantly male orientated. Male Female Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 4

5 % Share Section 3: Economics economic sector & strength Economic strength Economic Strength - GVA (R Millions) Based on constant 2005 prices Share of GVA 100% 83,20% 80% 60% 45,69% 40% 20% 0% Share of employment The dominant economic sector in Gamagara LM is Mining, which contributes to more than 83,20% of the GVA of the municipality. This industry employs more than 46,69% of Gamagara s people. All the other economic sectors contribute less than 16% each of the GVA of Gamagara LM. 8% 6% 4% 2% 0% -2% -4% -6% -8% Economic sector Comparison of Economic Growth Rates ( ) Gamagara LM Metro Average Northern Cape National GDP In 2011, the unemployment rate was: 17,7% Metro Average Gamagara LM In 2011, Gamagara LM contributed to 0,17% of the National GVA. Municipality Economic Growth Rate Average City of Cape Town 4,0% -1,1% 3,0% 3,0% 3,1% Buffalo City LM 3,3% -1,3% 1,2% 2,1% 2,0% Nelson Mandela Bay Metro 0,0% -4,6% 0,6% 0,6% -0,2% Mangaung 4,8% -0,9% 1,8% 2,4% 2,8% ethekwini 2,9% -1,6% 2,1% 2,4% 2,2% Ekurhuleni 4,1% -3,5% 3,3% 3,8% 2,7% City of Johannesburg 5,7% -1,0% 2,9% 3,8% 3,6% City of Tshwane 2,6% 3,1% 3,0% 3,1% 3,7% Gamagara LM -5,1% -7,2% 6,2% 0,4% -1,13% Gamagara LM has the lowest average annual economic growth rate. Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 5

6 RAND/MILLION annual collection rate Section 4: Financial Status of the municipality 90,49% of all billed revenue has been collected, the benchmark is 95% Revenue billed Renevue collected Loss in cash flow Annual Collection Rate (2013) 2013 (Rand/million) R174 R157 R17 The payment level of 90,49% resulted in a loss of R17 million in cash flow which should have been utilised in service delivery or in capital investment. Future sustainability and growth is dependent on a collection rate of approximately 95% and a focused revenue collection strategy should be implemented. own revenue to total operating revenue Total Revenue (excl. Capital grants); R268 Own revenue; R209 Operational grants; R59 R- R50 R100 R150 R200 R250 R300 RAND/MILLION In 2013, 77,96% of the Municipality s revenue is internally generated, this has increased from 74,76% during 2012, which indicates an decreasing dependency on government grants to sustain operations. asset turnover R627 R640 Service revenue to assets employed (asset turnover) measures whether there is sufficient investment in economic assets. The benchmark is 20% R700 R600 R500 R400 R300 R200 R100 R- R104 16% 23% R (Rand/million) 2013 (Rand/million) Infrastructure carrying value Service charges The historic infrastructure base is sufficient to support the current service delivery demands. The upward trend indicates the municipalities growth in economic assets thus ensuring excellent revenue growth. Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 6

7 No of Transfers R R R R R R budget implementation R 0 Capital Expenditure Section 4: Financial status of the municipality Revenue and expenditure management 64,98% Operating Expenditure 140,82% 113,64% Operating Revenue Indicates to what extent the Municipality is able to deliver on its planned budget. The target is 100%. 64,98% actual expenditure on capital budget 140,82% actual expenditure on operational budget 113,64% actual revenue realised Budgeted Actual Section 5: Property market Average land value(r/m²) per land use - based on 2013/2014 Valuation Roll Vacant Residential RDP Public Open Area PSI Municipal Mining institutional Industrial Government Creche Church Business Authority Agriculture R 64,37 R 19,45 R 21,30 R 67,64 R 126,73 R 205,36 R 172,46 R 161,96 R 108,23 R 327,42 R 410,07 R 454,67 R 520,43 R 699,46 R 1 019,54 Total Number of Transfers Highest Transfers R R R R R R 0 Source: Gamagara LM Valuation Roll 2014 Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 7

8 Section 6: Housing demand and supply dwelling type & housing backlog 543 Housing backlog 781 The municipal housing backlog increases between 1996 and 2001 with 8,79% and with 21,84% between 2001 and housing delivery Dwelling type Other 179 Servants quarters/granny 75 Informal settlement 1473 Backyard shack 1002 House/flat/room in 147 Semi-detached house 6 Townhouse 178 Cluster house 19 Flat or apartment 546 Traditional dwelling 42 House Households Annual Delivery of RDP Houses Number of Residential Buildings Completed Dwelling Houses Completed Flats & Townhouses Completed Dwelling Houses Smaller than 80 (m2) Dwelling Houses Smaller than 80 (m2) The building plan statistics indicates that 0 RDP house were built in Project name Location 2013/14 Annual housing delivery target: (IDP 2013/2014) 370 Building of 70 houses Sesheng R6,143,000 Building of 100 houses O hoek R9,686,920 Building 200 rental houses Kathu R29,139,200 Average annual delivery: (StatsSA Building plans approved ) Current total number of units planned: (IDP 2013/2014) Current own fund committed towards housing development: (IDP 2013/2014) Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency R 44(mill) Page 8

9 Rand per/m² Rand per/m² Rand per/m² Rand per/m² Rand per/m² Rand per/m² land rent analysis Section 7: Land Rent Analysis The land rent theory is a geographical economic theory that refers to how the price and demand for real estate change as the distance from the central business district (CBD) increases. It states that different land users will compete with one another for land close to the city centre. Average Total Property value Residential Properties Average Total Property value RDP Properties R R R R R 800 R 600 R 400 R 200 R Time in min from CBD R 450 R 400 R 350 R 300 R 250 R 200 R 150 R 100 R 50 R Time in min from CBD Average Total Property value Municipal Properties Average Total Property value Vacant Properties R 600 R 700 R 500 R 400 R 300 R 200 R 100 R 600 R 500 R 400 R 300 R 200 R 100 R Time in min from CBD R Time in min from CBD Average Total Property value Agricultural Properties Average Total Property value Mining Properties R 350 R 300 R 250 R 200 R 150 R 100 R 50 R 0 R 3500 R 3000 R 2500 R 2000 R 1500 R 1000 R 500 R 0 Time in min from CBD Time in min from CBD Source: Gamagara LM Valuation Roll 2014 Gamagara LM:. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 9

10 GAMAGARA HAIS LOCAL MUNICIPALITY Section 8: Water, sanitation & electricity No access to piped water Water on community stand: >200m from dwelling Water on community stand: <200m from dwelling Access to Piped Water: 2011 Water inside yard Water inside dwelling water 100% 80% 60% 40% 20% % Access to Piped Water: No access to piped water Water on community stand: >200m from dwelling Water on community stand: <200m from dwelling Water inside yard Number of Households 0% % in 2001 % in 2011 Water inside dwelling sanitation % Sanitation: Sanitation 2011 Other Bucket toilet Pit toilet without ventilation Pit toilet with ventilation (VIP) Chemical toilet Flush toilet (with septic tank) Flush toilet (connected to sewerage None Sanitation Number Of Households 100% 80% 60% 40% 20% 0% % in 2001 % in 2011 Other Bucket toilet Pit toilet without ventilation Pit toilet with ventilation (VIP) Chemical toilet Flush toilet (with septic tank) Flush toilet (connected to sewerage system) None electricity % Source of Lighting: Source of Lighting % None None Solar Candles Paraffin Gas Electricity Number of Households 95% 90% 85% 80% % in 2001 % in 2011 Solar Candles Paraffin Gas Electricity Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 10

11 cost surface analysis Section 9: Cost surface analysis To develop land everywhere in the municipality does not necessarily cost the same. Often vacant land is developed at a cost significantly higher than elsewhere in the municipality. This cost surface map for the municipality will indicate the premium payable based on certain environmental and geological constraints. Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 11

12 Gamagara LM SDF Section 10: Spatial development framework Kathu SDF Source: Gamagara Municipality, Map 6 - Municipal Overview Source: Gamagara Municipality, Map 7 - Kathu SDF, 2012 Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 12

13 Olifantshoek SDF Dibeng SDF Section 10: Spatial development framework Source: Gamagara Municipality, Map 8 - Dibeng SDF, 2012 Source: Gamagara Municipality, Map 9 - Olifantshoek SDF, 2012 Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 13

14 Section 10: Spatial development framework accessibility analysis -CBD This map tests housing projects identified in the SDF in terms of how accessible these projects are to the CBD of the Municipality (essentially a test to see if proposals attempt a compact city design). Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 14

15 SOL PLAATJIE LOCAL MUNICIPALITY Section 10: Spatial development framework accessibility analysis active mines This map tests housing projects identified in the SDF in terms of how accessible these projects are to employment opportunities. Since mining is the major employer in the municipality, all active mines were used as origins. Gamagara Local Municipality :. Developed by (Pty) Ltd on behalf of the Housing Development Agency Page 15

16 Section 10: Spatial development framework budget implications of the SDF The current housing backlog for Gamagara LM is approximately units. Budget required to service Total Housing Backlog (at different densities) R R R R R R R R R GROSS DENSITY (UNITS/HECTARE Water Sewer Electricity Roads & Storm water Top Structures The annual housing target for Gamagara LM is approximately 370 units per year in order to complete the planned housing projects in Budget required to service Annual Housing Target (at different densities) R R R R R R R GROSS DENSITY (UNITS/HECTARE Water Sewer Electricity Roads & Storm water Top Structures Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 16

17 Long term strategic plan Integrated Development Plan (IDP) in place Spatial Development Framework (SDF) in place Land Use Management Scheme (LUMS) in place Section 11: Planning practises assessment summary The purpose of this practises assessment for the municipality was to: audit planning capacity within the municipality, as it relates to; land use management capacity; spatial planning capacity; audit the actual planning systems, tools and methodologies of the municipality; long term development strategy; spatial development frameworks; integrated development plans; land use management systems, land use schemes, zoning schemes or town planning schemes; other policies and frameworks such as densification policies, nodal plans etc.; audit planning governance within the municipality; processes used to compile and implement the plans listed in the previous point; audit any software tools, systems and data used in the compilation of the above planning products or in support of planning governance. Town Planning Practises Assessment Statutory Compliance Non-statutory Plans/Policies Town Planning Activities Information Systems Organisational Tactics 0% 10% 20% 30% 40% 50% 60% scope of planning practises Any requirements to include in future LUS? Elements the LUS is lacking? Is staff adequately trained to deal with land use management issues? Linkage with billing systems / LIS to record changes in land use / zoning / tariffs Adequate number of staff to deal with land use management in the municipality Information system in place to deal with amendments to the LUMS Land use data updated annually Land use data available LUMS include innovative practises to promote integration between strategic planning documents and LUMS "Informality" (this can refer to informal settlements, rural villages, or informal business) is accommodated Map 3s in place All development controls reflected in the Scheme Clauses Scheme Clauses in place Amendments to the LUMS recorded LUMS updated on a regular basis Wall-to-wall land use management scheme in place Any requirements to include in future SDF? Elements the SDF is lacking? Staff adequately skilled to deal with SDF Adequate number of staff to deal with SDF Include basic guidelines/implications for the LUMS of the municipality Quantifies current social facilities and number of facilities needed to accommodate growth from GDS Implementation of urban edge or urban growth boundary Indicates areas of protection and conservation SDF defines the linkage and corridors between nodes or settlements SDF identifies growth areas, nodes and priority investment areas SDF includes desired spatial form and land use patterns for municipality SDF a reflection of the current development status in municipality Any requirements to include in future IDP? Elements the IDP is lacking? Includes key performance indicators and performance targets. Includes three year capital budget allocation Includes Spatial Development Framework (SDF) Identifies communities which do not have access to basic municipal services Assesses the existing level of development in the municipality, Expresses the municipality s most critical developmental and internal transformation needs Incorporates the long term vision from GDS Incorporates national and provincial planning directives Identify long term development objectives Sets out 20 year(+) vision of the municipality in achieving its development objectives 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 17

18 GIS Spatial analysis and modelling tools Land information system Building Plan Approval Development applications Co ns ult ati on Section 11: Planning practises assessment planning activities This section investigates the legislative requirements of having an IDP, SDF and land use scheme in place. Though not legislated, it also includes a long term strategic plan (e.g. a growth and development strategy). On the whole it the planning scope of practises in the municipality can be seen as competent. All the requirements of legislation are met. Internal and external stakeholders consulted Application finalised within allocated time span Town planning recommendation formulated Comments from stakeholders collated Applications distributed to internal and external stakeholders Regular site inspections held Electronic system available to deal with development applications Up to date amendment scheme register in place Linkage with valuation roll system to inform supplementary valuations Processes (including legal) in place to deal with non compliance of Certificates issued within allocated timespan Inspections carried out Application finalised within allocated time span Recommendation formulated Comments from stakeholders collated Applications distributed to internal and external stakeholders Regular site inspections held Electronic system available to deal with development applications Up to date building plan register in place 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% systems The various planning tools and products at the disposal of a municipality are supported by various information systems. These systems can be relatively large and complex (e.g. an agent based transport and land use modelling system) or relatively simple (such as an excel spread sheet calculating the number of social facilities to be provided as for different population scenarios). Information systems can thus be defined in this particular context as the means by which skilled municipal officials use software and information to support the process of spatial restructuring. LIS is 'user-friendly' and readily accessible to all staff System stores historical data System links with LUMS System links with valuation roll System links with billing systems System links with GIS Models available to measure level of service for social facilities Models available to quantify need for social facilities Models available to forecast future land use based on population and Models available to forecast population growth (in Support of GDS) Networking with and participation at district or provincial GIS forums Partnerships in place to ensure access to provincial and national datasets GIS strategy in place Staff use system and system functionality as appropriate for their role GIS is 'user-friendly' and readily accessible to all staff GIS is linked to the LUMS GIS stores historical data Cadastral records are accurately described using the Surveyor General GIS can be linked to other systems (Billing, valuation roll, LIS) Cadastral changes are recorded and updated on a regular basis 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 18

19 Strategic alignment Human resources Change control Section 11: Planning practises assessment organisational tactics The organisational tactics, or rather the extent to which the organisation support the Planning function can at best be described as being in its awareness phase. It is largely left up to individuals to up skill themselves or to acquire necessary information required for personal growth. More interaction with planning role-players are required for the planning function to grow the municipality. This includes access to information and networking with planners at other municipalities or other spheres of government. Organisation takes an active role in participating in steering groups/working parties and or preparing submissions on proposed legislative changes Organisation informs staff of legislative changes affecting their work Organisation monitors possible legislative changes or changes in standards that may have an impact on its operations or policies Is any skills required to ensure detail project proposals (e.g. design framework) is implemented? Project packaging and implementation? Is the planning function adequate (capacity, trainining, skills etc) to give effect to proposals from the SDF / other plans? Level of Town Planning expertise is appropriate to each job Staff regularly attend workshops as appropriate to close skill gaps Skill gaps in Town Planning are assessed Corporate data required for Strategic Planning is easily available and used consistently across the organisation Customer KPIs for IDP and Planning function are aligned Town Planning policies and plans are well aligned and have strong linkages to ensure corporate objectives are achieved 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% human resources Function/Section No. of Posts No. of employees Vacancies Management & other Planning & Human Settlement Building Control & Regulations Development Planning Housing & Properties Environmental Management Gamagara Local Municipality :. Developed by i@consulting (Pty) Ltd on behalf of the Housing Development Agency Page 19