1st DRAFT BASIC ASSESSMENT REPORT - GNEC · 1st Floor Utilitas Building 1 Dorp Street, Cape Town Queries should be directed to the Directorate: Integrated Environmental ... 33 bays

PROPOSED DEVELOPMENT OF PAARL HILLS - MIXED USE

RESIDENTIAL ESTATE, ON PORTION 9 OF FARM RONWE NO. 851

PAARL, WESTERN CAPE

1st DRAFT BASIC ASSESSMENT REPORT

Prepared for:

Mr. Jacob – Frans Muller

Boabab Developments

P.O. Box 880

CapeGate

7550

Tel: 082 850 6160

Email: [email protected]

Prepared by:

Guillaume Nel Environmental Consultants

P.O. Box 2632

Paarl

7620

Tel: (021) 870 1874

Fax: (021) 870 1873

E-mail: [email protected]

GNEC Reference : 20352

DEA&DP Reference: 16/3/3/6/7/1/B3/28/1075/16

Date: 8 July 2016

Table of Contents

Basic Assessment Report In Terms Of The NEMA Environmental Impact Assessment Regulations,

2010 ................................................................................................................................................... 1

ADDENDUM A: MAPS ...................................................................................................................... 86

ADDENDUM B: SITE LAYOUT AND DRAWINGS ............................................................................ 87

ADDENDUM C: SITE PHOTO’S ....................................................................................................... 88

ADDENDUM D: BIODIVERSITY MAP .............................................................................................. 89

ADDENDUM E: LETTERS FROM AUTHORITIES ............................................................................ 90

ADDENDUM F: PUBLIC PARTICIPATION ....................................................................................... 91

ADDENDUM G: SPECIALIST REPORTS ......................................................................................... 92

ADDENDUM H: ENVIRONMENTAL MANAGEMENT PROGRAMME .............................................. 93

ADDENDUM I: TOWN PLANNING APPROVALS ............................................................................. 94

ADDENDUM J: NOTICE OF INTENT TO DEVELOP ........................................................................ 95

List of Figures

Figure 1: Proposed Bulk Water Master Plan (GLS Consulting, 2016) ................................................. 8

Figure 2: Proposed development of Sewer Pipelines (GLS Consulting, 2016) .................................. 10

Figure 3: Existing Access roads to the Property (Element TIA, 2016) ............................................... 12

Figure 4: Location of Proposed Access to the Property (Element Consulting TIA, 2016) .................. 13

First Draft Basic Assessment - Proposed Paarl Hills Development – Portion 9 of Farm Ronwe No. 851

1

1ST DRAFT BASIC ASSESSMENT REPORT

(AUGUST 2010)

Basic Assessment Report In Terms Of The NEMA Environmental Impact Assessment

Regulations, 2010

AUGUST 2010

Kindly note that:

1. This Basic Assessment Report is the standard report required by DEA&DP in terms of the EIA Regulations, 2010 and must be completed for all Basic Assessment applications.

2. This report must be used in all instances for Basic Assessment applications for an environmental authorisation in terms of the National

Environmental Management Act, 1998 (Act No. 107 of 1998) (NEMA), as amended, and the Environmental Impact Assessment Regulations, 2010, and/or a waste management licence in terms of the National Environmental Management: Waste Act, 2008 (Act 59 of 2008) (NEM: WA), and/or an atmospheric emission licence in terms of the National Environmental Management: Air Quality Act, 2004 (Act No. 39 of 2004) (NEM: AQA).

3. This report is current as of 2 August 2010. It is the responsibility of the Applicant / EAP to ascertain whether subsequent versions of

the report have been published or produced by the competent authority.

4. The required information must be typed within the spaces provided in the report. The sizes of the spaces provided are not necessarily indicative of the amount of information to be provided. It is in the form of a table that will expand as each space is filled with typing.

5. Incomplete reports will be rejected. A rejected report may be amended and resubmitted. 6. The use of “not applicable” in the report must be done with circumspection. Where it is used in respect of material information that is

required by the Department for assessing the application, this may result in the rejection of the report as provided for in the regulations. 7. While the different sections of the report only provide space for provision of information related to one alternative, if more

than one feasible and reasonable alternative is considered, the relevant section must be copied and completed for each alternative.

8. Unless protected by law all information contained in, and attached to this report, will become public information on receipt by the

competent authority. If information is not submitted with this report due to such information being protected by law, the applicant and/or EAP must declare such non-disclosure and provide the reasons for the belief that the information is protected.

9. This report must be submitted to the Department at the postal address given below or by delivery thereof to the Registry Office of the

Department. No faxed or e-mailed reports will be accepted. Please note that for waste management licence applications, this report must be submitted for the attention of the Department’s Waste Management Directorate (tel: 021-483-2756 and fax: 021-483-4425) at the same postal address as the Cape Town Office Region A.

10. Unless indicated otherwise, two electronic copies (CD/DVD) and three hard copies of this report must be submitted to the Department.

DEPARTMENTAL DETAILS

CAPE TOWN OFFICE REGION A (Cape Winelands, City of Cape Town: Tygerberg and Oostenberg Administrations)

CAPE TOWN OFFICE REGION B (West Coast, Overberg, City of Cape Town: Helderberg, South Peninsula, Cape Town and Blaauwberg Administrations

GEORGE OFFICE (Eden and Central Karoo)

Department of Environmental Affairs and Development Planning Attention: Directorate: Integrated Environmental Management (Region A2) Private Bag X 9086 Cape Town, 8000 Registry Office 1st Floor Utilitas Building 1 Dorp Street, Cape Town Queries should be directed to the Directorate: Integrated Environmental Management (Region A2) at: Tel: (021) 483-4793 Fax: (021) 483-3633

Department of Environmental Affairs and Development Planning Attention: Directorate: Integrated Environmental Management (Region B) Private Bag X 9086 Cape Town, 8000 Registry Office 1st Floor Utilitas Building 1 Dorp Street, Cape Town Queries should be directed to the Directorate: Integrated Environmental Management (Region B) at: Tel: (021) 483-4094 Fax: (021) 483-4372

Department of Environmental Affairs and Development Planning Attention: Directorate: Integrated Environmental Management (Region A1) Private Bag X 6509 George, 6530 Registry Office 4th Floor, York Park Building 93 York Street George Queries should be directed to the Directorate: Integrated Environmental Management (Region A1) at: Tel: (044) 805 8600 Fax: (044) 874-2423

View the Department’s website at http://www.capegateway.gov.za/eadp for the latest version of this document.

http://www.capegateway.gov.za/eadp


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DEPARTMENTAL REFERENCE NUMBER(S)

File reference number (EIA): 6/3/3/6/7/1/B3/28/1075/16

File reference number (Waste):

File reference number (Other):

PROJECT TITLE

PROPOSED DEVELOPMENT OF PAARL HILLS - MIXED USE

RESIDENTIAL ESTATE, ON PORTION 9 OF FARM RONWE NO. 851

PAARL, WESTERN CAPE

DETAILS OF THE ENVIRONMENTAL ASSESSMENT PRACTITIONER (EAP)

Environmental Assessment

Practitioner (EAP): Guillaume Nel Environmental Consultants (GNEC)

Contact person: Guillaume Nel

Postal address: PO Box 2632

Paarl Postal code: 7620

Telephone: 021 870 1874 Cell: 076 684 6566

E-mail: [email protected] Fax: 021 870 1873

EAP Qualifications

MSc En Man (PUK), B(Hons) EN Man (US), B Geography (US), Certificate-

Environmental Law (PUK), Certificate – EIA (PUK), Certificate– EMS 14000

(PUK), Certificate – Air Quality Management (PUK), Certificate–

Environmental Auditing (SABS).

EAP Registrations/Associations SAATCA Certified Environmental Auditor, No. (EMA 375) (2003). Member

of IAIA: ID2406

Details of the EAP’s expertise to carry out Basic Assessment procedures

MSc En Man (PUK), B(Hons) EN Man/GIS (US), B Geography (US), Certificate- Environmental Law

(PUK), Certificate – EIA (PUK), Certificate– EMS 14000 (PUK), Certificate – Air Quality

Management (PUK), Certificate– Environmental Auditing (SABS). Guillaume Nel has fourteen years

relevant experience as an Environmental Assessment Practitioner


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EXECUTIVE SUMMARY OF THE CONTENT OF THE BASIC ASSESSMENT REPORT:

Locality: The property is located approximately 3km south east of Paarl CBD, east of the R301

bordered by Drakenstein Road to the north (Please refer to Addendum A for Locality Map). The

subject property’s north / northeastern boundary is along Drakenstein Road that acts as a link Road

between Langenhoven Avenue (R101

Development Proposal: The proposed development will consist of 87 single residential erven, 3

parks (private open space), 396 storage units, a church, gatehouse, a refuse area and a man-made

water reticulation pond in the north-western corner of the property. Parking bays are estimated at

500 for place of worship, 33 bays at the storage yard, 2 parking bays per residential unit and 4 visitor

bays. (Please refer to Addendum B – Site Development Plan).

Access to the property: There are currently two accesses to the subject property, located at

approximately Km 3.9 (Existing Access 2) and Km 4.0 (Existing Access 1). Access to the

development is proposed from Drakenstein Road, approximately 140m west of Existing Access 1

and 230m west of Existing Access 2. The proposed development will only gain access from the

proposed access, Existing Access 1 and Existing Access 2 will not be used to gain access and will

be closed.

Botanical: According to Mucina & Rutherford (2009) the subject property would have historically

been covered in two main vegetation types Boland Granite Fynbos (90%) and Swartland Alluvium

Fynbos (10%). As the property was intensely cultivated no natural vegetation occur on site, also

threatened ecosystems and CBA’s are not present.

Freshwater: An artificial attenuation pond is available in the south western section of the property

and is not incorporated into the new Site Development plan, a new Attenuation pond is designed

and will be located in the north western corner of the site.

Bulk Services: A network upgrade is proposed as the existing infrastructure is under pressure,

however the existing Leliefontein reservoir has sufficient capacity to accommodate the proposed

development. Awaiting confirmation from the Drakenstein Local Municipality.

Heritage: A Notification of Intent to Develop was submitted to Heritage Western Cape (Please refer

to Addendum J – Notice of Intent to Develop). A letter from HWC, dated 4 April 2016, confirmed that

no impact on heritage resources are expected (Case Number: 16031521GT0324E) and “no further

action under Section 38 of the National Heritage Resources Act (Act 25 of 1999) is required”. Please

refer to Addendum E – Letters From Authorities.

Layout 1 (preferred): The total extent of the property is 114 225.60 m2 and the proposed

development includes, 87 Residential Stands approximately 33 064.991 m2, 396 Storage units

approximately 11 548.291 m2, road surface approximately 24 626.774 m2 , 4 open spaces / parks

approximately 11 121.821 m2, gatehouses / security control approximately 308.196 m2, institutional

space approximately 20 000.012 m2, walkways including driveways approximately 11 653.593 m2,

refuse area approximately 252.375 m2, parking bays (place of worship 500 bays, storage yard 33

bays, residential dwellings 2 bays per unit, residential development 4 visitor bays), a servitude /

landscaping buffer approximately 4 380.227 m2 and attenuation pond. (Please refer to Addendum A

– Proposed new Site Development Plan)


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SECTION A: ACTIVITY INFORMATION

1. PROJECT DESCRIPTION

(a) Is the project a new development? YES NO

(b) Provide a detailed description of the development project and associated infrastructure.

Background

Boabab Developments (hereafter referred to as the client) wish to develop a medium density

residential estate and storage yard on Portion 9 of Farm Ronwe No. 851. (hereafter referred to as the

property). The property is located approximately 3km south east of Paarl CBD, east of the R301

bordered by Drakenstein Road to the north (Please refer to Addendum A for Locality Map). The

subject property’s north / northeastern boundary is along Drakenstein Road that acts as a link Road

between Langenhoven Avenue (R101).

The total extent of the property 11.4275 Ha and is currently zoned Agriculture in terms of the Paarl

Municipality Zoning Scheme Regulations. This area previously fell under the Section 8 Zoning

Scheme Regulations. An application is made in terms of Section 15 clause (2)(a) and (d) of the

Municipal Land Use Planning By-Law, 2015 for the rezoning and subdivision of Portion 9 of the Farm

No. 851 (Ronwe) from Agricultural Zone I to Subdivisional Area (Land Use Planning Ordinance

Section 8 Scheme Regulations Applicable), in order to establish a residential estate which will

incorporate storage units.

The new zones applicable, as per the site development plan is as follows

Residential Zone I: which include the following land-uses, dwelling-houses (detached building

containing only one dwelling unit).

Institutional Zone II: which include the following land-uses, house of worship (church).

Open Space Zone II: which include the following land-uses, private open space (parks) and

private internal roads.

Special Zone: which would include the following land-uses, storage units. The property is

surrounded mainly by farmland raging from medium to large farms to the north south and

east. The residential development Boschenmeer Golf Estate is located west of the R301.

The proposed development will consist of 87 single residential erven, 3 parks (private open space),

396 storage units, a church, gatehouse, a refuse area and a man-made water reticulation pond in the

north-western corner of the property. Parking bays are estimated at 500 for place of worship, 33 bays

at the storage yard, 2 parking bays per residential unit and 4 visitor bays. (Please refer to Addendum

B – Site Development Plan). The aim of the development is to complement the existing mixture of

residential options by providing well designed residential units at a medium density without

compromising the character of the agricultural and semi-rural nature of the area. This would be

supplemented by storage units; these storage units would be available to rent by the residences of

the development or any private person interested in renting storage space. The proposed medium

density ensures that valuable land within the existing urban edge is optimally used.


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Following the development trend of residential zoning towards the property, the property has clearly

been earmarked to be the next development within the urban edge. This has provided the ideal

opportunity for infill development which will contribute to the existing zoning rights of the abutting

Boschenmeer Golf Course and an acceptable zoning in relation to the surrounding agricultural zones.

Topography and Orientation

The topography of the subject property is shaped by a long straight cadastral boundary on the

southern and northern side. On the north-western side, the property has a straight boundary

bordering the neighbouring farm of farm No. 851 Portion 8. The subject property’s moderate contour

intervals allow for various layout designs, as the topography would not be a constraint in the

development. Water drainage will follow the natural fall of the property’s slope towards the lowest

corner (north-western), where a man-made catchment pond will be build.

Overall the site is orientated due to moderate contour intervals creating excellent 360 degree views

toward the surrounding farmland. The orientation allows for good sun penetration, especially in cold

and wet winter months while moderate contour intervals allows for a cooler wind circulation through

the property during the hot summer months. Topography on the property is shaped by a long

cadastral boundary on the southern and northern side. On the north western side the property has an

irregular V-shape which borders neighbouring farms. Due to the historical consecutive poor harvests

on the property, it was financially not viable to farm anymore, therefore all agricultural activities seized

except for a small aged orchard which still remains on the property.

There are two farm dwellings and several farm outbuildings clustered in the southwestern corner of

the subject property. The conditions of the buildings are in a dilapidated state. Besides the farm

outbuildings of which the use is no longer required, the two farm dwellings would be uneconomical to

repair or retrofit. Heritage Western Cape confirmed that the proposed development has no impact on

any heritage resources (Annexure G). As such the existing buildings and structures will not be

incorporated into the proposed development, but will be demolished.

Botanical

According to the National Vegetation Map of South-Africa, Lesotho and Swaziland (Mucina &

Rutherford 2006) the property would historically have been covered in two main vegetation types,

90% Boland Granite Fynbos (FFg2) and 10% Swartland Alluvium Fynbos (Ffa 3).

Boland Granite Fynbos(FFg 2): Classified as Vulnerable (Please refer to Addendum A, Figure 3,

indicated in dark purple), this vegetation occurs on moderately undulating plains and hills, varying

from extensive deep soils, to localised deep soils between large granite domes and sheets. A fairly

dense, 1–2 m tall closed shrubland with occasional low, gnarled trees dotted through the landscape.

A diverse type, dominated by scrub, asteraceous and proteoid fynbos (with Protea repens, P.

burchelli, P. laurifolia with Leucadendron rubrum and L. daphnoides as dominants on drier slopes;

Leucospermum grandiflorum or L. guenzii dominant in seepage areas; and P. neriifolia and

Leucadendron sessile on moist slopes), but with patches of restioid and ericaceous fynbos in wetter

areas. Approximately 14% of the ecosystem is protected in the Hawequas, Hottentots Holland and

Paarl Mountain Nature Reserves, with a further 34% found in Hawequas, Hottentots Holland


6

mountain catchment areas and Helderberg and Paardenberg Nature Reserves.

Swartland Alluvium Fynbos (Ffa 3) [Critically Endangered] (Addendum A Figure 3, indicated in light

purple). This vegetation occurs in moderately undulating plains, adjacent mountains and in river

basins. The vegetation is a matrix of low, evergreen shrubland with emergent sparse, moderately tall

shrubs and a conspicuous graminoid layer. Proteoid, restioid and asteraceous fynbos types are

dominant, with closed-scrub fynbos common along the river courses. Ericaceous and restioid fynbos

found in seeps. Boundaries are edaphically determined. At least 13 endemic plant species and 57

Red Data List plant species occur in the ecosystem.

As the whole property have been subject to extensive agricultural activities, the property have been

severely disturbed and totally transformed. No naturally occurring vegetation remains on the property

(Please refer to the Addendum A – Vegetation Map).

Freshwater

An artificial catchment pond is present in the south western corner of the property, however as this

serves no purpose for the proposed development it is not included in the SDP. A water reticulation

pond is proposed which will be located in the north western corner of the site. (Please refer to

Addendum A – Maps and Addendum B – Site Development Plan, Stormwater Pond Detail).

Municipal Services

An Engineering Service report has been drafted by Triple Three Engineering Solutions (Pty) Ltd. Civil

services conform to the specifications set out by the Drakenstein Municipality and will be constructed

to the highest standard. All services will effectively tie into the existing municipal networks. The

following sections regarding water provision, sewerage, storm water as per the above mentioned

engineering report.

Bulk Water Provision

According to GLS Consulting (Pty) Ltd. and Drakenstein Municipality, there is insufficient capacity

in the existing water reticulation system to accommodate the proposed development to comply with

the pressure and fire flow criteria as set out in the master plan (Figure 1).

Reservoir capacity

The existing Leliefontein reservoir has sufficient capacity to accommodate the proposed

development. Confirmation from the Municipality will be included in the Final BAR.

Static pressure

The static pressure along the proposed supply pipe in the Drakenstein Road will exceed 90 m water

head and a pressure reducing valve (PRV) is proposed on the water supply pipelines to the

development in order to reduce high static pressures in the proposed pipeline.

Implementation

The following items will be required to reinforce the existing water system in order to

accommodate the proposed development together with other future development areas.

Network upgrade:


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DPW4.8a : 1 250 m x 400 mm Ø new supply pipe

DPW4.8b : 410 m x 400 mm Ø new supply pipe

DPW4.9 : Decommission existing N1-PRV

DPW4.10 : 1270 m x 400 mm Ø new supply pipe & N1-crossing

DPW4.15 : 250 mm Ø cross-link between 250 mm Ø and 500 mm Ø pipe

DPW11.11 : Install new PRV & controller on existing 500 mm Ø pipe

DPW4.262 : Install new PRV & controller on proposed 400 mm Ø pipe

DPW4.273 : Install new PRV & controller on proposed 400 mm Ø pipe

Take note that the routes of the proposed pipelines are schematically shown on Figure 1, but have To

be finalised subsequent to detail pipeline route investigations.

1. The PRV should be installed at a setting of 25,0 m head (energy grade line = 140 m)

2. Provision should be made for a T-piece on the existing 500 mm diameter bulk pipeline and an

isolating valve in order to accommodate master plan item DPW4.26.

3. The PRV’s should be installed at a setting of 39, 0 m head (energy grade line = 165.1 m).

4. The PRV’s should be installed at a setting of 45, 0 m head (energy grade line = 165.1 m).

The minimum requirements to accommodate the proposed development in the existing system are

master plan item DPW4.27 required to reduce the static pressure at the development, master plan

items DPW11.1, DPW4.9 & DPW4.15 to relocate the existing N1 PRV and a portion of master plan

items DPW4.8a to connect the proposed development to the existing water system.


8

Figure 1: Proposed Bulk Water Master Plan (GLS Consulting, 2016)


9

Sewer Network

There is currently no infrastructure between the proposed development and the existing sewer

network.

Implementation of the master plan (Figure 2)

The following link services items will be required to connect the proposed development to the existing

sewer system in order to accommodate the proposed development together with other future

development areas.

Network upgrade is proposed:

Link Item 1 : 680 m x 160 mm Ø new outfall sewer

DRS2.1 : 700 m x 400 mm Ø new outfall sewer



New bulk water and sewer infrastructure are required to accommodate the proposed development in

the existing water and sewer reticulation networks. The minimum requirements to accommodate the

proposed development in the existing water system are master plan items DPW4.27 (to reduce the

static pressure at the development) DPW11.1, DPW4.9 & DPW4.15 (to relocate the existing N1 PRV)

and DPW4.8a (to connect the proposed development to the existing water system).


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Figure 2: Proposed development of Sewer Pipelines (GLS Consulting, 2016)


11

Storm Water

The stormwater emanating from the development will discharge into an attenuation ponds where after

it will discharge through a new tower spillway structure on the northwestern corner of the

development. The attenuation pond will discharge through a 675mm diameter Class 100D concrete

stormwater pipe, laid in a northwestern direction into the Drakenstein Road’s v-drain in the road

reserve that runs parallel to the northern boundary. The existing v-drain will be upgraded to

accommodate the concentrated flow that the attenuation pond discharges. Additionally, pipe jacking

will be utilised to insert a culvert underneath the existing road to allow the stormwater to flow

underneath the road to the other side’s v-drain from where it will go into the existing network. The

difference in flow due to the proposed development will be absorbed in the attenuation pond as

discussed in more detail in the stormwater management report (Please refer to Addendum G –

Specialist Reports)

Access Roads and Traffic

A traffic impact assessment was conducted by Element Consulting Engineers (Please see refer to

Addendum G) which looked at the existing traffic volumes, trip generation and distribution and an

analysis of the expected traffic that would be generated by the proposed development and the

geometry elements.

The subject property located in Paarl South abuts Drakenstein Road which is a Class 3 Road (District

Distributor) in a semi-rural development environment. Approximately 1.9 km from the N1 (Drakenstein

Road flyover).

There are currently two accesses to the subject property, located at approximately Km 3.9 (Existing

Access 2) and Km 4.0 (Existing Access 1).


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Figure 3: Existing Access roads to the Property (Element TIA, 2016)

Access to the development is proposed from Drakenstein Road, approximately 140m west of Existing

Access 1 and 230m west of Existing Access 2. The proposed development will only gain access from

the proposed access, Existing Access 1 and Existing Access 2 will not be used to gain access and

will be closed. Sight distances (road splays) is sufficient in both directions.


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Figure 4: Location of Proposed Access to the Property (Element Consulting TIA, 2016)

The following recommendations are extracted and summarised from the report. –

In order to improve the acceptability of the level of service experienced at the Wemmershoek

Road / Drakenstein Road intersection, it is proposed that the intersection is signalised or a

roundabout is constructed.

The Wemmershoek Road / Drakenstein Road intersection will operate at an LOS A and an

LOS B for the future background and total future weekday AM peak hour traffic conditions

respectively if this intersection is signalised.

Signalising this intersection will only serve as an interim solution since the access spacing

requirements will become insufficient in the future when the Wemmershoek Road / N1 off

ramp intersection are signalised.

The Wemmershoek Road / Drakenstein Road intersection will operate at an LOS A for both

the future background and total future weekday AM peak hour traffic conditions if this

intersection converted to a roundabout.

The access management plan for the Wemmershoek Road will require that a roundabout is

constructed at the Wemmershoek Road / Drakenstein Road intersection and this will,

therefore, be the proposed alternative.

According to the requirements set out in the Provincial Administration Western Cape: Road

Access Guidelines regarding the requirements for additional turning lanes, a separate right

turn lane is required at the Drakenstein Road / Proposed Access intersection.


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A total of 143 parking bays should be provided on site for the religious institution.

A total of 43 parking bays should be provided on site for the storage units.

Electricity

The farm currently have 500 KVA 3 phase electricity supplied by Eskom.

(c) List all the activities assessed during the Basic Assessment process:

GN No. R.

983 Activity

No(s):

Describe the relevant Basic Assessment Activity(ies) in writing as per

Listing Notice 1

(GN No. R. 983)

Describe the portion of the development as per

the project description that relates to the

applicable listed activity.

9 The development of infrastructure exceeding 1000

metres in length for the bulk transportation of water

or storm water –

(i) With an internal diameter of 0.36 metres or

more; or

(ii) With a peak throughput of 120 litres per

second

Excluding where –

(a) Such infrastructure is for bulk transportation

of water or storm water or storm water

drainage inside a road reserve; or

(b) Where such development will occur

within an urban area

The proposed development does

entail the construction of pipelines

in order to accommodate the bulk

services to the property. A

network upgrade is proposed as

the current capacity is insufficient.

As the property falls within the

urban edge this activity is not

applicable.

10 The development and related operation of

infrastructure exceeding 1000 metres in length for

the bulk transportation of sewage, effluent, process

water, waste water, return water, industrial

discharge or slimes

(i) With an internal diameter of 0.36 metres or

more; or

(ii) With a peak throughput of 120 litres per

second or more

Excluding where –

(a) Such infrastructure is for bulk transportation

of sewage, effluent, process water, waste water,

The proposed development does

entail the construction of pipelines

in order to accommodate the bulk

services to the property. A

network upgrade is proposed as

the current capacity is insufficient.

As the property falls within the

urban edge this activity is not

applicable


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return water, industrial discharge or slimes inside a

road reserve; or

(b) Where such development will occur

within an urban area

27 The clearance of an area of 1 hectares or more, but

less than 20 hectares of indigenous vegetation,

except where such clearance of indigenous

vegetation is required for –

(i)the undertaking of a linear activity; or

(ii)Maintenance purposes undertaken in accordance

with a maintenance management plan

Please note that the definition of Indigenous

Vegetation in terms of this legislation is as follows:

“Indigenous vegetation” refers to vegetation

consisting of indigenous plant species occurring

naturally in an area, regardless of the level of alien

infestation and where the topsoil has not been

lawfully disturbed during the preceding ten years.

The total extent of the property is

11, 4275 Ha, and the development

footprint includes the removal of

10.12 Ha, of completely

transformed vegetation (due to

historic agricultural activities).

*Please note that the property

falls within the urban edge.

28 Residential, mixed, retail, commercial, industrial or

institutional developments where such land was

used for agricultural or afforestation on or after 01

April 1998 and where such development

(i)will occur inside an urban area, where the total

land to be developed is bigger than 5 hectares; or

(ii)will occur outside an urban area, where the total

land to be developed is bigger than 1 hectare;

excluding where such land has already been

developed for residential, mixed, retail, commercial,

industrial or institutional purposes.

The property is currently zoned as

Agriculture I. The development

includes residential estate,

storage yard and a church.

The new zones applicable, as per

the site development plan is as

follows

Residential Zone I: which

include the following land-

uses, dwelling-houses

(detached building containing

only one dwelling unit).

Institutional Zone II: which


uses, house of worship

(church).

Open Space Zone II: which


uses, private open space

(parks) and private internal

roads.


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Special Zone: which would


uses, storage units. The

property is surrounded mainly

by farmland raging from

medium to large farms to the

north south and east. The

residential development

Boschenmeer Golf Estate is

located west of the R301.


falls within the urban edge and

will entail the removal of more

than 5 hectares.

GN No. R.

985 Activity

No(s):

Describe the relevant Basic Assessment Activity(ies) in writing as per

Listing Notice 3

(GN No. R. 985)

4

The development of a road wider than 4 metres with

a road reserve wider than 4 metres with a reserve

less than 13.5 metres

(f) In Western Cape

(i) Areas outside urban areas;

(aa) Areas containing indigenous vegetation;

(bb) Areas on the estuary side of the development

setback line or in an estuarine functional zone where

no such setback line has been determined or

(ii) In urban areas:

(cc) Areas zoned for conservation or

(dd) Areas designated for conservation use in

Spatial Development Frameworks adopted by the

competent authority.

The proposed development will

only gain access from the

proposed access, Existing Access

1 and Existing Access 2 will not be

used to gain access and will be

closed.

An internal road system will be

developed including 4 lane road

(two lanes entering and two lanes

exiting) approximately 8 metres

wide each to gain access to the

storage yard, church a residential

area.

The internal road system of the

residential estate includes two

lane roads approximately 4 metres

each.

The roads will be accompanied by

a sidewalk of 1 meter each side.


falls within the urban edge

12 The clearance of an area of 300 square metres or

more of indigenous vegetation except where such a

clearance of indigenous vegetation is required for

The total extent of the property is

11,4275 Ha, and the development

footprint includes the removal of


17

maintenance purposes undertaken in accordance

with a maintenance management plan

(a) In Eastern Cape, Free State, Gauteng, Limpopo,

North West and Western Cape provinces:

(i)Within any critically endangered or endangered

ecosystem listed in terms of section 52 of the

NEMBA or prior to the publication of such a list,

within an area that has been identified as critically

endangered in the National Spatial Biodiversity

Assessment 2004;

(ii)Within critical biodiversity areas identified in

bioregional plans;

(iii)Within the littoral active zone or 100 metres

inland from highwater mark of the sea or an

estuarine functional zone, whichever distance is the

greater, excluding where such removal will occur

behind the development setbackline or erven in

urban areas; or

(iv)On land, where, at the time of the coming into

effect of this Notice or thereafter such land was

zoned open space, conservation or had an

equivalent zoning.

10.12 Ha, of completely

transformed vegetation (due to

historic agricultural activities).


falls within the urban edge.

If the application is also for activities as per Listing Notice 2 and permission was granted to subject the application to Basic

Assessment, also indicate the applicable Listing Notice 2 activities:

GN No. R. 545

Activity No(s):

If permission was granted in terms of Regulation 20,

describe the relevant Scoping and EIA Activity(ies) in

writing as per Listing Notice 2 (GN No. R. 545)

Describe the portion of the development as per the project

description that relates to the applicable listed activity.

N/A N/A N/A

Waste management activities in terms of the NEM: WA (Government Gazette No. 32368):

GN No. 718 - Category A

Activity No(s): Describe the relevant Category A waste management activity in writing.

N/A N/A

Please note: If any waste management activities are applicable, the Listed Waste Management Activities Additional Information

Annexure must be completed and attached to this Basic Assessment Report as Appendix I.


18

If the application is also for waste management activities as per Category B and permission was granted to subject the application to Basic

Assessment, also indicate the applicable Category B activities:

GN No. 718 – Category B

Activity No(s): Describe the relevant Category B waste management activity in writing.

N/A N/A

Atmospheric emission activities in terms of the NEM: AQA (Government Gazette No. 33064):

GN No. 248

Activity No(s): Describe the relevant atmospheric emission activity in writing.

N/A N/A


19

(d) Please provide details of all components of the proposed project and attach diagrams (e.g. architectural drawings or perspectives,

engineering drawings, process flow charts etc.).

Buildings YES NO

Provide brief description:

The proposed development will consist of 87 single residential erven, 3 parks (private open space),

396 storage units, a church, gatehouse, a refuse area and a man-made water reticulation pond in

the north-western corner of the property (Please refer to Addendum B for detailed drawings of the

retention pond).

Infrastructure (e.g. roads, power and water supply/ storage) YES NO


Access Roads and Internal Road System

The northern boundary of the property abuts Drakenstein Road which is a Class 3 District Distributor

(DR1110). Access to the property would be obtained from Drakenstein Road. According to the

requirements set out in the Provincial Administration Western Cape: Road Access Guidelines, an

access spacing of 270m is required. The proposed access will be located 425m east and 305m west

of the adjacent intersections and is, therefore, acceptable. Sight distances from the proposed access

intersection are sufficient in both directions. An internal road system will be developed including 4

lane road (two lanes entering and two lanes exiting) approximately 8 metres wide each to gain

access to the storage yard, church a residential area. The internal road system of the residential

estate includes two lane roads approximately 4 metres each. The roads will be accompanied by a

sidewalk of 1 meter each side.

Electricity

The farm currently have 500 KVA 3 phase electricity supplied by Eskom.

Bulk Water

It is recommended that the proposed development should be accommodated in the existing Paarl

Leliefontein reservoir zone. The water reticulation for the proposed development will connect to a

new 400mm diameter water main located in the Drakenstein Road reserve on the northern boundary

of the site as indicated in the attached GLS report (Please refer to Addendum G – Specialists

Report). Currently, there is insufficient network capacity in the existing water reticulation system to

accommodate the proposed development to comply with the pressure and fire flow criteria. There is,

however, enough reservoir capacity from the existing Leliefontein reservoir to accommodate the

proposed development. No other external upgrades are required, the connection to each complex

will include a bulk water meter, sluice valve and fire hydrant to be placed at the entrance to the

proposed developments (Please refer to Addendum B – Water Reticulation Layout.)


20

Sewerage

Currently, there is no infrastructure between the proposed development and the existing sewer

network, the sewerage network will be upgraded in order to accommodate the proposed

development together with other future development areas. The internal sewerage reticulation will

drain towards a new sewerage system comprising of a 160mm diameter pipe which will be

constructed in the Drakenstein Road reserve area on the northern boundary of the development.

This 160mm diameter link sewer pipe will tie into a new proposed sewer connection (Please refer to

Addendum B – Sewerage reticulation Layout).

Processing activities (e.g. manufacturing, storage, distribution) YES NO


N/A

Storage facilities for raw materials and products (e.g. volume and substances to be stored)

Provide brief description YES NO

N/A

Storage and treatment facilities for solid waste and effluent generated by the project YES NO

Provide brief description

N/A

Other activities (e.g. water abstraction activities, crop planting activities) YES NO

Provide brief description

N/A


21

2. PHYSICAL SIZE OF THE ACTIVITY

Size of the property:

(a) Indicate the size of the property (cadastral unit) on which the activity is to be undertaken. 114 225.60 m2

Size of the facility:

(b) Indicate the size of the facility (development area) on which the activity is to be

undertaken. 114 225.60 m2

Size of the activity:

(c) Indicate the physical size (footprint) of the activity together with its associated infrastructure: 116 937.22 m2

(d) Indicate the physical size (footprint) of the activity: 114 225.60 m2

(e) Indicate the physical size (footprint) of the associated infrastructure: 105 511.62 m2

and, for linear activities:

Length of the activity:

(f) Indicate the length of the activity:

The access road will

be approximately

217 m

3. SITE ACCESS

(a) Is there an existing access road? YES NO

(b) If no, what is the distance over which a new access road will be built? 217 m

(c) Describe the type of access road planned:

The proposed access will be located 425m east and 305m west of the adjacent intersections and is,

therefore, acceptable. Sight distances from the proposed access intersection are sufficient in both

directions (Please refer to Figure 4).

The main structuring element of the proposal is the current roads network which dictates where

appropriate access to the proposed development can be gained. On the northern boundary,

Drakenstein Road acts as the main access point to the property.

Meeting geometry standards the proposed new avenue within the development would include two

(2) roundabouts for effective distribution of vehicles and will give access not only to the individual

erven but also for the proposed future church. The proposed church is also proposed to be adjacent

to Drakenstein road, as this land-use will be accommodating the most vehicular movement it is an

acceptable town planning principle to locate higher intense land-uses next to higher order (class)


22

road networks.

The inner road network consists of access streets which will have effective flow leading to individual

dwelling-houses, ample secure parking is provided. No thoroughfare is possible from the access

streets, this was specifically designed to reduce vehicle speeds and limit the uses to the residents

An internal road system will be developed including 4 lane road (two lanes entering and two lanes

exiting) approximately 8 metres wide each to gain access to the storage yard, church a residential

area. The internal road system of the residential estate includes two lane roads approximately 4

metres each. The roads will be accompanied by a sidewalk of 1 meter each side.

(Please refer to Addendum B – Site Layout and Detailed Drawings of the proposed internal road

network.)

Please Note: indicate the position of the proposed access road on the site plan.


23

4. DESCRIPTION OF THE PROPERTY ON WHICH THE ACTIVITY IS TO BE UNDERTAKEN AND THE

LOCATION OF THE ACTIVITY ON THE PROPERTY

(a) Provide a description of the property on which the activity is to be undertaken and the location of the activity on the

property.

Portion 9 of Farm No. 851 hereafter referred to as the subject property, is located in Paarl (South),

Western Cape, South Africa in the Drakenstein Municipality. The subject property is approximate

60km from Cape Town. (Please refer to Addendum A: Locality Map) The subject property’s north /

north-eastern boundary is along Drakenstein Road that acts as a link Road between Langenhoven

Avenue (R101). The property was historically utilised for agricultural purposes thus vegetation has

been totally transformed, a prevailing dam is located in the south western section of the property.

The proposed development includes 87 single residential erven, 3 parks (private open space), 396

storage units, a church, gatehouse, a refuse area and a man-made water reticulation pond in the

north-western corner of the property.

(b) Please provide a location map (see below) as Appendix A to this report which shows the location of the property and the location of

the activity on the property; as well as a site map (see below) as Appendix B to this report; and if applicable all alternative properties

and locations.

Locality map:

The scale of the locality map must be at least 1:50 000. For linear activities of more than 25 kilometres, a

smaller scale e.g. 1:250 000 can be used. The scale must be indicated on the map. The map must indicate

the following:

an accurate indication of the project site position as well as the positions of the alternative sites, if any;

road names or numbers of all the major roads as well as the roads that provide access to the site(s)

a north arrow;

a legend;

the prevailing wind direction (during November to April and during May to October); and

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

Site Plan:

Detailed site plan(s) must be prepared for each alternative site or alternative activity. The site plan must

contain or conform to the following:

The detailed site plan must be at a scale preferably at a scale of 1:500 or at an appropriate scale. The scale must be indicated on the plan.

The property boundaries and numbers of all the properties within 50m of the site must be indicated on the site plan.

The current land use (not zoning) as well as the land use zoning of each of the adjoining properties must be indicated on the site plan.

The position of each element of the application as well as any other structures on the site must be indicated on the site plan.

Services, including electricity supply cables (indicate above or underground), water supply pipelines, boreholes, sewage pipelines, storm water infrastructure and access roads that will form part of the development must be indicated on the site plan.

Servitudes indicating the purpose of the servitude must be indicated on the site plan.

Sensitive environmental elements within 100m of the site must be included on the site plan, including (but not limited to): o Rivers. o Flood lines (i.e. 1:10, 1:50, year and 32 meter set back line from the banks of a river/stream). o Ridges. o Cultural and historical features. o Areas with indigenous vegetation (even if it is degraded or infested with alien species).

Whenever the slope of the site exceeds 1:10, then a contour map of the site must be submitted.


24

(c) For a linear activity, please also provide a description of the route.

Indicate the position of the activity using the latitude and

longitude of the centre point of the site. The co-ordinates

must be in degrees, minutes and seconds. The minutes should

be given to at least three decimals to ensure adequate

accuracy. The projection that must be used in all cases is the

WGS84 spheroid in a national or local projection.

Latitude (S): Longitude (E):

33o

45‘

59.04“

18o

59‘

23.40“

(d) or:

For linear activities: Latitude (S): Longitude (E):

Starting point of the activity 33o 45‘ 54.20“ 18o 59‘ 24.75“

Middle point of the activity 33o 45‘ 58.13“ 18o 59‘ 23.50“

End point of the activity 33o 46‘ 01.26“ 18o 59‘ 22.52“

Please Note: For linear activities that are longer than 500m, please provide and addendum with co-ordinates taken every 100 meters along

the route.

5. SITE PHOTOGRAPHS

Colour photographs of the site and its surroundings (taken of the site and from the site) with a description of each photograph. The vantage

points from which the photographs were taken must be indicated on the site plan, or locality plan as applicable. If available, please also

provide a recent aerial photograph. Photographs must be attached as Appendix C to this report. It should be supplemented with additional

photographs of relevant features on the site. Date of photographs must be included. Please note that the above requirements must be

duplicated for all alternative sites.


25

SECTION B: DESCRIPTION OF RECEIVING

ENVIRONMENT

Site/Area Description

For linear activities (pipelines, etc.) as well as activities that cover very large sites, it may be necessary to complete copies of this section for

each part of the site that has a significantly different environment. In such cases please complete copies of Section B and indicate the area

which is covered by each copy No. on the Site Plan.

1. GRADIENT OF THE SITE

Indicate the general gradient of the sites (highlight the appropriate box).

Flat Flatter than 1:10 1:10 – 1:4 Steeper than 1:4

2. LOCATION IN LANDSCAPE

(a) Indicate the landform(s) that best describes the site (highlight the appropriate box(es).

Ridgeline Plateau Side slope of

hill/mountain

Closed

valley Open valley Plain

Undulating

plain/low

hills

Dune Sea-front

(b) Please provide a description of the location in the landscape.

The topography of the subject property is shaped by a long straight cadastral boundary on the

southern and northern side. On the north-western side, the property has a straight boundary

bordering the neighbouring farm of farm No. 851 Portion 8. The subject property’s moderate contour

intervals allow for various layout designs. Water drainage will follow the natural fall of the property’s

slope towards the lowest corner (north-western), where a man-made catchment pond will be build.


26

3. GROUNDWATER, SOIL AND GEOLOGICAL STABILITY OF THE SITE

(a) Is the site(s) located on or near any of the following (highlight the appropriate boxes)?

Shallow water table (less than 1.5m deep) YES NO UNSURE

Seasonally wet soils (often close to water bodies) YES NO UNSURE

Unstable rocky slopes or steep slopes with loose soil YES NO UNSURE

Dispersive soils (soils that dissolve in water) YES NO UNSURE

Soils with high clay content YES NO UNSURE

Any other unstable soil or geological feature YES NO UNSURE

An area sensitive to erosion YES NO UNSURE

An area adjacent to or above an aquifer. YES NO UNSURE

An area within 100m of the source of surface water YES NO UNSURE

(b) If any of the answers to the above are “YES” or “unsure”, specialist input may be requested by the Department.

(Information in respect of the above will often be available at the planning sections of local authorities. Where it exists, the

1:50 000 scale Regional Geotechnical Maps prepared by Geological Survey may also be used).

(c) Please indicate the type of geological formation underlying the site.

Granite Shale Sandstone Quartzite Dolomite Dolorite Other (describe)

Please provide a description.

Soils & Geology (ENPAT)

Land Type: Ga13

Soil: Soils with a diagnostic ferrihumic horizon, predominantly deep (Lamotte form)

Geology: Alluvial and aeolian sand and gravel, underlain by quartzitic sandstone of the

Peninsula Formation, Table Mountain Group.

4. SURFACE WATER

(a) Indicate the surface water present on and or adjacent to the site and alternative sites (highlight the appropriate boxes)?

Perennial River YES NO UNSURE

Non-Perennial River YES NO UNSURE

Permanent Wetland YES NO UNSURE

Seasonal Wetland YES NO UNSURE

Artificial Wetland YES NO UNSURE

Estuarine / Lagoonal wetland YES NO UNSURE


27

(b) Please provide a description.

A prevailing man-made catchment pond (approximately 0.85 ha) is located in the south western

corner of the property. Currently this artificial retention pond is not utilised and it is proposed that it

will thus be infilled. A man-made stormwater retention pond is proposed and will be situated in the

north-western corner of the property (Please refer to Addendum B for detailed drawings of the

Stormwater pond).

Triple Three Engineers Solutions (Pty) Ltd. drafted the plans for the stormwater pond which

comprise the following details:

0.5% sloped banks

Top of embankment level 2.00

Amorflex lined spillway (on grade U24 GEO Fabric)

Low Flow Channel


28

5. BIODIVERSITY

Please note: The Department may request specialist input/studies depending on the nature of the biodiversity occurring on the site and

potential impact(s) of the proposed activity/ies. To assist with the identification of the biodiversity occurring on site and the ecosystem status

consult http://bgis.sanbi.org or [email protected]. Information is also available on compact disc (cd) from the Biodiversity-GIS Unit, Ph

(021) 799 8698. This information may be updated from time to time and it is the applicant/ EAP’s responsibility to ensure that the latest

version is used. A map of the relevant biodiversity information (including an indication of the habitat conditions as per (b) below) and must

be provided as an overlay map to the property/site plan as Appendix D to this report.

(a) Highlight the applicable biodiversity planning categories of all areas on site and indicate the reason(s) provided in the

biodiversity plan for the selection of the specific area as part of the specific category).

Systematic Biodiversity Planning Category If CBA or ESA, indicate the reason(s) for its selection in biodiversity

plan

Critical

Biodiversity

Area

(CBA)

Ecological

Support

Area (ESA)

Other

Natural

Area (ONA)

No Natural

Area

Remaining

(NNR)

The proposed property has been previously utilised for

agricultural purposes, thus the property has been

totally transformed, and no natural area remains.

http://bgis.sanbi.org/

mailto:[email protected]


29

Highlight and describe the habitat condition on site.

Habitat Condition

Percentage of

habitat condition

class (adding up

to 100%)

Description and additional Comments and Observations

(including additional insight into condition, e.g. poor land management

practises, presence of quarries, grazing/harvesting regimes etc).

Natural %

Near Natural

(includes areas with low

to moderate level of alien

invasive plants)

%

Degraded

(includes areas heavily

invaded by alien plants)

%

Transformed

(includes cultivation,

dams, urban, plantation,

roads, etc)

100% The property has been utilised for agricultural purposes. A

prevailing man-made catchment pond is present in the south

western section of the proposed development site. Two

access roads are currently present, but will not be utilised, as

a preferred new access road is proposed (Please refer to

Addendum B – Site Layout and Development Drawings)

(c) Complete the table to indicate:

(i) the type of vegetation, including its ecosystem status, present on the site; and

(ii) whether an aquatic ecosystem is present on site.

Terrestrial Ecosystems Aquatic Ecosystems

Ecosystem threat status as per the

National Environmental

Management: Biodiversity Act (Act

No. 10 of 2004)

Critical Wetland (including rivers,

depressions, channelled

and unchanneled

wetlands, flats, seeps

pans, and artificial

wetlands)

Estuary Coastline

Endangered

Vulnerable

Least

Threatened YES NO UNSURE YES NO YES NO


30

(d) Please provide a description of the vegetation type and/or aquatic ecosystem present on site, including any important biodiversity

features/information identified on site (e.g. threatened species and special habitats)

According to the National Vegetation Map of South-Africa, Lesotho and Swaziland (Mucina &

Rutherford 2006) the property would historically have been covered in two main vegetation types,

90% Boland Granite Fynbos (FFg2) and 10% Swartland Alluvium Fynbos (Ffa 3).

Boland Granite Fynbos(FFg 2): Classified as Vulnerable (Please refer to Addendum A, Figure 3,

indicated in dark purple), this vegetation occurs on moderately undulating plains and hills, varying

from extensive deep soils, to localised deep soils between large granite domes and sheets. A fairly

dense, 1–2 m tall closed shrubland with occasional low, gnarled trees dotted through the landscape.

A diverse type, dominated by scrub, asteraceous and proteoid fynbos (with Protea repens, P.

burchelli, P. laurifolia with Leucadendron rubrum and L. daphnoides as dominants on drier slopes;

Leucospermum grandiflorum or L. guenzii dominant in seepage areas; and P. neriifolia and

Leucadendron sessile on moist slopes), but with patches of restioid and ericaceous fynbos in wetter

areas. Approximately 14% of the ecosystem is protected in the Hawequas, Hottentots Holland and

Paarl Mountain Nature Reserves, with a further 34% found in Hawequas, Hottentots Holland

mountain catchment areas and Helderberg and Paardenberg Nature Reserves.

Swartland Alluvium Fynbos (Ffa 3) [Critically Endangered] (Addendum A Figure 3, indicated in

light purple). This vegetation occurs in moderately undulating plains, adjacent mountains and in river

basins. The vegetation is a matrix of low, evergreen shrubland with emergent sparse, moderately tall

shrubs and a conspicuous graminoid layer. Proteoid, restioid and asteraceous fynbos types are

dominant, with closed-scrub fynbos common along the river courses. Ericaceous and restioid fynbos

found in seeps. Boundaries are edaphically determined. At least 13 endemic plant species and 57

Red Data List plant species occur in the ecosystem.

As the whole property have been subject to extensive agricultural activities, the property

have been severely disturbed and totally transformed. No naturally occurring vegetation is

present on site.

An artificial catchment pond is present in the south western corner of the property, however as this

serves no purpose for the proposed development it is not included in the SDP. A water reticulation

pond is proposed which will be located in the north western corner of the site. (Please refer to

Addendum A – Maps and Addendum B – Site Development Plan, Stormwater Pond Detail).


31

6. LAND USE OF THE SITE

Please note: The Department may request specialist input/studies depending on the nature of the land use character of the area and

potential impact(s) of the proposed activity/ies.

Untransformed area Low density

residential Medium density residential High density residential Informal residential

Retail Commercial &

warehousing Light industrial Medium industrial Heavy industrial

Power station Office/consulting

room

Military or police

base/station/compound

Casino/entertainment

complex

Tourism &

Hospitality facility

Open cast mine Underground mine Spoil heap or slimes dam Quarry, sand or borrow

pit Dam or reservoir

Hospital/medical center School Tertiary education facility Church Old age home

Sewage treatment plant Train station or

shunting yard Railway line

Major road (4 lanes or

more) Airport

Harbour Sport facilities Golf course Polo fields Filling station

Landfill or waste treatment site Plantation Agriculture River, stream or

wetland

Nature

conservation area

Mountain, koppie or ridge Museum Historical building Graveyard Archeological site

Other land uses (describe):

(a) Please provide a description.

The property have historically been subject to intense agricultural activities. The existing character

and spatial form of the area are low-density, consisting of main dwellings (houses), additional worker

houses and outbuildings.


32

7. LAND USE CHARACTER OF SURROUNDING AREA

(a) Highlight the current land uses and/or prominent features that occur within +/- 500m radius of the site and neighbouring properties if

these are located beyond 500m of the site.

Please note: The Department may request specialist input/studies depending on the nature of the land use character of the area and

potential impact(s) of the proposed activity/ies.

Untransformed area Low density

residential Medium density residential High density residential Informal residential

Retail Commercial &

warehousing Light industrial Medium industrial Heavy industrial

Power station Office/consulting

room

Military or police

base/station/compound

Casino/entertainment

complex

Tourism &

Hospitality facility

Open cast mine Underground mine Spoil heap or slimes dam Quarry, sand or borrow

pit Dam or reservoir

Hospital/medical center School Tertiary education facility Church Old age home

Sewage treatment plant Train station or

shunting yard Railway line

Major road (4 lanes or

more) Airport

Harbour Sport facilities Golf course Polo fields Filling station

Landfill or waste treatment site Plantation Agriculture River, stream or

wetland

Nature

conservation area

Mountain, koppie or ridge Museum Historical building Graveyard Archeological site

Other land uses (describe):

N/A

(b) Please provide a description, including the distance and direction to the nearest residential area and industrial area.

The subject property located in Paarl South abuts Drakenstein Road which is a Class 3 Road

(District Distributor) in a semi-rural development environment. Approximately 1.9 km from the N1

(Drakenstein Road flyover). The property is surrounded mainly by agricultural zonings ranging from

medium to large farms and a residential estate (Approximately 1.2 km East from Boschenmeer Golf

Estate’s main entrance), see figure 8 below. The mixture of residential and farmland provides the

option for a medium-to-low density residential development. This ensures choice and supports the

viability of the economic base of the functional area.


33

8. SOCIO-ECONOMIC ASPECTS

Describe the existing social and economic characteristics of the community in order to provide baseline information.

The proposed development area falls within the Drakenstein Municipal boundaries (within the

urban edge).

According to the Drakenstein Spatial Development Framework (DSDF) which is an overarching

policy framework that seeks to give long term (20+ years) spatial structure to the greater Municipal

area. As such it encapsulates the spatial direction from the national and provincial sphere and

synthesises it to the long term vision and growth pattern envisaged for the town, not only as a

stand-alone entity but within its regional context. The scale and long term scope of this document

give a specific proposal for the subject property, the subject property is an approved future

development site. This area of development is complimented by the earmarked business /

commercial and mix-use node at the intersection of Drakenstein and Wemmershoek Road. The

policy directives when planning for development is to ensure a coherent, functional and efficient

urban fabric. Key directives out of the DSDF in relation to the subject property is to ensure that

development does not take place outside the urban edge, as to minimise urban sprawl (developing

on valuable agricultural land). That development responds to the socio–economic needs of the

town population in a sustainable manner through the right type of development, i.e. a development

that would have a positive impact on the surrounding properties.

This area is currently under considerable pressure for low density, most notably for low-density

upmarket gated community type of residential development. Future development in this area is

regarded as appropriate given the critical mass of development in this area. The nature of such

development will be considered in order to ensure the creation of an efficient urban structure. The

above would imply that a variety of residential development types could be appropriate, but taking

into account that this property abuts the urban edge that a low-to-medium residential density

would be appropriate.

The proposed development seeks to directly and indirectly respond to various policy statements

relating to ensure an environmental manageable development, ensuring a compact, quality

environment, efficiency, protecting scarce resources by utilising land within the urban footprint

optimally, conforming to structuring elements in the city and district, managing land uses and

directing development to conform to the urban edge as structuring elements.


34

9. HISTORICAL AND CULTURAL ASPECTS

(a) Please be advised that if section 38 of the National Heritage Resources Act, 1999 (Act No. 25 of 1999), is applicable to your

proposed development, then you are requested to furnish this Department with written comment from Heritage Western

Cape as part of your public participation process. Section 38 of the Act states as follows: “38. (1) Subject to the provisions

of subsections (7), (8) and (9), any person who intends to undertake a development categorised as-

(a) the construction of a road, wall, power line, pipeline, canal or other similar form of linear development or barrier exceeding

300m in length;

(b) the construction of a bridge or similar structure exceeding 50m in length;

I any development or other activity which will change the character of a site-

(i) exceeding 5 000 m2 in extent; or

(ii) involving three or more existing erven or subdivisions thereof; or

(iii) involving three or more erven or divisions thereof which have been consolidated within the past five years; or

(iv) the costs of which will exceed a sum set in terms of regulations by SAHRA or a provincial heritage resources

authority;

(d) the re-zoning of a site exceeding 10 000 m2 in extent; or

(e) any other category of development provided for in regulations by SAHRA or a provincial heritage resources authority,

must at the very earliest stages of initiating such a development, notify the responsible heritage resources authority and furnish it

with details regarding the location, nature and extent of the proposed development.”

(b) The impact on any national estate referred to in section 3(2), excluding the national estate contemplated in section

3(2)(i)(vi) and (vii), of the National Heritage Resources Act, 1999 (Act No. 25 of 1999), must also be investigated, assessed

and evaluated. Section 3(2) states as follows: “3(2) Without limiting the generality of subsection (1), the national estate may

include—

(a) places, buildings, structures and equipment of cultural significance;

(b) places to which oral traditions are attached or which are associated with living heritage;

I historical settlements and townscapes;

(d) landscapes and natural features of cultural significance;

(e) geological sites of scientific or cultural importance;

(f) archaeological and palaeontological sites;

(g) graves and burial grounds, including—

(i) ancestral graves;

(ii) royal graves and graves of traditional leaders;

(iii) graves of victims of conflict;

(iv) graves of individuals designated by the Minister by notice in the Gazette;

(v) historical graves and cemeteries; and

(vi) other human remains which are not covered in terms of the Human Tissue Act, 1983 (Act No. 65 of 1983);

(h) sites of significance relating to the history of slavery in South Africa;

(i) movable objects, including—

(i) objects recovered from the soil or waters of South Africa, including archaeological and palaeontological objects and material,

meteorites and rare geological specimens;

(ii) objects to which oral traditions are attached or which are associated with living heritage;

(iii) ethnographic art and objects;

(iv) military objects;

(v) objects of decorative or fine art;

(vi) objects of scientific or technological interest; and

(vii) books, records, documents, photographic positives and negatives, graphic, film or video material or sound recordings,

excluding those that are public records as defined in section 1(xiv) of the National Archives of South Africa Act, 1996 (Act No. 43

of 1996).”


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Is section 38 of the National Heritage Resources Act, 1999, applicable to the development?

YES NO

UNCERTAIN

If YES, explain:

S38(1)(a)Construction of a road, wall, power line, canal or other similar form of

linear development or barrier over 300 m in length

S38(1)( c) Any development or activity that will change the character of a site

(exceeding 5000 m2 in extent; (ii) involving three or more existing erven or

subdivisions thereof

S38(1)(d) Rezoning of a site exceeding 10 000m2 in extent

A Notification of Intent to Develop was submitted to Heritage Western Cape

(Please refer to Addendum J – Notice of Intent to Develop). A letter from

HWC ,dated 4 April 2016, confirmed that no impact on heritage resources are

expected. (Please refer to Addendum E – Letters From Authorities).

Case Number: 16031521GT0324E

Will the development impact on any national estate referred to in section 3(2) of the National

Heritage Resources Act, 1999?

YES NO

UNCERTAIN

If YES, explain:

N/A

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

If YES, explain: N/A

Please Note: If uncertain, the Department may request that specialist input be provided.


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10. APPLICABLE LEGISLATION, POLICIES AND/OR GUIDELINES

(a) Please list all legislation, policies and/or guidelines that have been considered in the preparation of this Basic Assessment Report.

LEGISLATION ADMINISTERING AUTHORITY

TYPE

Permit/ license/

authorisation/comment / relevant

consideration (e.g. rezoning or

consent use, building plan approval)

DATE

(if already

obtained):

In terms of the National

Environmental Management

Act, 1998 (GN No. R 983,

GN No R 985, 4 December

2014)

Department of

Environmental Affairs and

Development Planning

Environmental Authorisation Pending

POLICY/ GUIDELINES ADMINISTERING AUTHORITY

Provincial Spatial Development Framework Western Cape Provincial Government

Integrated Development Plan Drakenstein Local Municiplity

DEA&DP NEMA EIA Regulations Guideline & Information

Document Series Guideline on Public Participation July

2006

Department of Environmental Affairs

and Development Planning


Document Series Guidelines on specialist input




Document Series Guideline on Alternatives July 2006



DEA&DP Guideline for environmental decision-making by

municipalities in the Western cape




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(b) Please describe how the legislation, policies and/or guidelines were taken into account in the preparation of this Basic Assessment

Report.

LEGISLATION / POLICY /

GUIDELINE

DESCRIBE HOW THE LEGISLATION / POLICY / GUIDELINE WERE TAKEN INTO

ACCOUNT

(e.g. describe the extent to which it was adhered to, or deviated from, etc).

Subdivision of Agricultural

Land Act, 1970

The property is zoned Agriculture and therefore requires clarification

regarding the requirements of Act 70 of 1970 seeking to protect

valuable agricultural resources. The subject property clearly falls

outside the scope of being a valuable or protection worthy agricultural

property. The Department of Agriculture will be consulted and ask for

input as to whether this property contains any agricultural value

Western Cape Land Use

Planning Act, 2014 (Act 3 of

2014)

The spatial development framework of the Municipality has been

incorporated into this development, as this development is in line with

the mission and vision of the future planning and extension of the

town. The proposed business / commercial and mix-use node at the

Drakenstein and Wemmershoek Road (R301) intersection will

support the upcoming developments and proposed development.

Other policies and

legislation

All other policies and legislation were taken into account in order to

assess whether the proposed project would deviate from the policies

presented.

Please note: Copies of any permit(s) or licences received from any other organ of state must be attached this report as Appendix E.


38

SECTION C: PUBLIC PARTICIPATION

The public participation process must fulfil the requirements outlined in NEMA, the EIA Regulations, and if applicable the NEM:

WA and/or the NEM: AQA. This Department’s Guideline on Public Participation (August 2010) and Guideline on Exemption

Applications (August 2010), both of which are available on the Department’s website (http://www.capegateway.gov.za/eadp),

must also be taken into account.

Please highlight the appropriate box to indicate whether the specific requirement was undertaken or whether there was a

deviation that was agreed to by the Department.

1. Were all potential interested and affected parties notified of the application by –

(a) fixing a notice board at a place conspicuous to the public at the boundary or on the fence of -

(i) the site where the activity to which the application relates is to be undertaken; and YES DEVIATED

(ii) any alternative site mentioned in the application; YES DEVIATED

(b) giving written notice to –

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

of the land; YES N/A

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

the activity is to be undertaken; YES DEVIATED

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

any alternative site where the activity is to be undertaken; YES DEVIATED

(iv) the municipal councillor of the ward in which the site and alternative site is situated and any

organisation of ratepayers that represent the community in the area; YES DEVIATED

(v) the municipality which has jurisdiction in the area; YES DEVIATED

(vi) any organ of state having jurisdiction in respect of any aspect of the activity; and YES DEVIATED

(vii) any other party as required by the competent authority; YES DEVIATED

I placing an advertisement in -

(i) one* local newspaper; and YES DEVIATED

(ii) any official Gazette that is published specifically for the purpose of providing public notice of

applications or other submissions made in terms of these Regulations; YE S DEVIATED N/A

(d) placing an advertisement in at least one* provincial newspaper or national newspaper, if the

activity has or may have an impact that extends beyond the boundaries of the metropolitan or

local municipality in which it is or will be undertaken.

YE S DEVIATED N/A

* Please note: In terms of the NEM: WA and NEM: AQA a notice must be placed in at least two newspapers circulating in the

area in which the activity applied for is to be carried out.



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3. Please provide an overall summary of the Public Participation Process that was followed. (The detailed outcomes of this

process must be included in a comments and response report to be attached to the final Basic Assessment Report (see note

below) as Appendix F).

2. Provide a list of all the state departments that were consulted:

Department of Environmental Affairs and Development Planning

Department of Water and Sanitation

Department of Agriculture

Cape Nature Scientific Services

Heritage Western Cape

Drakenstein Local Municipality


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Public participation is the involvement of all parties who potentially have an interest in a

development or project, or may be affected by it. The principal objective of public participation,

is to inform and enrich decision-making of Local and National Authorities.

Process Followed To Date

The first Draft Basic Assessment Report for the Proposed Development Of A Mixed Use

Residential Estate, On Portion 9 of Farm Ronwe No. 851 Paarl, Western Cape made

available to the relevant commenting authorities and to the general public.

Background Information Documents will be hand delivered to residents where the proposed

activity will take place (14 July 2016). Notification letters will be sent via registered post to

neighbouring land owners and potentially affected state departments, NGO’s and commenting

authorities.

The First Draft Basic Assessment Report was delivered to the relevant authorities (9 July

2016) and was made available at the local Public Library in Paarl for public review. The

following process was undertaken to facilitate a 30 day Public Participation Period, which will

commence on Thursday 14 July 2016 – Monday 15 August 2016.

Advertisement

An advertisement was placed in Paarl Post (Dated 14 July 2016) which is the local

newspaper to inform residents within the area of the proposed development on Portion 9 of

Farm Ronwe No. 851 Paarl, Western Cape.

Site notices

To inform surrounding communities and immediately adjacent landowners of the proposed

residential development two sets (one set includes one Afrikaans and one English notice) of

site notices were erected. One set adjacent to Drakenstein Road at the entrance to the

property and one set at the North Western Corner of the property adjacent to Drakenstein

Road.

Direct notification of identified I&APs

Identified I&APs, including key stakeholders representing the following sectors, were directly

informed of the proposed development by post.

Provincial Authorities

Local Authorities

Service providers

Ward Councillors and

Directly adjacent landowners.

Hand-delivered notifications

Letters were hand-delivered to adjacent landowners in a 100m radius of the property to notify

and inform them of the proposed residential development.


41

Concerns raised by I&Aps

No concerns has been received as of yet. The First Public Participation period commences Thursday

14 July 2016 – Monday 15 August 2016. All comments received from I&APs will be captured on a

stakeholder database, acknowledged by personal letters and forwarded to the relevant environmental

specialists for consideration.

Comments and Response Report

The Comments and Response report will be included (once the Public Participation Period ends) in

the Second Draft Basic Assessment Report.

Please note:

Should any of the responses be “No” and no deviation or exemption from that requirement was requested and agreed to

/granted by the Department, the Basic Assessment Report will be rejected.

A list of all the potential interested and affected parties, including the organs of State, notified and a list of all the register of

interested and affected parties, must be submitted with the final Basic Assessment Report. The list of registered interested and

affected parties must be opened, maintained and made available to any person requesting access to the register in writing.

The draft Basic Assessment Report must be submitted to the Department before it is made available to interested and affected

parties, including the relevant organs of State and State departments which have jurisdiction with regard to any aspect of the

activity, for a 40-day commenting period. With regard to State departments, the 40-day period commences the day after the

date on which the Department as the competent/licensing authority requests such State department in writing to submit

comment. The applicant/EAP is therefore required to inform this Department in writing when the draft Basic Assessment Report

will be made available to the relevant State departments for comment. Upon receipt of the Draft Basic Assessment Report and

this confirmation, this Department will in accordance with Section 24O(2) and (3) of the NEMA request the relevant State

departments to comment on the draft report within 40 days.

All comments of interested and affected parties on the draft Basic Assessment Report must be recorded, responded to and

included in the Comments and Responses Report included as Appendix F to the final Basic Assessment Report. If necessary, any

amendments in response to comments received must be effected in the Basic Assessment Report itself. The Comments and

Responses Report must also include a description of the public participation process followed.

The final Basic Assessment Report must be made available to registered interested and affected parties for comment before

submitting it to the Department for consideration. Unless otherwise indicated by the Department, a final Basic Assessment

Report must be made available to the registered interested and affected parties for comment for a minimum of 21-days.

Comments on the final Basic Assessment Report does not have to be responded to, but the comments must be attached to the

final Basic Assessment Report.

The minutes of any meetings held by the EAP with interested and affected parties and other role players which record the views

of the participants must also be submitted as part of the public participation information to be attached to the final Basic

Assessment Report as Appendix F.

Proof of all the notices given as indicated, as well as of notice to the interested and affected parties of the availability of the

draft Basic Assessment Report and final Basic Assessment Report must be submitted as part of the public participation

information to be attached to the final Basic Assessment Report as Appendix F.


42

SECTION D: NEED AND DESIRABILITY

Please Note: Before completing this section, first consult this Department’s Guideline on Need and Desirability (August 2010) available on

the Department’s website (http://www.capegateway.gov.za/eadp).

1. Is the activity permitted in terms of the property’s existing land use rights? YES NO Please explain

An application is submitted by TTP Consult according to terms of Section 15 clause (2)(a) and (d) of

the Municipal Land Use Planning By-Law, 2015 for the rezoning and subdivision of Portion 9 of

the Farm No. 851 (Ronwe) from Agricultural Zone I to Subdivisional Area (Land Use Planning

Ordinance Section 8 Scheme Regulations Applicable), in order to establish a residential estate

which will incorporate storage units. The proposed development will consist of 87 single residential

erven, parks (private open space), 396 storage units, a church, gatehouse and a refuse area.

The new zones applicable, as per the site development plan is as follows:

Residential Zone I: which include the following land-uses, dwelling-houses (detached building

containing only one dwelling unit).

Institutional Zone II: which include the following land-uses, house of worship (church).

Open Space Zone II: which include the following land-uses, private open space (parks) and

private internal roads.

Special Zone: which would include the following land-uses, storage units.



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2. Will the activity be in line with the following?

(a) Provincial Spatial Development Framework (PSDF) YES NO Please explain

The approved Provincial Spatial Development Framework (PSDF), currently under review, seeks

to give broad spatial directive on an overarching scale and seeks to:

give spatial expression to the Provincial Growth and Development Strategy;

guide municipal integrated development plans and spatial development frameworks

help prioritise and align investment and infrastructure plans of provincial and nation

departments, parastatal’s programmes;

give clear signals to private sector regarding desires development directions;

increase predictability in the development environment and;

redress the spatial legacy of apartheid

It aims to achieve the desired spatial development pattern by setting the goal at achieving

sustainable development. The three pillars of sustainability, namely ecological integrity, social equity

and economic efficiency set the overarching themes in which the 9 strategic objectives are

clustered.

The strategic objectives are as follow:

Objective 1: Align future settlement pattern of the Province with the area of economic potential and

the location of environmental resources.

Objective 2: Deliver human development programmes and basic needs programmes wherever they

are required.

Objective 3: Strategically invest in scare public resources where they will generate the highest socio-

economic returns.

Objectives 4: Support land reform.

Objective 5: Conserve and strengthen the sense of place on important natural, cultural and

productive landscapes, artefacts and buildings.

Objective 6: End the apartheid structure of urban settlements.

Objective 7: Conveniently locate urban activities and promote public and non-motorised transport.

Objective 8: Protect biodiversity and agricultural resources.

Objective 9: Minimise the consumption of scarce environmental resources, particularly water, fuel,

building material, mineral resources, electricity and land.


44

As such the proposed development on Portion 9 of Farm 851, specifically seeks to maximise the

potential of the subject property which due to its strategic location and nature within the agricultural

context it is set, is grossly underutilised due to the land use rights that have not been kept up with

the development pattern over time. The agricultural zone property has lost its viability in terms

of agricultural potential and thus a residential development would be better suited on the

subject property.

The proposed development specifically seeks to achieve Objectives 1, 3, 6, 7, 8 and 9 by

unlocking the potential of this underutilised, but developable property as an in-fill development

which is well within the urban context in contrast to developments which wishes to extend the urban

edge by an ad-hoc manner. The strategic location ensures that scarce resources such as; water and

electricity are used most cost effectively due to the proximity and ease of service connection into an

existing network. By providing more choices to the residential market, especially in the middle sector

and rental market it provides choices to a wider spectrum of people and income groups. By ensuring

that the density of residential units is optimally implemented without losing the quality of the

environment ensures that the viability of public transport is increased. The proposed residential

development within the urban edge would ease the development pressure of township

establishments outside the urban edge, where valuable agricultural land is still viably utilised

or where critical biodiversity areas are located.

(b) Urban edge / Edge of Built environment for the area YES NO Please explain

The proposed development is located within the urban edge.


45

(c) Integrated Development Plan and Spatial Development Framework of the

Local Municipality (e.g. would the approval of this application compromise the

integrity of the existing approved and credible municipal IDP and SDF?).

YES NO Please explain

The primary focus of the Drakenstein Municipality Spatial Development Framework (SDF) is geared

towards:

The alleviation of poverty through the spatial restructuring of the municipality over time and in

so doing redress the imbalances created through the system of apartheid;

Reverse the practice of located the poor away from opportunities, facilities and places of

employment in dormitory suburbs on the urban fringe;

Increased densities and a compact urban environment that will spread the benefits of urban

living to a wider section of the population;

Increased accessibility to existing and new services, infrastructure and opportunities to

enhance the overall quality of life of communities;

Providing new and reinforcing existing opportunities for economic development and

spreading the benefits thereof to a large majority of the population;

Protection of the natural resource base of the municipality; and

Protection of the agricultural resource base of the municipality

The proposed development seeks to directly and indirectly respond to various policy statements

relating to ensure an environmental manageable development, ensuring a compact, quality

environment, efficiency, protecting scarce resources by utilising land within the urban footprint

optimally, conforming to structuring elements in the city and district, managing land uses and

directing development to conform to the urban edge as structuring elements

(d) Approved Structure Plan of the Municipality YES NO Please explain

The proposed development is in line with the approved structure plan for Drakenstein Municipality as

it is located within the urban edge.

(e) An Environmental Management Framework (EMF) adopted by the Department

(e.g. Would the approval of this application compromise the integrity of the existing

environmental management priorities for the area and if so, can it be justified in

terms of sustainability considerations?)


The proposed development is in line with the approved Drakenstein EMF. Not only will the proposed

development enhance and upgrade the property where the development will commence but also create jobs

during operational and construction phases.

(f) Any other Plans (e.g. Guide Plan) YES NO Please explain

N/A


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3. Is the land use (associated with the activity being applied for) considered within the

timeframe intended by the existing approved Spatial Development Framework (SDF)

agreed to by the relevant environmental authority (i.e. is the proposed development in

line with the projects and programmes identified as priorities within the credible IDP)?


The proposed development is in line with the Provincial Spatial Development Framework (PSDF)

and the Drakenstein Municipality Spatial Development Framework (DSDF). Unlocking the potential

of this underutilised, but developable property as an in-fill development which is well within the urban

context in contrast to developments which wishes to extend the urban edge by an ad-hoc manner.

The strategic location ensures that scarce resources such as; water and electricity are used most

cost effectively due to the proximity and ease of service connection into an existing network. By

providing more choices to the residential market, especially in the middle sector and rental market it

provides choices to a wider spectrum of people and income groups. By ensuring that the density of

residential units is optimally implemented without losing the quality of the environment ensures that

the viability of public transport is increased. The proposed residential development within the urban

edge would ease the development pressure of township establishments outside the urban edge,

where valuable agricultural land is still viably utilised or where critical biodiversity areas are located.

This area is currently under considerable pressure for low density, most notably for low-density

upmarket gated community type of residential development. Future development in this area is

regarded as appropriate given the critical mass of development in this area. The nature of such

development will be considered in order to ensure the creation of an efficient urban structure. The

above would imply that a variety of residential development types could be appropriate, but taking

into account that this property abuts the urban edge that a low-to-medium residential density would

be appropriate.

4. Should development, or if applicable, expansion of the town/area concerned in terms

of this land use (associated with the activity being applied for) occur here at this point

in time?


The proposed development will occur within the urban edge on privately owned property. The

portion of land in question is currently not being utilised to its full potential. Development of this site

will therefore not only have a positive economic spin-off, but will necessitate the purposeful use of

the property.


47

5. Does the community/area need the activity and the associated land use concerned (is

it a societal priority)? (This refers to the strategic as well as local level (e.g.

development is a national priority, but within a specific local context it could be

inappropriate.)


The proposed development will not only create much needed job opportunities to the local

community during construction and operational phases of development, but also boost the economy

as investment opportunities.

6. Are the necessary services with adequate capacity currently available (at the time of

application), or must additional capacity be created to cater for the development?

(Confirmation by the relevant Municipality in this regard must be attached to the final

Basic Assessment Report as Appendix E.)


All bulk services will be connected to existing infrastructure. According to GLS Consulting (Pty) Ltd.

and Drakenstein Municipality, there is insufficient capacity in the existing water reticulation system to

accommodate the proposed development but the existing Leliefontein reservoir has sufficient

capacity to accommodate the proposed development. Thus a network upgrade is proposed, and

ongoing correspondence with Drakenstein Municipality is underway. (Please refer to Addedendum G

– Specialist Reports)

7. Is this development provided for in the infrastructure planning of the municipality, and if

not what will the implication be on the infrastructure planning of the municipality

(priority and placement of services and opportunity costs)? (Comment by the relevant

Municipality in this regard must be attached to the final Basic Assessment Report as

Appendix E.)


Comment form the Drakenstein Municipality has been requested and a confirmation letter from the

Municipality will be included in the Final BAR.

8. Is this project part of a national programme to address an issue of national concern or

importance? YES NO Please explain

N/A


48

9. Do location factors favour this land use (associated with the activity applied for) at this

place? (This relates to the contextualisation of the proposed land use on this site

within its broader context.)


The proposed residential estate, storage facilities and church in character and purpose lends itself

well to the location of the property. The property, a landlocked piece of undeveloped unviable

farmland is ideally located in an area that is well in the developing phase with good access from the

northern boundary where it meets Drakenstein Road. The gentle slope of the property provides

excellent natural drainage patterns and good views from the property on the surrounding natural

features that include the Paarl farmlands and mountains. It is clear from a spatial point of view

around this property that it is well suited for development and a very popular area for residences

who wish to settle here due to various reasons, one of which is the close proximity to the Paarl Mall.

Not only is it close to amenities in the area but its close proximity to the CBD of Paarl, and Southern

Paarl industrial area makes it close to work opportunities. Also being in close proximity to the

periphery of the town provides even further opportunities including a more rural-urban feeling

between farmland and the urban setting

10. How will the activity or the land use associated with the activity applied for, impact

on sensitive natural and cultural areas (built and rural/natural environment)? YES NO Please explain

The existing character and spatial form of the area are low-density, consisting of main dwellings

(houses), additional worker houses and outbuildings. The proposed development is designed to

complement the existing rural-urban character and to enhance it with a medium density residential

development and storage units. It aims to enhance the rural-urban character by breaking the

monotonous forms and aesthetics of many of the surrounding rural farmland developments. The

development in terms of land-use is consistent with the predominantly medium agricultural uses in

the area together with low- to medium residential uses. It aims to bring a greater choice to the area

in terms of different forms of residential units but also ensuring that in terms of sizing, it aims to

provide well designed, but compact living units that will cater for the middle-income class. In terms of

the spatial form, it is clear that the development pattern over the past year has dictated the spatial

form, i.e. the growth of the town.

As the property have been subject to intense agricultural activities the total area have been

disturbed and no natural vegetation remains. The site comprise no CBA’s, natural wetlands or

threatened ecosystems, thus the proposed development is favourable.

11. How will the development impact on people’s health and wellbeing (e.g. in terms of

noise, odours, visual character and sense of place, etc)? YES NO Please explain

It is not expected that the proposed project will have a significant noise or visual impacts during the

operational phase and the noise and visual impacts during the construction phase will only be

temporary.


49

12. Will the proposed activity or the land use associated with the activity applied for,

result in unacceptable opportunity costs? YES NO Please explain

The proposed site is currently not being utilised as does not contain intact natural vegetation in its

entirety. The proposed development will therefore not eliminate active agricultural land or destroy

sensitive vegetation. The proposed project will create jobs during both the construction (temporary

jobs) and operational (temporary and permanent jobs) phases of the proposed project, something

greatly needed in the current economic climate. It is therefore unlikely that the opportunity costs

resulting from the proposed project will be unacceptable.


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13. What will the cumulative impacts (positive and negative) of the proposed land use

associated with the activity applied for, be? YES NO Please explain

Considering the proposed development on Portion 9 of Farm 851, the following impacts are

identified:

Vegetation

The proposed development includes the removal of more than 1 ha of vegetation. Since the

proposed development will take place on previously cultivated land no significant impact on flora is

expected, the area would have historically been covered with Boland Granite Fynbos (90%) and

Swartland Alluvium Fynbos (10%). The property has been totally transformed and no natural

vegetation occurs.

Freshwater

No significant impact on freshwater resources are expected the prevailing artificial stormwater pond

(in the south western corner) is not included in the SDP, and an alternative attenuation pond is

proposed in the north western corner of the proposed development. (Please refer to Addendum B –

Site Layout and Detailed Drawings - Storm Water Pond Detail)

Traffic

A detailed Traffic Impact Assessment have been conducted by Element Consulting Engineers (PTY)

Ltd. (Please refer to Addendum G – Specialist Reports). The following recommendations are

extracted and summarised from the report. –

In order to improve the acceptability of the level of service experienced at the Wemmershoek

Road / Drakenstein Road intersection, it is proposed that the intersection is signalised or a

roundabout is constructed.

The Wemmershoek Road / Drakenstein Road intersection will operate at an LOS A and an

LOS B for the future background and total future weekday AM peak hour traffic conditions

respectively if this intersection is signalised.

Signalising this intersection will only serve as an interim solution since the access spacing

requirements will become insufficient in the future when the Wemmershoek Road / N1 off

ramp intersection are signalised.

The Wemmershoek Road / Drakenstein Road intersection will operate at an LOS A for both

the future background and total future weekday AM peak hour traffic conditions if this

intersection converted to a roundabout.

The access management plan for the Wemmershoek Road will require that a roundabout is

constructed at the Wemmershoek Road / Drakenstein Road intersection and this will,

therefore, be the proposed alternative.

According to the requirements set out in the Provincial Administration Western Cape: Road

Access Guidelines regarding the requirements for additional turning lanes, a separate right

turn lane is required at the Drakenstein Road / Proposed Access intersection.

A total of 143 parking bays should be provided on site for the religious institution.

A total of 43 parking bays should be provided on site for the storage units.


51

Visual

Various methods will be used to reduce the visual impacts of this development where needed. A

5,0m landscape servitude will act as a parallel “buffer zone” between the residential erven and the

storage units, no negative visual impact will exist. Furthermore, appropriate landscaping will be used

on the sidewalks of the entrance / exit avenue of the development, as to enhance the streetscape

which will form the “walls” of the avenue. Landscaping will also be used on the boundaries of the

subject property to create privacy and a sense of place within the development. From a street view

perspective, from Drakenstein Road, the visual impact of the development will also be reduced by

way of landscaping adjacent to the northern boundary of the subject property. (Please refer to

Addendum B – Landscaping and Artist Illustrations of the proposed development).

Noise

Construction activities could be hindrance in terms of noise to the immediate surroundings. During

the operational phase the noise pollution is not expected to be significant. Noise impacts will be

temporary during the construction phase, and the operational phase is not expected to have any

significant noise impacts, as the operations will be the same as the neighbouring environment.

Heritage

HWC confirmed that no impact on heritage resources are expected. (Please refer to Addendum E)

Services

Triple Three Engineering Solutions compiled a Civil Engineering Report, and GLS is currently

consulting with the municipality as a network upgrade is proposed to accommodate the

development. Awaiting confirmation from the Municipality.

Economic

The proposed development will not only boost the local economy, but also create jobs for local

people during the construction and operational phase of the development, which will ultimately

enhance the livelihoods of many.

14. Is the development the best practicable environmental option for this land/site? YES NO Please explain

As the property can no longer be cultivated the site is described as being highly desirable for

alternative development opportunities to effectively utilise the potential of the site.

15. What will the benefits be to society in general and to the local communities? Please explain

The proposed development will be beneficial to the local communities as its residents will not only

boost the economy of the local district but also create job opportunities during the construction and

operational phases of development.

16. Any other need and desirability considerations related to the proposed activity? Please explain

N/A


52

(17) Please describe how the general objectives of Integrated Environmental Management as set out in section 23 of NEMA have been

taken into account:

The Impact Assessment process conforms to the principles of Integrated Environmental

Management (IEM). The process attempts to identify all potential impacts as well as identify practical

means by which the developer can develop the necessary mitigation measures to manage these

impacts. The EIA process is structured in a way to identify environmental risks, lessen community

conflict by actively promoting public participation, propose the means to minimise adverse

environmental affects and inform all relevant government decision makers.

The impact assessment will ensure that all environmental assessments are integrated into all

aspects of the proposed project’s life cycle, construction/operation and decommissioning.

The EIA process identified all possible impacts. These impacts were evaluated to determine the

actual impact on the environment. The triple bottom approach was taken whereby the socio,

economic and environmental impacts were assessed. This also ensured that Section 2(3) of NEMA

was adhered to.

Section 2(4) of NEMA was further taken into consideration to ensure that ecosystems and loss of

biological diversity are avoided, or, where they cannot be altogether avoided, are minimised and

remedied.

The proposed development on Erf 12935 will be constructed in such a way as to ensure that

pollution and degradation is avoided by the enforcing of the attached Environmental Management

Program (EMP). Waste will be minimised by the implementation of the attached Waste Minimisation

plan which forms part of the project EMP (Please refer to Addendum H).

The cultural impacts were also assessed as an application was submitted to Heritage Western Cape

(no objection towards the proposed development, Please refer to Addendum E).

Waste will be minimized by the implementation of the attached Waste Minimization plan which forms

part of the project EMP.

Although few, the alternatives were also assessed as required by Section 23 (2) (b).

A full public participation as per Section 54 is being undertaken as part of this assessment.

The effects of the activities were assessed to ensure the environmental aspects receive adequate

consideration before construction actions are taken.


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(18) Please describe how the principles of environmental management as set out in section 2 of NEMA have been taken into account:

The EIA process identified all possible impacts. These impacts were evaluated to determine the

actual impact on the environment. The triple bottom approach was taken whereby socio, economic

and environmental impacts were assessed. This also ensured that Section 2(3) of NEMA was

adhered to.

Section 2(4) of NEMA was further taken into consideration to ensure that ecosystems and loss of

biological diversity are avoided, or, where they cannot be altogether avoided, are minimised and

remedied.

Cultural impacts were assessed in an application to Heritage Western Cape. It is not foreseen that

any National or Cultural heritage will be disturbed by the proposed development. This has been

confirmed by Heritage Western Cape in the ROD received on the 4th of April 2016 (Please

refer to Addendum E – Letters from Authorities).

Waste will be minimized by the implementation of the attached Waste Minimization plan which forms

part of the project EMP.

Although few, the alternatives were also assessed as required by Section 23(2)b.

A full public participation as per Section 54 is being undertaken as part of this assessment.


54

SECTION E: ALTERNATIVES

Please Note: Before completing this section, first consult this Department’s Guideline on Alternatives (August 2010) available on the

Department’s website (http://www.capegateway.gov.za/eadp).

“Alternatives”, in relation to a proposed activity, means different means of meeting the general purposes and requirements of the activity,

which may include alternatives to –

(a) the property on which, or location where, it is proposed to undertake the activity;

(b) the type of activity to be undertaken;

I the design or layout of the activity;

(d) the technology to be used in the activity;

(e) the operational aspects of the activity; and

(f) the option of not implementing the activity.

The NEMA prescribes that the procedures for the investigation, assessment and communication of the potential consequences or impacts

of activities on the environment must, inter alia, with respect to every application for environmental authorisation –

ensure that the general objectives of integrated environmental management laid down in NEMA and the National Environmental

Management Principles set out in NEMA are taken into account; and

include an investigation of the potential consequences or impacts of the alternatives to the activity on the environment and assessment

of the significance of those potential consequences or impacts, including the option of not implementing the activity.

The general objective of integrated environmental management is, inter alia, to “identify, predict and evaluate the actual and potential

impact on the environment, socio-economic conditions and cultural heritage, the risks and consequences and alternatives and options for

mitigation of activities, with a view to minimising negative impacts, maximising benefits, and promoting compliance with the principles of

environmental management” set out in NEMA.

1. In the sections below, please provide a description of any indentified and considered alternatives and alternatives that were found to

be feasible and reasonable.

Please note: Detailed written proof the investigation of alternatives must be provided and motivation if no reasonable or feasible

alternatives exist.

(a) Property and location/site alternatives to avoid negative impacts, mitigate unavoidable negative impacts and maximise positive

impacts, or detailed motivation if no reasonable or feasible alternatives exist:

There are no reasonable and/or feasible site alternatives for the proposed development. If

permission for the proposed development on the proposed site is not granted the site will remain in

its current degraded state.

(b) Activity alternatives to avoid negative impacts, mitigate unavoidable negative impacts and maximise positive impacts, or detailed

motivation if no reasonable or feasible alternatives exist:

There are no reasonable or feasible activity alternatives for the proposed site. The proposed area

cannot feasibly be utilised for agriculture. Careful consideration was given to various land use

options and this proposal was the only viable option that fits into the character and compliments the

current land use pattern. Agricultural alternatives (current zoning) were proven not to be viable.

Industry or business uses would be out of place due to the locality of the subject property which

situates on the periphery of the urban edge.



55

(c) Design or layout alternatives to avoid negative impacts, mitigate unavoidable negative impacts and maximise positive impacts, or

detailed motivation if no reasonable or feasible alternatives exist:

Layout 1 (preferred)

The total extent of the property is 114 225.60 m2 and the proposed development includes, 87

Residential Stands approximately 33 064.991 m2, 396 Storage units approximately 11 548.291 m2,

road surface approximately 24 626.774 m2 , 4 open spaces / parks approximately 11 121.821 m2,

gatehouses / security control approximately 308.196 m2, institutional space approximately 20

000.012 m2, walkways including driveways approximately 11 653.593 m2, refuse area approximately

252.375 m2, parking bays (place of worship 500 bays, storage yard 33 bays, residential dwellings 2

bays per unit, residential development 4 visitor bays), a servitude / landscaping buffer approximately

4 380.227 m2 and attenuation pond.

One access road will provide access to the property. It is envisaged that the southern section

(approximately half of the property) be transformed into a residential estate including recreational

private parks for residents. The northern section will include an institutional zone which will

accommodate the church as well as a special zone to include the storage yard.(Please refer to

Addendum A – Proposed new Site Development Plan)

Alternative layout

An alternative layout included 81 residential units (ranging from 270 – 550 m2 each), an institutional

zone 20 000 m2 and educational zone 7500 m2. Thus no provision was made for a storage yard.

This layout is not preferred by the developer, as it would not ideally utilise the property to its full

potential. The proposed development is situated within the urban edge and the surrounding

properties are currently also in the process of EIA applications for development. The entire area is

envisioned for similar small-medium sized residential developments, and the increasing demand for

storage space inspired the addition of the storage yard to the preferred layout plan.

(d) Technology alternatives (e.g. to reduce resource demand and resource use efficiency) to avoid negative impacts, mitigate unavoidable

negative impacts and maximise positive impacts, or detailed motivation if no reasonable or feasible alternatives exist:

No feasible and or reasonable Technology alternatives to avoid negative impacts exist


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(e) Operational alternatives to avoid negative impacts, mitigate unavoidable negative impacts and maximise positive impacts, or detailed


No feasible and or reasonable Operational alternatives to avoid negative impacts exist

(f) the option of not implementing the activity (the No-Go Option):

No-Go Alternative:

Should the activity not be approved the property will remain in its current state This will result in no

development, and no job creation to ultimately enhance the livelihoods of local communities. The

activity will benefit society in general by creating jobs during both the construction (temporary jobs)

and operational (temporary and permanent jobs) phases of the proposed project.

It is GNEC’s objective opinion that the No-Go Alternative should therefore not be supported

in this case.

(g) Other alternatives to avoid negative impacts, mitigate unavoidable negative impacts and maximise positive impacts, or detailed


N/A

(h) Please provide a summary of the alternatives investigated and the outcomes of such investigation:

Please note: If no feasible and reasonable alternatives exist, the description and proof of the investigation of alternatives, together with

motivation of why no feasible or reasonable alternatives exist, must be provided.

The landowner proposed the development of 87 residential dwellings, 396 storage units, and an

institution (church) on Portion 6 of Farm 851, Paarl, Western Cape. The property is situated within

the urban edge of Drakenstein Municipality and according to various policies seems preferable for

future development.

The preferred Layout shows that the entire property will be utilised to its full potential including four

(4) parks / open spaces and a safe environment where residents can relax with exceptional views of

the surrounding landscape. The site has a 360-degree view due to the moderate contour intervals.

To the east a view towards the Hawequas Mountain Catchment Area / Nature Reserve, to the south

a view towards the Hottentots-Holland Mountain Catchment Area, to the west a view towards Paarl

Berg, and towards the north a view of Paarl valley. Excellent views towards the surrounding

farmland are observed in all directions. The orientation also allows for good sun penetration,

especially in cold and wet winter months while the moderate contour intervals allow for a cooler wind

circulation through the property during the hot summer months of the Boland.

As the property has been subject to intense agricultural activities the whole site has been totally

transformed and no indigenous vegetation occurs, from an environmental perspective the

development pose no negative impact and could ultimately improve the state of the environment and

economy by developing this portion.

Should this development not be granted environmental authorisation, the property will remain in its

current state and this is not preferable.


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SECTION F: IMPACT ASSESSMENT, MANAGEMENT,

MITIGATION AND MONITORING MEASURES

Please note: The information in this section must be duplicated for all the feasible and reasonable alternatives (where relevant).

1. PLEASE DESCRIBE THE MANNER IN WHICH THE DEVELOPMENT WILL IMPACT ON THE

FOLLOWING ASPECTS:

(a) Geographical and physical aspects:

The proposed project will entail the development of the entire property and the development footprint

will be approximately 116 937.22 m2. As the property has been subject to intense agricultural

activities no natural vegetation occurs on site.

(b) Biological aspects:

Will the development have an impact on critical biodiversity areas (CBAs) or ecological support areas (CSAs)? YES NO

If yes, please describe:

N/A

Will the development have an impact on terrestrial vegetation, or aquatic ecosystems (wetlands, estuaries or the

coastline)? YES NO


N/A

Will the development have an impact on any populations of threatened plant or animal species, and/or on any habitat that

may contain a unique signature of plant or animal species? YES NO


N/A

Please describe the manner in which any other biological aspects will be impacted:

N/A

(c) Socio-Economic aspects:

What is the expected capital value of the activity on completion? Not known at

this stage

What is the expected yearly income or contribution to the economy that will be generated by or as a result of the

activity?

Not known at

this stage

Will the activity contribute to service infrastructure? YES NO


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How many new employment opportunities will be created in the construction phase of the activity? Not known

at this stage

What is the expected value of the employment opportunities during the construction phase? Not known

at this stage

What percentage of this will accrue to previously disadvantaged individuals? Not known

at this stage

How will this be ensured and monitored (please explain):

N/A

How many permanent new employment opportunities will be created during the operational phase of the activity? Not known

at this stage

What is the expected current value of the employment opportunities during the first 10 years? Not known

at this stage

What percentage of this will accrue to previously disadvantaged individuals? Not known

at this stage

How will this be ensured and monitored (please explain):

N/A

Any other information related to the manner in which the socio-economic aspects will be impacted:

N/A

(d) Cultural and historic aspects:

No archaeological or historical material is expected to occur on the site as the site has been

severely disturbed by previous agricultural activities. (Please refer to Addendum E – Letters from

Authorities for confirmation from HWC).

Some noise impacts are expected during the construction phase of the activity, but this will only be

temporary in nature.


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2. WASTE AND EMISSIONS

(a) Waste (including effluent) management

Will the activity produce waste (including rubble) during the construction phase? YES NO

If yes, indicate the types of waste (actual type of waste, e.g. oil, and whether hazardous or not) and estimated quantity

per type?

Not known

at this

stage

Building rubble

None of this waste will be Hazardous. Building rubble will be disposed of at a licensed

land fill site within the Drakenstein Municipality District.

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

If yes, indicate the types of waste (actual type of waste, e.g. oil, and whether hazardous or not) and estimated quantity

per type?

General

Domestic

Waste

Where and how will the waste be treated / disposed of (describe)?

If yes, indicate the types of waste (actual type of waste, e.g. oil, and whether hazardous or not) and estimated quantity per type per

phase of the development?

None of this waste will be Hazardous. Domestic waste will be collected on site by the estate and

will be disposed of together with the waste collected from the existing dwellings on site, at a

licensed landfill site in the Drakenstein Municipality District.

Has the municipality or relevant authority confirmed that sufficient capacity exist for treating / disposing of the waste to

be generated by this activity(ies)? If yes, provide written confirmation from Municipality or relevant authority

A network upgrade is proposed. Confirmation will be included in the second Draft

BAR

YES NO

Will the activity produce waste that will be treated and/or disposed of at another facility other than into a municipal

waste stream? YES NO

If yes, has this facility confirmed that sufficient capacity exist for treating / disposing of the waste to be generated by

this activity(ies)? Provide written confirmation from the facility and provide the following particulars of the facility: YES NO

Does the facility have an operating license? (If yes, please attach a copy of the license.) YES NO

Facility name:

Contact person:

Postal address:

Postal code:


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Telephone: Cell:

E-mail: Fax:

Describe the measures that will be taken to reduce, reuse or recycle waste:

Please refer to the Waste, Water use and Electricity Consumption Minimization Plan as part

of the EMP (Addendum H).

(b) Emissions into the atmosphere

Will the activity produce emissions that will be disposed of into the atmosphere? YES NO

If yes, does it require approval in terms of relevant legislation? YES NO

Describe the emissions in terms of type and concentration and how it will be treated/mitigated:

N/A


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WATER USE

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

Municipal Water board Groundwater River, Stream,

Dam or Lake Other The activity will not use water

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

the volume that will be extracted per month: N/A m3

Please provide proof of assurance of water supply (eg. Letter of confirmation from municipality / water user associations, yield of borehole)

Does the activity require a water use permit / license from DWAF? YES NO

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

Describe the measures that will be taken to reduce water demand, and measures to reuse or recycle water:

Please refer to the Waste, Water use and Electricity Consumption Minimization Plan as part of

the EMP (Addendum H).

3. POWER SUPPLY

Please indicate the source of power supply eg. Municipality / Eskom / Renewable energy source

ESKOM will supply electricity to the proposed development

If power supply is not available, where will power be sourced from?

N/A

4. ENERGY EFFICIENCY

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

Please refer to the Waste, Water use and Electricity Consumption Minimization Plan as part of

the EMP (Addendum H).

Describe how alternative energy sources have been taken into account or been built into the design of the activity, if any:

The design of the building strive to use as much natural light as possible with the possibility of solar

heating for apartments and hot water cylinders.

Please refer to the energy reduction guideline as part of the EMP.


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6. DESCRIPTION AND ASSESSMENT OF THE SIGNIFICANCE OF IMPACTS PRIOR TO AND AFTER

MITIGATION

Please note: While sections are provided for impacts on certain aspects of the environment and certain impacts,

the sections should also be copied and completed for all other impacts.

(a) Impacts that may result from the planning, design and construction phase (briefly describe and compare the potential

impacts (as appropriate), significance rating of impacts, proposed mitigation and significance rating of impacts after

mitigation that are likely to occur as a result of the planning, design and construction phase.

Potential impacts on geographical and physical

aspects:

Nature of impact: Impacts on existing vegetation

Extent and duration of impact: Long term

Probability of occurrence: Definite

Degree to which the impact can be reversed: High

Degree to which the impact may cause irreplaceable loss

of resources: Improbable

Cumulative impact prior to mitigation: High

Significance rating of impact prior to mitigation

(Low, Medium, Medium-High, High, or Very-High) Low

Degree to which the impact can be mitigated: Low

Proposed mitigation:

As no natural vegetation occurs on the property, it is

only proposed that landscaping for the proposed

project be done with indigenous vegetation.

Cumulative impact post mitigation: Low

Significance rating of impact after mitigation



63

Potential impact on biological aspects: Impacts on biological aspects (small rodents living on

the site).

Nature of impact: Long term

Extent and duration of impact: Definite

Probability of occurrence: High

Degree to which the impact can be reversed: Improbable


of resources: Low

Cumulative impact prior to mitigation: Low



Degree to which the impact can be mitigated: High


All activities on site must comply with:

The regulations of the Animal Protection Act, 1962 (Act

No. 71 of 1962); and Marine Living Resources Act,

1998 (Act No. 18 of 1998).

All construction workers must be informed that the

intentional killing of any animal is not permitted as

faunal species are a benefit to society. Poaching is

illegal and it must be a condition of employment that

any employee caught poaching will be dismissed.

Employees must be trained on how to deal with fauna

species as intentional killing will not be tolerated. In the

case of a problem animal e.g. a large snake a

specialist must be called in to safely relocate the

animal if the EO or ECO is not able to.





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Potential impacts on socio-economic aspects:

Nature of impact: Provision of temporary jobs during the construction

phase

Extent and duration of impact: Short term – construction.


Degree to which the impact can be reversed: N/A


of resources: N/A

Cumulative impact prior to mitigation: Low Positive


(Low, Medium, Medium-High, High, or Very-High) Low Positive

Degree to which the impact can be mitigated: N/A, do not want to mitigate positive impacts.

Proposed mitigation: N/A, do not want to mitigate positive impacts.

Cumulative impact post mitigation: Low Positive



Potential impacts on cultural-historical aspects: No impacts of the cultural historical aspects are

foreseen.



Probability of occurrence: Low

Degree to which the impact can be reversed: Highly unlikely


of resources: Low




Degree to which the impact can be mitigated: High


65


Should any archaeological artefacts be exposed during

construction activities, work on the area where the

artefacts were found shall cease immediately and the

ECO as well as the Local Council shall be notified

within 24 hours.

Upon receipt of such notification, the ECO will arrange

for the excavation to be examined by an Archaeologist.

Under no circumstances shall archaeological artefacts

be removed, destroyed or interfered with.

Any archaeological sites exposed during demolition or

construction activities must not be disturbed prior to

authorisation by the Heritage Western Cape and/or the

South African Heritage Resources Agency on the

appropriate provincial heritage resource agency.



(Low, Medium, Medium-High, High, or Very-High)

No impacts of the cultural historical aspects are

foreseen.

Potential noise impacts: Construction activities.

Nature of impact: Short term – Construction activities will last for a few

months.


Probability of occurrence: Low to Medium

Degree to which the impact can be reversed: Low


of resources: Low

Cumulative impact prior to mitigation: Low to Medium


(Low, Medium, Medium-High, High, or Very-High) Low to Medium



All construction vehicles must be in a good working

order to reduce possible noise pollution.

Work hours during the construction phase shall be

strictly enforced unless permission is given (07H00 –


66

18H00). Permission shall not be granted without

consultation with the local industries and businesses

by the EO. No work to be done on Sundays.

Since the proposed development is in close proximity

to similar residential developments it is not expected

that the noise impacts during the operational phase will

be significant.



(Low, Medium, Medium-High, High, or Very-High) Construction activities.

Potential visual impacts: Construction activities and operational activities

Nature of impact: Construction - Short term


Probability of occurrence: Low to Medium



of resources: Low



(Low, Medium, Medium-High, High, or Very-High) Low to Medium



Shade cloth must be utilised to conceal and minimise

the visual impact of contractor camps, lay down and

storage areas.

Rubble and litter must be removed every two weeks or

more often as the need arises and be disposed of at a

registered landfill site as designated by the City of

Cape Town, Solid Waste removal department.



(Low, Medium, Medium-High, High, or Very-High) Construction activities and operational activities


67

(b) Impacts that may result from the operational phase (briefly describe and compare the potential impacts (as appropriate),

significance rating of impacts, proposed mitigation and significance rating of impacts after mitigation that are likely to occur

as a result of the operational phase.

Potential impacts on the geographical and physical

aspects:

Nature of impact: Appearance of the site due to proposed development

of new residential dwellings, storage yard and church

Extent and duration of impact: Permanent




of resources:

N/A – As the property has been completely

transformed and disturbed by intense agricultural

activities no significant loss is foreseen.




Degree to which the impact can be mitigated: N/A

Proposed mitigation: Landscaping with indigenous vegetation will be done

after construction is done.




Potential impact biological aspects:

Since the proposed development will take place on

previously cultivated land no significant impact on flora

is expected.

Nature of impact: Permanent.

Extent and duration of impact: Definitely



Degree to which the impact may cause irreplaceable loss NA


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of resources:



(Low, Medium, Medium-High, High, or Very-High) NA

Degree to which the impact can be mitigated: NA


N/A – As the property has been completely

transformed and disturbed by intense agricultural

activities no significant loss is foreseen.



(Low, Medium, Medium-High, High, or Very-High) Permanent.

Potential impacts on the socio-economic aspects:

Positive impacts as this project will provide temporary

jobs during the construction phase and temporary and

permanent jobs during the operational phase

Nature of impact: Short term and long-term – operational phase


Probability of occurrence: N/A



of resources: Low Positive



(Low, Medium, Medium-High, High, or Very-High) N/A, do not want to mitigate positive impacts.

Degree to which the impact can be mitigated: N/A, do not want to mitigate positive impacts.

Proposed mitigation: Low Positive



(Low, Medium, Medium-High, High, or Very-High) Provision of temporary and permanent jobs.


69

Potential impacts on the cultural-historical aspects: No significant impacts on the cultural historical aspects

are foreseen.






of resources: Low



(Low, Medium, Medium-High, High, or Very-High) Medium



Should any archaeological artefacts be exposed during

construction activities, work on the area where the

artefacts were found shall cease immediately and the

ECO as well as the Local Council shall be notified

within 24 hours.

Upon receipt of such notification, the ECO will arrange

for the excavation to be examined by an Archaeologist.

Under no circumstances shall archaeological artefacts

be removed, destroyed or interfered with.

Any archaeological sites exposed during demolition or

construction activities must not be disturbed prior to

authorisation by the Heritage Western Cape and/or the

South African Heritage Resources Agency on the

appropriate provincial heritage resource agency




No significant impacts on the cultural historical aspects

are foreseen


70

Potential noise impacts:

The noise impacts from the proposed development will

be similar to those of the surrounding activities and is

therefore not expected to be significant.

Nature of impact: Permanent





of resources: Low





Proposed mitigation: N/A. Noise impacts during the operational phase will

not be significant




The noise impacts from the proposed development will

be similar to those of the surrounding activities and is

therefore not expected to be significant.

Potential visual impacts:

Nature of impact: Construction of residential dwellings, storage yard and

church.

Extent and duration of impact: Long term




of resources: Highly unlikely



71




Proposed mitigation: Landscaping of the area will take place with indigenous

vegetation.




(c) Impacts that may result from the decommissioning and closure phase (briefly describe and compare the potential impacts

(as appropriate), significance rating of impacts, proposed mitigation and significance rating of impacts after mitigation that

are likely to occur as a result of the decommissioning and closure phase.

Potential impacts on the geographical and physical

aspects: N/A

Nature of impact: N/A

Extent and duration of impact: N/A




of resources: N/A

Cumulative impact prior to mitigation: N/A


(Low, Medium, Medium-High, High, or Very-High) N/A


Proposed mitigation: N/A

Cumulative impact post mitigation: N/A



Potential impact biological aspects: N/A



72





of resources: N/A









Potential impacts on the socio-economic aspects: N/A






of resources: N/A










73

Potential impacts on the cultural-historical aspects: N/A






of resources: N/A









Potential noise impacts: N/A






of resources: N/A







74




Potential visual impacts: N/A






of resources: N/A









(d) Any other impacts:

Potential impact: N/A





Degree to which the impact may cause irreplaceable loss of

resources: N/A



75









76

7. SPECIALIST INPUTS/STUDIES AND RECOMMENDATIONS

Please note: Specialist inputs/studies must be attached to this report as Appendix G. Also take into account the Department’s

Guidelines on the Involvement of Specialists in EIA Processes available on the Department’s website

(http://www.capegateway.gov.za/eadp).

Specialist inputs/studies and recommendations:

GNEC, in our professional capacity as experienced and qualified environmental consultants, believe

that the proposed project be issued a positive environmental authorisation; however this authorisation

must be accompanied with the following requirements:

Appointment of an Environmental Control Officer (ECO) to oversee compliance with the EMP.

Weekly site audits to ensure compliance and to advise on any mitigation measures necessary

to negate any environmental degradation.

The ECO must compile bi-monthly ECO Audit Reports on the state of the environment and

areas of compliance and non-compliance with the EMP. These reports must be made

available to DEA&DP and the City of Cape Town Municipality.

Fines should be included in the EMP to ensure full compliance to the EMP.

8. IMPACT SUMMARY

Please provide a summary of all the above impacts.

Considering the proposed mixed use Paarl Hills development on Portion 9 of Farm Ronwe No. 851,

Paarl, Western Cape. No significant environmental impacts are foreseen as this property comprise

no natural vegetation, no CBA’s or threatened ecosystems. On the contrary the proposed

development could only increase the site in its entirety. Paarl Hills development will not have any

long-term noise pollution, a significant visual impact as the development will safeguard the character

of the surrounding approved developments (such as Boschenmeer Estate). As confirmed by HWC

no significant impacts are expected on heritage or archaeological resources.

9. OTHER MANAGEMENT, MITIGATION AND MONITORING MEASURES

(a) Over and above the mitigation measures described in Section 6 above, please indicate any additional management, mitigation and

monitoring measures.

See attached EMP for complete mitigation measures for the proposed development.

(b) Describe the ability of the applicant to implement the management, mitigation and monitoring measures.

The proponent has the resources necessary to implement the management, mitigation and monitoring

measures as well as the resources to employ the necessary people to do the implementation.

Please note: A draft ENVIRONMENTAL MANAGEMENT PROGRAMME must be attached this report as Appendix H.



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SECTION G: ASSESSMENT METHODOLOGIES AND

CRITERIA, GAPS IN KNOWLEDGE, UNDERLAYING

ASSUMPTIONS AND UNCERTAINTIES

(a) Please describe adequacy of the assessment methods used.

The assessment methods used for the proposed project were adequate as all possible impacts were assessed

in detail.

(b) Please describe the assessment criteria used.

The criteria for the description and assessment of environmental impacts were drawn from the National

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

The level of detail was somewhat fine-tuned by assigning specific values to each impact. In order to establish

a coherent framework within which all impacts could be objectively assessed it is necessary to establish a

rating system, which is consistent throughout all criteria. For such purposes each aspect was assigned a

value, ranging from 1-5, depending on its definition.

Potential Impact

This is an appraisal of the type of effect the proposed activity would have on the affected environmental

component. Its description should include what is being affected and how it is being affected.

Extent

The physical and spatial scale of the impact is classified as:

Local

The impacted area extends only as far as the activity, e.g. a footprint.

Site

The impact could affect the whole, or a measurable portion of the site.

Regional

The impact could affect the area including the neighbouring erven and/or farms, the transport routes and the

adjoining towns.

Duration

The lifetime of the impact, which is measured in relation to the lifetime of the proposed base.

Short term

The impact will either disappear with mitigation or will be mitigated through a natural process in a period

shorter than any of the phases.

Medium term

The impact will last up to the end of the phases, where after it will be entirely negated.


78

Long term

The impact will continue or last for the entire operational lifetime of the Development, but will be mitigated by

direct human action or by natural processes thereafter.

Permanent

This is the only class of impact, which will be non-transitory. Mitigation either by man or natural process will not

occur in such a way or in such a time span that the impact can be considered transient.

Intensity

The intensity of the impact is considered here by examining whether the impact is destructive or benign,

whether it destroys the impacted environment, alters its functioning, or slightly alters the environment itself.

These are rated as:

Low

The impact alters the affected environment in such a way that the natural processes or functions are not

affected.

Medium

The affected environment is altered, but functions and processes continue, albeit in a modified way.

High

Function or process of the affected environment is disturbed to the extent where it temporarily or permanently

ceases.

This will be a relative evaluation within the context of all the activities and the other impacts within the

framework of the project.

Probability

This describes the likelihood of the impacts actually occurring. The impact may occur for any length of time

during the life cycle of the activity, and not at any given time. The classes are rated as follows:

Improbable

The possibility of the impact occurring is none, due either to the circumstances, design or experience.

Possible

The possibility of the impact occurring is very low, due either to the circumstances, design or experience.

Likely

There is a possibility that the impact will occur to the extent that provisions must therefore be made.

Highly Likely

It is most likely that the impacts will occur at some stage of the Development. Plans must be drawn up before

carrying out the activity.

Definite

The impact will take place regardless of any prevention plans, and only mitigation actions or contingency plans

to contain the effect can be relied on.


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Determination of Significance – Without Mitigation

Significance is determined through a synthesis of impact characteristics, and is an indication of the importance

of the impact in terms of both physical extent and time scale. The significance of the impact “without

mitigation” is the prime determinant of the nature and degree of mitigation required. Where the impact is

positive, significance is noted as “positive”. Significance is rated on the following scale:

No significance

The impact is not substantial and does not require any mitigation action.

Low

The impact is of little importance, but may require limited mitigation.

Medium

The impact is of importance and is therefore considered to have a negative impact. Mitigation is required to

reduce the negative impacts to acceptable levels.

High

The impact is of great importance. Failure to mitigate, with the objective of reducing the impact to acceptable

levels, could render the entire development option or entire project proposal unacceptable. Mitigation is

therefore essential.

Determination of Significance – With Mitigation

Significance is determined through a synthesis of impact characteristics. It is an indication of the importance of

the impact in terms of both physical extent and time scale, and therefore indicates the level of mitigation

required. In this case the prediction refers to the foreseeable significance of the impact after the successful

implementation of the suggested mitigation measures. Significance with mitigation is rated on the following

scale:

No significance

The impact will be mitigated to the point where it is regarded to be insubstantial.

Low

The impact will be mitigated to the point where it is of limited importance.

Low to medium

The impact is of importance, however, through the implementation of the correct mitigation measures such

potential impacts can be reduced to acceptable levels.

Medium

Notwithstanding the successful implementation of the mitigation measures, to reduce the negative impacts to

acceptable levels, the negative impact will remain of significance. However, taken within the overall context of

the project, the persistent impact does not constitute a fatal flaw.

Medium to high

The impact is of great importance. Through implementing the correct mitigation measures the negative

impacts will be reduced to acceptable levels.


80

High

The impact is of great importance. Mitigation of the impact is not possible on a cost-effective basis. The impact

continues to be of great importance, and, taken within the overall context of the project, is considered to be a

fatal flaw in the project proposal. This could render the entire development option or entire project proposal

unacceptable.

(c) Please describe the gaps in knowledge.

Municipality should confirm resource availability

(d) Please describe the underlying assumptions.

At present it is assumed that the proposed development will not have a significant impact on any cultural or

archaeological artifacts in the area (HWC confirmed that they have no objection towards the new proposed

development on the property).

(e) Please describe the uncertainties.

The amount of temporary/permanent employees is currently uncertain. People will be appointed as required.


81

SECTION H: RECOMMENDATION OF THE EAP

In my view (EAP), the information contained in this application form and the documentation attached hereto is

sufficient to make a decision in respect of the activity applied for. YES NO

If “NO”, list the aspects that should be further assessed through additional specialist input/assessment or whether this application must be

subjected to a Scoping & EIR process before a decision can be made:

N/A

If “YES”, please indicate below whether in your opinion the activity should or should not be authorised:

Activity should be authorised: YES NO

Please provide reasons for your opinion

The proposed construction of the New Paarl Hills mixed use development on Portion 9 of Farm

Ronwe No. 851 will not only financially benefit the property owner, but also create jobs during the

construction and operational phases of this development. The subject property does not comprise

any naturally occurring vegetation as the property has been subject to intense agricultural activities,

also no CBA’s or threatened ecosystems occur. The proposed development is designed to

complement the existing rural-urban character and to enhance it with a medium density residential

development and storage units. It aims to enhance the rural-urban character by breaking the

monotonous forms and aesthetics of many of the surrounding rural farmland developments.

If you are of the opinion that the activity should be authorised, then please provide any conditions, including mitigation measures that

should in your view be considered for inclusion in an authorisation.

1. Compliance with the EMP

2. Appointment of an Environmental Control Officer (ECO) to oversee compliance with the EMP

and to advise on any mitigation measures necessary to negate any environmental degradation.

3. The ECO must audit the site on a fortnightly basis and must compile monthly ECO Audit

Reports on the state of the environment and areas of compliance and non-compliance with the

EMP. These reports must be made available to DEA&DP should the department request to view

them.

4. Landscaping should be conducted with indigenous vegetation

5. Implementation of recommendations as stipulated in the Traffic Impact Assessment

Duration and Validity:

Environmental authorisations are usually granted for a period of three years from the date of issue. Should a longer period be required,

the applicant/EAP is requested to provide a detailed motivation on what the period of validity should be.

N/A


82

SECTION I: APPENDICES

The following appendices must be attached to this report:

Appendix

Tick the box

if Appendix

is attached

Appendix A: Locality map X

Appendix B: Site plan(s) X

Appendix C: Photographs X

Appendix D: Biodiversity overlay map X

Appendix E: Permit(s) / license(s) from any other organ of state including service letters

from the municipality X

Appendix F:

Public participation information: including a copy of the register of interested

and affected parties, the comments and responses report, proof of notices,

advertisements and any other public participation information as required in

Section C above.

X

Appendix G: Specialist Report(s) X

Appendix H : Environmental Management Progamme X

Appendix I: Additional information related to listed waste management activities (if

applicable) X

Appendix J: Any Other (if applicable) (describe) N/A


83

DECLARATIONS

The Applicant

I …………………………………., in my personal capacity or duly authorised (please circle the applicable

option) by ……………..................................………………… thereto hereby declare that I:

regard the information contained in this report to be true and correct, and

am fully aware of my responsibilities in terms of the National Environmental Management Act of 1998 (“NEMA”) (Act No.

107 of 1998), the Environmental Impact Assessment Regulations (“EIA Regulations”) in terms of NEMA (Government Notice

No. R. 543 refers), and the relevant specific environmental management Act, and that failure to comply with these

requirements may constitute an offence in terms of the environmental legislation;

appointed the environmental assessment practitioner as indicated above, which meet all the requirements in terms of

regulation 17 of GN No. R. 543, to act as the independent environmental assessment practitioner for this application;

have provided the environmental assessment practitioner and the competent authority with access to all information at

my disposal that is relevant to the application;

will be responsible for the costs incurred in complying with the environmental legislation including but not limited to –

o costs incurred in connection with the appointment of the environmental assessment practitioner or any person

contracted by the environmental assessment practitioner;

o costs incurred in respect of the undertaking of any process required in terms of the regulations;

o costs in respect of any fee prescribed by the Minister or MEC in respect of the regulations;

o costs in respect of specialist reviews, if the competent authority decides to recover costs; and

o the provision of security to ensure compliance with the applicable management and mitigation measures;

am responsible for complying with the conditions that might be attached to any decision(s) issued by the competent

authority;

have the ability to implement the applicable management, mitigation and monitoring measures;

hereby indemnify, the government of the Republic, the competent authority and all its officers, agents and employees,

from any liability arising out of, inter alia, the content of any report, any procedure or any action for which the applicant or

environmental assessment practitioner is responsible; and

am aware that a false declaration is an offence in terms of regulation 71 of GN No. R. 543.

Please Note: If acting in a representative capacity, a certified copy of the resolution or power of attorney must be

attached.

Signature of the applicant:

Name of company:

Date:


84

The independent Environmental Assessment Practitioner (EAP)

I ……………………………………, as the appointed independent environmental practitioner (“EAP”) hereby declare that I:

act/ed as the independent EAP in this application;

regard the information contained in this report to be true and correct, and

do not have and will not have any financial interest in the undertaking of the activity, other than remuneration for work

performed in terms of the NEMA, the Environmental Impact Assessment Regulations, 2010 and any specific environmental

management Act;

have and will not have no vested interest in the proposed activity proceeding;

have disclosed, to the applicant and competent authority, any material information that have or may have the potential

to influence the decision of the competent authority or the objectivity of any report, plan or document required in terms of

the NEMA, the Environmental Impact Assessment Regulations, 2010 and any specific environmental management Act;

am fully aware of and meet the responsibilities in terms of NEMA, the Environmental Impact Assessment Regulations, 2010

(specifically in terms of regulation 17 of GN No. R. 543) and any specific environmental management Act, and that failure

to comply with these requirements may constitute and result in disqualification;

have ensured that information containing all relevant facts in respect of the application was distributed or made available

to interested and affected parties and the public and that participation by interested and affected parties was facilitated

in such a manner that all interested and affected parties were provided with a reasonable opportunity to participate and

to provide comments;

have ensured that the comments of all interested and affected parties were considered, recorded and submitted to the

competent authority in respect of the application;

have kept a register of all interested and affected parties that participated in the public participation process;

have provided the competent authority with access to all information at my disposal regarding the application, whether

such information is favourable to the applicant or not; and


Note: The terms of reference must be attached.

Signature of the environmental assessment practitioner:

Name of company:

Date:


85

The independent PERSON WHO COMPILED A SPECIALIST REPORT OR UNDERTOOK A

SPECIALIST PROCESS

I ……………………………………, as the appointed independent specialist hereby declare that I:

act/ed as the independent specialist in this application;

regard the information contained in this report as it relates to my specialist input/study to be true and correct, and

do not have and will not have any financial interest in the undertaking of the activity, other than remuneration for work

performed in terms of the NEMA, the Environmental Impact Assessment Regulations, 2010 and any specific environmental

management Act;

have and will not have no vested interest in the proposed activity proceeding;

have disclosed, to the applicant, EAP and competent authority, any material information that have or may have the

potential to influence the decision of the competent authority or the objectivity of any report, plan or document required

in terms of the NEMA, the Environmental Impact Assessment Regulations, 2010 and any specific environmental

management Act;

am fully aware of and meet the responsibilities in terms of NEMA, the Environmental Impact Assessment Regulations, 2010

(specifically in terms of regulation 17 of GN No. R. 543) and any specific environmental management Act, and that failure

to comply with these requirements may constitute and result in disqualification;

have ensured that information containing all relevant facts in respect of the specialist input/study was distributed or made

available to interested and affected parties and the public and that participation by interested and affected parties was

facilitated in such a manner that all interested and affected parties were provided with a reasonable opportunity to

participate and to provide comments on the specialist input/study;

have ensured that the comments of all interested and affected parties on the specialist input/study were considered,

recorded and submitted to the competent authority in respect of the application;

have ensured that the names of all interested and affected parties that participated in terms of the specialist input/study

were recorded in the register of interested and affected parties who participated in the public participation process;

have provided the competent authority with access to all information at my disposal regarding the application, whether

such information is favourable to the applicant or not; and


Note: The terms of reference must be attached.

Signature of the specialist:

Name of company:

Date:


86

ADDENDUM A: MAPS


87

ADDENDUM B: SITE LAYOUT AND DRAWINGS


88

ADDENDUM C: SITE PHOTO’S


89

ADDENDUM D: BIODIVERSITY MAP


90

ADDENDUM E: LETTERS FROM AUTHORITIES


91

ADDENDUM F: PUBLIC PARTICIPATION


92

ADDENDUM G: SPECIALIST REPORTS

a) Traffic Impact Assessment (Element Consulting Engineers)

b) Civil Engineering Report (Triple Three Engineering Solutions)

c) Storm Water Management Report (Triple Three Engineering Solutions)

d) Bulk Services (GLS Consulting)


93

ADDENDUM H: ENVIRONMENTAL MANAGEMENT PROGRAMME


94

ADDENDUM I: TOWN PLANNING APPROVALS


95

ADDENDUM J: NOTICE OF INTENT TO DEVELOP