ERVEN 2641 & 2643 CONSTANTIA

MOUNT PROSPECT: PLANNING STATUS REPORT

Prepared by:

Planning Partners (Pty) Ltd PO Box 4866 Cape Town

Email: admin@planpart.co.za Tel: 021 418 0510 Fax: 021 418 0502

Ref: 4353 July 2015

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TABLE OF CONTENTS

1. INTRODUCTION

2. SUMMARY OF BASIC INFORMATION

3. OVERVIEW OF COMPOSITE PLANNING APPLICATION TO BE SUBMITTED

4. TOWN PLANNING CONTEXT

4.1 Location

4.2 Zoning

4.3 Title Deeds

4.4 Land Use

4.5 Access

5. RELEVANT PLANNING POLICIES

5.1 Introduction

5.2 Provincial Spatial Development Framework (2014)

5.3 Cape Town Spatial Development Framework (2012)

5.4 Southern District Plan (2012)

5.5 Constantia-Tokai Local Area Growth Management and Development Plan

(1992)

5.6 City of Cape Town Municipal Planning By-Law (2015)

5.7 City of Cape Town Densification Policy

5.8 Cape Town Development Edges Policy: Urban and Coastal Edge (Draft for

Comment, 2009)

5.9 Gated Development Policy

5.10 Veldfire Related Design Guidelines

6. NEED ANALYSIS

6.1 Introduction

6.2 Statistical Analysis

6.3 Spatial Distribution of ‘Cluster Housing’ Housing Opportunities and Dedicated

Retirement Villages in the Constantia Valley

6.4 Synthesis

7. CONCLUSION 8. REFERENCES

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FIGURES

Figure 1: Locality Figure 2: Development Concept Figure 3: Context Figure 4: Zoning Figure 5: Land Use Figure 6: Study Area Figure 7: Planning Context Figure 8: Cluster Housing in Constantia

TABLES

Table 1: Basic Property Information – Erf 2641 Constantia

Table 2: Basic Property Information – Erf 2643 Constantia

GRAPHS

Graph 1: Age Profile of the Study Area

Graph 2: Dwelling Types in the Study Area

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1. INTRODUCTION

Planning Partners has been appointed by the agent of owner Jane Porter, Property

Development Projects, to apply for the rezoning of Erven 2641 and 2643, Constantia so that

the properties can be developed for the purposes of “group housing” in the form of a

retirement village (to be known as “Mount Prospect”). The retirement village will comprise of

60 dwelling houses, a medical centre containing 10 assisted living units, an entertainment /

administration centre and a private gym (including a coffee bar / bistro). A locality map is

provided in Figure 1 and a rendered concept plan of the proposed development is illustrated

in Figure 2.

2. SUMMARY OF BASIC INFORMATION

A summary of basic information about the two properties is provided in Table 1 and Table 2

below.

Table 1: Basic Property Information – Erf 2641 Constantia

Property Description Erf 2641 Constantia

Registered Owner Jane Handsley Porter

Title Deed No. T1436/2014

Property Extent 3.4024 ha

Zoning Single Residential Zone 1 (SR1)

Title Deed Restrictions None that prohibits the application and proposed land

uses. A public access right of way servitude is

registered over the property which straddles the

western boundary.

Table 2: Basic Property Information – Erf 2643 Constantia

Property Description Erf 2643 Constantia

Registered Owner Jane Handsley Porter

Title Deed No. T1437/2014

Property Extent 4348 m²

Zoning Single Residential Zone 1 (SR1)

Title Deed Restrictions None that prohibits the application and proposed land

uses.

3. OVERVIEW OF THE COMPOSITE PLANNING APPLICATION TO BE

SUBMITTED

A composite planning application will be submitted in terms of the Land Use Planning Act

[Act 3 of 2014] (LUPA) and the provisions of the City of Cape Town Municipal Planning By-

Law (2015) for the approval of the following:

HOUT BAY

CONSTANTIA

STEENBERG

NOORDHOEK

LLANDUDNO

*

TOKAI

Figure 1

THE SITE

JUNE 2015

NTS

LOCALITY

PLANNING

PARTNERS

*

Job No 4353

MOUNT PROSPECT

CONSTANTIA

VILLAGE PRECINCT

±8 UNITS

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Gym /

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Werf

MOUNT PROSPECT

CONSTANTIA

Figure 2

THE SITE

SCALE 1:10000

DEVELOPMENT CONCEPT

PLANNING

PARTNERS

JULY 2015

Job No 4353

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i. Rezoning, in terms of section 35(1) of LUPA and Chapter 7 of the By-Law, of the

following:

a. Erf 2641, Constantia from Single Residential Zone 1 (SR1) to General

Residential Subzone 1 (GR1); and

b. Erf 2643, Constantia from Single Residential Zone 1 (SR1) to General

Residential Subzone 1 (GR1).

ii. Approval of Council for the raising of the level of the ground / ground floor of a

building and retaining structures [item 126 of the By-Law].

iii. Departures from the CTZS regulations, in terms of item 35(e) of the By-Law,

pertaining to the following:

a. Building lines – departures to street boundary building lines and common

boundary building lines.

iv. Approval of a Site Development Plan in terms of item 123 of the By-Law.

Note that no internal subdivision of the site will occur as the units will be owned under

sectional title.

4. TOWN PLANNING CONTEXT

4.1 Location and Context

Mount Prospect is situated off Pagasvlei Road in the Constantia-Tokai valley (refer to

Figure 1). The site has a suburban character owing to the large residential homes that

surround it, particularly in Olive Close.

The property is located inside the urban edge, adjacent to Groot Constantia farm. The

surrounding properties to the west and east are large residential stands, some of which

feature newly constructed homes of contemporary architecture. A linear public open space

lies to the south of the property, on the opposite side of Pagasvlei Road. The site lies at the

top of the Pagasvlei Stream, which extends southwards across the public open space.

Figure 3 depicts the local context in an aerial photograph.

4.2 Zoning

Both of the subject properties are zoned Single Residential Zone 1 (SR1) in terms of the City

of Cape Town Zoning Map and City of Cape Town Municipal By-Law. A zoning map of the

area is shown in Figure 4. According to the By-Law, the following uses are permitted for

land zoned Single Residential (SR1):

(a) Primary uses: dwelling house, private road and additional use rights as specified in

subsection (b).

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GROOT CONSTANTIA

MOUNT PROSPECT

CONSTANTIA

Figure 3

THE SITE

NTS

CONTEXT

PLANNING

PARTNERS

JULY 2015

Job No 4353

MOUNT PROSPECT

CONSTANTIA

Figure 4

July 2015

SCALE 1:7500

ZONING

PLANNING

PARTNERS

Job No 4353

THE SITE

SINGLE RESIDENTIAL 1

COMMUNITY 1 LOCAL

COMMUNITY 2 REGIONAL

LIMITED USE ZONE

AGRICULTURE

OPEN SPACE 2

GENERAL BUSINESS 1

OPEN SPACE 3

(Public Open Space)

(Special Open Space)

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(b) Additional use rights: home occupation, bed and breakfast establishment and

home child care.

(c) Consent uses: utility service, place of instruction, place of worship, house shop,

institution, guest house, rooftop base telecommunication station, wind turbine

infrastructure, open space, urban agriculture, second dwelling and halfway house.

It is evident that the proposed development will not be permissible with the current zoning

and it is therefore necessary to rezone the two properties accordingly.

4.3 Title Deeds

The title deed records show that ownership Erf 2641 and Erf 2643 are registered in the

name of Jane Handsley Porter. Although the title deeds contain a number of restrictive

conditions, none of the restrictions prohibit the application or proposed land uses. It must be

noted, however, that a public access right of way servitude is registered over Erf 2641. This

servitude is 4,72 m in width and runs the entire length of Erf 2641, straddling the western

boundary.

4.4 Land Use

The site is currently used to stable horses and a stable hand lives in one of the existing farm

barns on Erf 2641 and oversees the daily running of the stables. The existing house is in a

derelict state and is not occupied, while the majority of space in the existing barns is used for

stables and storage, despite their deteriorating condition.

Vineyards of the Groot Constantia farm lie immediately adjacent to the northern boundary of

the Erf 2641 Constantia and Pagasvlei road runs adjacent to the southern edge. Part of the

Constantia ‘green belt’ lies further south of Pagasvlei Road. Erf 2643 Constantia, as well as

two other residential properties either side of it, line the eastern edge of Erf 2641 Constantia.

Olive Close falls further to the east, partially abutting Erf 2643 Constantia. Large residential

properties abut the site to the west.

A land use map of the area is shown in Figure 5.

4.5 Access

The Mount Prospect site currently has two access points connected to the municipal road

network, viz.:

Access via the road falling on the servitude right of way running along the western edge

of Erf 2641 Constantia, which in turn connects to Pagasvlei Road; and

Access via Olive Close, which partially abuts the eastern edge of Erf 2643 Constantia.

It must be noted that only the access off the servitude right of way road connecting to

Pagasvlei Road will be retained for the Mount Prospect development. The access point off

Olive Close will not be used, apart from during the construction phase of the development.

MOUNT PROSPECT

CONSTANTIA

Figure 5

July 2015

SCALE 1:7500

LAND USE

PLANNING

PARTNERS

Job No 4353

THE SITE

SINGLE RESIDENTIAL 1

COMMUNITY 1 LOCAL

COMMUNITY 2 REGIONAL

LIMITED USE ZONE

AGRICULTURAL

PUBLIC OPEN SPACE 2

BUSINESS

PRIVATE OPEN SPACE

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5. RELEVANT PLANNING POLICIES

5.1 Introduction

There are a number of town planning maps and spatial policies that have been adopted by

the Provincial and Municipal authorities to guide development. These vary in scale and

scope from the Provincial Spatial Development Framework to local area specific plans, such

as the Sub District Plan for Bishopscourt-Constantia-Tokai. There are also written policies

relating to specific aspects of development, such as ‘densification’ and ‘gated

developments’, which may influence how the authorities respond to a particular development

application. The following policies are considered to be relevant to this initiative:

Provincial Spatial Development Framework (PSDF);

Cape Town Spatial Development Framework (CTSDF);

Southern District Plan;

City of Cape Town Municipal By-Law;

Densification Policy;

Gated Development Policy; and

Veldfire Related Planning Guidelines.

These policies are briefly reviewed below in order to determine the suitability of the proposal

in terms of existing policy. It must be stressed that this is not a comprehensive analysis, but

merely a high level overview.

5.2 Provincial Spatial Development Framework (2014)

The Provincial Spatial Development Framework (PSDF) is an approved structure plan in

terms of the Spatial Planning and Land Use Management Act [Act 16 of 2013] (SPLUMA)

and the Land Use Planning Act [Act 3 of 2014] (SPLUMA), and aims to give spatial

expression to the National Development Plan and One Cape 2040 initiatives. It provides

guidelines for district, metropolitan and local municipal spatial initiatives such as Integrated

Development Plans (IDPs) and Spatial Development Frameworks (SDFs). The PSDF is a

broad based document and does not control development or land use proposals at a micro-

scale (e.g. individual properties). It is however relevant in setting out overarching planning

policy guidelines adopted by the Provincial Government, and major development

applications need to be evaluated in terms of these policy guidelines.

The PSDF is underpinned by three interrelated themes, namely:

Sustainable use of the Western Cape’s spatial assets (resources);

Opening-up opportunities in the Provincial space-economy (space economy); and

Developing integrated and sustainable settlements (settlement).

Each of these spatial themes contributes to the achievement of the Western Cape’s strategic

objectives. However in this instance only two of these theme truly apply, viz. resources and

settlement. Each of these will be evaluated below in relation to the proposal.

The applicable policy guidelines in each strategic theme are discussed below:

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Sustainable use of the Western Cape’s spatial assets

Policy R2: “Safeguard inland and coastal water resources, and manage the sustainable use

of water”. Guidelines within this policy in relation to inland water systems include calls for the

“rehabilitation of degraded aquatic systems…” (PGWC, 2014; p. 45)

According to the wetland specialist on the project team, Liz Day, the ‘present ecological

state’ of the wetlands on the site is Category C / D, which means ‘moderately to highly

modified’. Part of the work to be done on the site is to improve and rehabilitate the wetland in

the southern portion of the site, and in turn this will greatly improve the ecological value of

this wetland.

Policy R5: “Safeguard cultural and scenic assets” (PGWC, 2014; p. 55)

The historic buildings and “werf” on the site will be retained and restored. In addition, the

vast majority of the existing trees on the property (including trees of cultural and historic

value) will be retained, and the wetland in the southern portion of the site will be retained and

rehabilitated.

Developing integrated and sustainable settlements

Policy S1: “Protect manage and enhance sense of place, cultural and scenic landscapes”

(PGWC, 2014; p. 78)

The sense of place, cultural landscapes and scenic landscapes of the site and its surrounds

have been taken into account and respected as far as possible. The design of the layout

pays respect to the historic farm villages of the Constantia Valley by including features such

as focal points, axis, shared access werfs, gate piers and tree lined avenues. In addition,

the historic buildings and “werf” on the site will be retained and restored. Further, the vast

majority of the existing trees on the property (including trees of cultural and historic value)

will be retained, and the wetland in the southern portion of the site will be retained and

rehabilitated. In regards to the adjacent Groot Constantia farm, a buffer area of

approximately 10 m has been provided so that the development edge against this boundary

can be ‘softened’ with landscaping.

Policy S4: “Balance and coordinate the delivery of facilities and social services” (PGWC,

2014; p. 86)

While it is acknowledged that the primary focus of this policy is on the public sector delivery

of facilities and social services such as schools, hospitals, etc., this policy could arguably

extend to the provision of old age facilities by the private sector, such as the retirement

village and associated medical centre unit proposed in this development proposal.

Policy S5: “Promote sustainable, integrated and inclusive housing in formal and informal

markets” (PGWC, 2014; p. 90)

This policy guideline is applicable to the development proposal, particularly with regards to

“housing planning and design”. The development will not only increase densities in the

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Constantia Valley, and thus promote more compact form, but it will also increase the

(currently limited) number of smaller homes in the Constantia Valley, and thus increase the

range and choice of housing opportunities for aging people in this area.

5.3 Cape Town Spatial Development Framework (2012)

The City of Cape Town Spatial Development Framework (CTSDF) is an approved structure

plan in terms of section 34 of the Municipal Systems Act [Act No. 32 of 2000] (MSA). It is an

overarching policy framework aimed at spatial integration and the restructuring of the Cape

Metropolitan Area. The spatial development framework outlines land use management

guidelines for the city and the policies that underpin them.

The CTSDF is underpinned by a composite spatial plan. This plan identifies ‘spatial planning

categories’ for all land in the Cape Metropolitan Area, as well as various structuring elements

that are critical to the future development and restructuring of the city. Close inspection of

the composite spatial plan reveals that the land on which the proposal is situated is

categorised as “urban development”. The proposal is therefore aligned with the ‘spatial

planning category’ as designated in the CTSDF.

The CTSDF is further underpinned by a variety of strategies, policy statements and policy

guidelines that are intended to ensure that land use is managed consistently in line with the

City’s vision and spatial goals and contributes to the achievement of the long-term

metropolitan spatial structure.

The following key strategies are identified in the CTSDF:

Key Strategy 1: “The City will plan for employment and support economic growth by

responding appropriately to the spatial needs and requirements of the economic sectors that

are attracted to and function within Cape Town” (CoCT, 2012a; p.39).

The proposed retirement village will generate numerous new job opportunities, both skilled

and unskilled. Moreover, these new jobs will be across a range of different professions,

including construction, healthcare and social. Mount Prospect’s relatively close proximity to

Constantia Main Road, which is a major transporter route and which carries mini-bus taxi

services, means that these new job opportunities will be easily accessible to a range of

economic classes.

Key Strategy 2: “The City will manage the future growth and development of Cape Town in

a way that balances growth, human benefit and the environment…” (CoCT, 2012a; p.52).

The proposal clearly speaks to this strategy as it proposes higher urban densities (or land

use intensification) on land that is currently underutilised. Furthermore, it is introducing a

social service (retirement village) and amenities.

Key Strategy 3: “…build an inclusive, integrated and vibrant city that addresses the legacies

of apartheid by rectifying the existing imbalances in the distribution of different types of

residential development and avoiding creating new imbalances”, as well as promote “a

greater mix of land uses, people and / or densities, and the adequate and equitable

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provision of social facilities, recreational space and public institutions, in order to achieve

integrated settlement patterns” (CoCT, 2012a; p.69).

Essentially, this strategy aims to achieve compatibility of land uses, as well as promoting the

cohabitation of mutually supportive land uses that create an integrated urban environment,

while at the same time eases the logistical management of daily life. It is contended that the

proposed retirement village is a compatible land use for the following reasons:

It will provide an alternative and secure housing option for the aged;

It proposes medium densities and is compliant with the City’s Densification Strategy;

It is well located in relation to the existing road network and is easily accessible.

5.4 Southern District Plan (2012)

As with the CTSDF, the District Plan is underpinned by a composite Spatial Development

Plan. This plan identifies ‘broad spatial planning categories’ for all land in the Southern

District, as well as various structuring elements that are critical to the future development

and restructuring of the city. The land on which the development proposal is situated is

categorised as “urban development”.

Other factors worth noting when considering the proposal in relation to the spatial plans

included in the Southern District Plan include the following:

The site falls within the urban edge (refer to Figure 6.6: Sub-District 2 Bishopscourt-

Constantia-Tokai in the Southern District Plan Technical Report) (it is however noted

that the site falls adjacent to the urban edge and therefore urban edge related policy

needs to be considered);

The site is located outside of the “Constantia Winelands Cultural Landscape” zone (refer

to Figure 5.4: Cultural and Recreational Resources Zone in the Southern District Plan

Technical Report);

The property falls outside of the “High Potential and Unique Agricultural Land” zone and

the “Agri-Areas of Significant Value Given Existing Use” zone (refer to Figure 5.5:

Economic Resources Zone in the Southern District Plan Technical Report);

The site is not identified as an “area of potential impact” (e.g. conservation area, critical

biodiversity area, etc.) (refer to Figure 5.7: Areas of Potential Impact in the Southern

District Plan Technical Report).

The following are noteworthy points extracted from the Sub-District 2: Bishopscourt-

Constantia-Tokai Development Guidelines section of the District Plan (i.e. section 6.2.2 of

the Southern District Plan Technical Report):

A primary spatial objective for this sub-district is “to accommodate a broader, and more

efficient / environmentally sustainable range of living experiences in existing ‘village’

areas” (CoCT, 2012b; p.123, emphasis added). These “broader…range of living

experiences” referred to ostensibly includes retirement villages.

In terms of how & where development should be directed, the development guidelines

states: “Future growth should generally be restricted in the upper valley, and guided

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primarily into the existing village (local) nodes. In recognition of the need for

densification and also declining household sizes, densification, particularly by means of

small scale, low-impact subdivision and second dwellings, is supported” (CoCT, 2012b;

p.123, emphasis added).

The development guidelines further states: “In the context of a growing and rapidly

changing city, and accommodating associated new demands and requirements, limited

accommodation of retirement and smaller ‘lock-up-and-go’ units / complexes should be

considered. These should generally be limited to near the existing village (local) nodes,

but not along scenic routes or in historical areas” (CoCT, 2012b; p.123, emphasis

added).

5.5 Constantia-Tokai Local Area Growth Management and Development Plan

(1992) The District Spatial Planning Branch, as well as the Land Use Management Branch at the

Southern District Planning & Building Development Management Department, have advised

that the Constantia-Tokai Local Area Growth Management Development Plan is in the

process of being “phased out as part of a policy rationalization drive” and that the “emphasis

is on the District Plan” (communication with Council officials, 2015). However it is evident

that this document still holds a lot of weight in the community and it is therefore important to

make reference to it here.

It is stated in the growth management and development plan that the primary goal of the

document is to provide a “statement of the desired future character of the area…together

with the policies, actions, and action projects through which to achieve this” (MLH Architects

and Planners et. al., 1992; p.13). At the outset, it is important to note that the document was

finalised in 1992 and therefore Constantia is a different place now compared to when the

document was compiled, and the ‘character’ and necessary ‘actions’ have no doubt shifted

slightly since that time. Nevertheless, it is acknowledged that the Constantia-Tokai Valley

still retains much of its rural character and charm, which the residents are rightfully proud of.

The ‘desired future character of the valley’ is indeed a key focus of the growth management

and development plan document, and in particular the components of this desired character:

“ruralness” and “Capeness”.

The growth management and development plan identifies certain “framework elements”

which help contribute towards the character of “ruralness” and “Capeness”. These elements

are considered “major assets” which “stamp the Valley with its unique character”.

“Framework elements” are listed as “mountain wilderness”, “agricultural anchors”, water

web”, “conservation-worthy complexes and buildings”, “social foci”, “scenic routes”,

“landscaping planting” and the “urban corridor”.

In addition to the “framework elements” discussed above, the growth management and

development plan also identifies “secondary elements” that require attention and

management, including “housing” and “services”. In light of this application, it is important to

note that the growth management and development plan states that the “demand for

housing for the aged is an issue requiring resolution”.

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The proposal for Mount Prospect attempts to comply with the suggestion of the growth

management and development plan in respect to the framework elements.

5.6 City of Cape Town Municipal Planning By-Law (2015) As depicted in Figure 4, the subject property is zoned “Single Residential 1”. According to

the By-Law, “the SR1 zone provides for predominantly single-family dwelling houses and

additional use rights in low to medium density residential neighbourhoods, whether these

incorporate small or large erven” (CoCT, 2015; p. 101).

The Single Residential 1 zoning does not grant the right to subdivide or develop a retirement

village, but it does indicate that the subject property has been identified for development. It is

believed that rezoning of the property to General Residential 1: Group Housing will be the

most appropriate in this instance.

5.7 City of Cape Town Densification Policy In promoting higher densities, the policy aims to achieve inter alia the following objectives:

Ensure optimal and efficient use of infrastructure, services, facilities and land;

Protect, manage and enhance the natural and built environment and significant cultural

landscapes;

Ensure that the scale and character (in terms of bulk, height and architectural styling) of

higher-density areas are appropriate to the immediate context;

Support the development of mixed land uses, providing for vitality, opportunities and

integrated living environments;

Cater for the trend of decreasing household sizes; and

Contribute to place-making and the development of attractive and safe urban

environments.

While it is acknowledged that densification is not a “one size fits all” solution and must be

considered in relation to context, the fact remains that Constantia is one of Cape Town’s

least dense suburbs. It is accepted that this low density is as a result of careful planning and

associated policy guidelines, such as the Constantia-Tokai Local Area Growth Management

Development Plan. However, the city is evolving and it may be time to now look at possible

ways of further densifying Constantia in order to help the City reach its density target of 25

du/ha (City of Cape Town, 2012; p. 15).

The easiest way to further densify Constantia is by developing cluster housing on large

underutilized sites such as Mount Prospect (such sites are few in Constantia). This does not

mean to say that developers should push the limits of acceptability and build uncharacteristic

blocks of flats or walk-up style apartments. Rather, it means that opportunities for more

dense housing that reflects the character of the area, both architecturally and culturally,

should be explored. Mount Prospect is exactly this type of opportunity and it should be given

due consideration.

A cursory glance at an aerial photograph of the Constantia Valley reveals that housing is

dominated by freestanding dwellings – typically large dwellings on large plots of land – and

there are very few smaller housing opportunities, such as cluster housing (the analysis

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undertaken in section 6.3 below emphasizes this point). There is therefore a need for more

variety of dwelling types in the Constantia Valley.

It is believed that the proposed Mount Prospect development is compliant with the objectives

of the Densification Policy.

5.8 Cape Town Development Edges Policy: Urban and Coastal Edge (Draft for

Comment, 2009)

The ‘urban edge’ is defined in the policy as “a medium to long-term edge line where the line

has been demarcated in a position to prevent urban sprawl or to protect natural resource

boundaries”.

It is important to note that the site subject to this application falls within the urban edge.

Nonetheless, it does lie adjacent to the urban edge line within an area referred to in the

Development Edges Policy as “the urban transition zone”, and it is therefore important that

the development guidelines contained in the Development Edges Policy are respected.

General guidelines are listed in the Development Edges Policy to “give direction to the

management of land uses on the urban edge”, and in each instance compliance with the

respective guideline has been demonstrated.

5.9 Gated Development Policy (2011)

The policy provides a framework for assessing gated settlements of different types. The

proposed development falls within the “entirely private” type and is categorised as “purpose

built / planned / greenfield”. This means that the development will comprise private internal

roads and spaces, have full access control, and will be subject to Home Owners Association

/ Body Corporate control.

The document includes a matrix to assess the level of compliance of the proposal with the

provisions of the policy. It is believed that a gated development is appropriate for the subject

properties due to:

the location of the site and its spatial relationship to the surrounding area;

scale of the proposed retirement village;

local security concerns; and

the proposal will not impede existing or future public access to areas where the public is

entitled to visit (i.e. Groot Constantia).

It is therefore believed that the proposed Mount Prospect development is an appropriate

‘gated development’ in this context.

5.10 Veldfire Related Planning Guidelines

The VRPG recommends a number of general guidelines that should apply to properties

abutting the urban edge, including inter alia the following:

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Avoid steep slopes, particularly upper slopes and narrow ridge crests (1:4 gradient

maximum).

Avoid building on slopes with a south-easterly aspect as these slopes are prone to

veldfires.

Where buildings are constructed on sloping land, they should be built on cut-in benches

rather than elevated or above fill.

Development should, wherever possible, be situated at the bottom of a sloping site, with

an Asset Protection Zone (APZ) to separate the area which is considered to be a fire

hazard (the APZ is identified as “a buffer zone between the hazard and any

development with a primary purpose of reducing veldfire fuels between the hazard and

any habitable structure and providing appropriate access to the hazard area” and is

intended to protect life, property and valued public assets).

New development should ideally not be located where the south easter blows towards

the urban area.

Fire fighting vehicles must be given adequate access to the area adjacent to urban

development.

The VPRG guidelines and recommendations have been integrated into the proposal Mount

Prospect:

the proposed development is located on the lower slopes of the Constantiaberg;

the site is located on land where the gradient is less steep than 1:4;

the south easter blows from the urban area towards the vineyards and not vice versa;

land cut techniques will be used to create the building platforms;

there is a significant APZ to the north of the site in the form of vineyards (in addition,

there is a firebreak along the northern edge of the site in the form of a farm road);

the area beyond the urban edge (i.e. Groot Constantia farm) has excellent firetruck

access in the form of numerous farm roads;

the site itself enjoys firetruck access from the south (Pagasvlei Road), the north (farm

road), east (Olive Close) and west (servitude road).

It is believed that the proposed Mount Prospect development is compliant with the principles

and objectives of the VPRG.

6. NEED ANALYSIS

6.1 Introduction

The Constantia-Tokai Local Area Growth Management Development Plan and the Southern

District Plan both make specific reference to the need for more retirement housing in

Constantia. However, where in Constantia such housing is specifically required is not

analysed in any great depth.

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The purpose of this section is to further analyse the need for retirement housing in

Constantia, as well as where this need is greatest. It will do so in two ways. Firstly, the age

profile of the population in Constantia and also the range of housing typologies available to

the population (as captured in Census 2011) will be analysed in order to demonstrate the

disconnect between the aging population and the choice of housing available to this

population. And secondly, the spatial distribution of existing general residential / cluster

housing developments in Constantia will be analysed, with the intention to demonstrate that

there is a void of this housing typology available in the part of the Constantia Valley where

Mount Prospect is situated.

6.2 Statistical Analysis

6.2.1 Study Area

In order for the statistical data to reflect the population of the ‘target market’ more accurately,

a study area was defined and statistical data was requested from Statistics South Africa

(Stats SA) for the ‘sub-place layer’ places which make up the study area. The study area,

including the names of the ‘sub-place layer’ areas, is shown in Figure 6.

Close inspection of Figure 6 shows the study area is framed to the north by Hohenhort Farm,

to the east by the Simon van der Stel Freeway (i.e. the M3), Tokai Forest / wilderness area

and Steenberg Farm fall to the south, and the historical farms of Buitenverwachting, Groot

Contantia and Klein Constantia are situated to the west. It is important to note that the Mount

Prospect site lies at the heart of the study area.

6.2.2 Age Profile

According to the data received from Stats SA, there are 9 802 people living in the study

area. The age profile of this population is illustrated in Graph 1. Further analysis of the age

profile data reveals that 30% of the population is older than 55 years of age (i.e.

approximately ⅓ of the population).

The statistics reveal that the study area has an aging population, as evidenced by the

following facts:

1 in 3 people in the study area is 55 or older; and

16% of the population is 65 or older (an equivalent percentage is under 15).

MOUNT PROSPECT

CONSTANTIA

Figure 6

NTS

STUDY AREA

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Graph 1: Age Profile of the Study Area

(Source: Stats SA, Census 2011)

6.2.3 Dwelling Types According to the data received from Stats SA, there are 3 351 dwellings in the study area.

Graph 2 illustrates a breakdown of each dwelling type in the study area. It is evident that

freestanding houses (i.e. single houses on single plots of land) dominate the landscape,

making up 88% of all dwellings. On the other hand, there are only 204 dwellings (either

townhouses or cluster houses) in complexes, which equates to a mere 6%.

The range of housing in the study area, or lack thereof, has important implications for the

aging population in the study area, as discussed in sub-section 4.2.4 below.

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Graph 2: Dwelling Types in the Study Area

(Source: Stats SA, Census 2011)

6.2.4 Conclusion

The analysis presented in this sub-section reveals the following about the study area:

There is an aging population; and

There is a distinct lack of choice when it comes to dwelling types, with a particular

shortage of smaller homes in ‘complexes’.

When considered together, these demographic characteristics beg the question: where are

the elderly members of the community going to relocate to when they decide to downsize

their current dwelling? While it is accepted that not every aging person living in Constantia

will be required to downsize as they get older, there is increasing evidence that this will

become a reality in the future, as highlighted by the following:

Constantia properties are generally large, with corresponding large homes. Many

families bring their children up in these homes, enjoying the vast spaces that allow for

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recreational activities and the entertaining of family and friends. However, when the

children grow up and leave the family home, these homes become largely empty for the

increasingly aging occupants, with many left feeling overwhelmed by the size of their

homes. These circumstances apply to every parent whose children leave home.

The property rates and taxes policy adopted by the City of Cape Town, whereby rates

and taxes are calculated based on the market value of the property, means that the

large homes in Constantia attract hefty fees at the end of each month. This becomes

increasingly burdensome year by year as the City increases the rates and taxes in line

with budget considerations. These fees can be particularly overbearing for retired

people and many cannot justify the monthly expense, choosing to downsize their home

instead.

As a result of the shortage of housing for the aged, however, downsizing in Constantia is

difficult, as there is such a limited choice when it comes to smaller homes (e.g. cluster

housing, townhouses etc.). Moreover, waiting lists for established retirement villages such as

Alphenvale are extensive. People are therefore often forced to look further afield in Cape

Town, meaning they have to leave their close-knit community, their friends and their

lifestyles behind.

6.3 Spatial Distribution of ‘Cluster Housing’ Housing Opportunities and Dedicated

Retirement Villages in the Constantia Valley

The statistical analysis above has demonstrated that there is a need for smaller scale

housing options (or ‘cluster housing’) in Constantia, especially those which cater for the

needs of the aging population. The question therefore remains: where to best locate this

housing?

The development guidelines pertaining to the Bishopscourt-Constantia-Tokai area, as

contained in the Southern District Plan, suggest that this type of housing (including

retirement villages) “should generally be limited to near the existing village (local) nodes, but

not along scenic routes or in historical areas”. This suggests that future ‘cluster housing

‘should be located either in the area surrounding Constantia Village or in the area

surrounding Westlake Business Park, as these are the only two ‘local nodes’ identified in the

spatial district plan for the Bishopscourt-Constantia-Tokai area. The Constantia Village

location is consistent with the recommendations contained in the Constantia-Tokai Local

Area Growth Management Development Plan, which identifies “The Terrace” (or “The

Triangle”) as the preferred area for this type of housing to be located (this is the area framed

by Constantia Main Road, Spaanschemat River Road and Ladies Mile Extension).

It is accepted that in an ideal world newly developed cluster housing for retired people would

be located in “The Triangle”. However, the land use dynamics and the scarce availability of

developable land in this area means that this is not possible at this time. Indeed, much of

new housing development opportunities in Constantia is dictated by the availability of quality

land that is large enough to be developed into housing opportunities that meet developer’s

demands determined by economies of scale. One such piece of land is the Mount Prospect

site.

MOUNT PROSPECT

CONSTANTIA

Figure 7

THE SITE

SCALE 1:10000

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GENERAL RESIDENTIAL

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CLASS 2

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ROAD CLASSIFICATION

MOUNT PROSPECT

CONSTANTIA

Figure 8

NTS

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CLUSTER HOUSING

IN CONSTANTIA

THE SITE

GENERAL RESIDENTIAL

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CLASS 3

ROAD CLASSIFICATION

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Figure 7 shows the location of the Mount Prospect site in relation to existing cluster housing

complexes in the Constantia Valley, as well as the major commercial centres, the major road

network, and wilderness and agricultural areas. Note that the existing cluster housing

complexes identified are those which are zoned General Residential in terms of the CTZS.

Figure 8 provides more details of the cluster housing complexes in the Constantia Valley,

including the retirement villages.

Figures 7 and 8 reveal five pertinent points:

There is a shortage of cluster housing complexes in the Constantia Valley (the plan

gives credence to the Stats SA data discussed in sub-section 4.2.3);

The Mount Prospect site is located in a part of Constantia where there is currently no

cluster housing complexes – there are cluster housing complexes to the north and

south, but none in this part of Constantia, known as ‘Nova Constantia’;

There are only two bona fide retirement villages in the Constantia Valley, namely

Alphenvale and Constantia Place, and both of these are located to the north of

Constantia Main Road, which is geographical boundary between Nova Constantia

(where Mount Prospect is located) and Alphen Constantia;

The existing cluster housing complexes are well located in relation to the major road

network, with all having easy access from either Class 2 or Class 3 roads; and

The Mount Prospect site is easily accessible, being located well located in relation to the

major road network.

It is therefore argued that Mount Prospect is a well located site to accommodate cluster

housing in the Constantia Valley, and particularly a retirement village.

6.4 Synthesis

The analysis presented in this section has demonstrated that there is a need for more

‘cluster housing’ in the Constantia Valley, particularly which cater for the needs of older

residents who are either retired or are looking to downscale; there simply are not enough

retirement villages in Constantia at present to accommodate the aging population. Moreover,

there is a lack of retirement villages in the Nova Constantia area of the Constantia Valley.

Mount Prospect represents an opportunity to fill this void, and if developed it will mean that a

substantial number of families currently residing in Constantia will have the option of retiring

in a living environment that allows them to retain their established lifestyle and social

structure, but with an enhanced sense of safety and healthy wellbeing.

7. CONCLUSION

From this overview it is evident that the proposed retirement village is largely consistent with

current planning policy and directives, and there is no need to deviate from any guidelines or

standards. Moreover, it has been demonstrated that there is a need for more retirement

housing in the Constantia Valley.

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8. REFERENCES

1. City of Cape Town (CoCT) (2015). City of Cape Town Municipal Planning By-Law.

Cape Town.

2. City of Cape Town (CoCT) (2012a). City of Cape Town Spatial Development

Framework. Cape Town.

3. City of Cape Town (CoCT) (2012b). Southern District Plan Technical Report. Cape

Town.

4. MLH Architects & Planners, Todeschini, F., Gasson, B. & Louw, P. (1992). Constantia-

Tokai Valley Local Area Growth Management and Development Plan. Cape Town.

5. Provincial Government of the Western Cape (PGWC) (2014). Western Cape Provincial

Spatial Development Framework. Cape Town.

6. Statistics South Africa (Stats SA) (2012). Census Data, 2011.

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