HELMSLEY COUNTRY ESTATE RESIDENTIAL DEVELOPMENT … · Helmsley Country Estate - Residential Development Internal Engineering Services: Preliminary Design Report Contents List F:\Bigen-Data\Admin\0938\PED

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THE HELMSLEY DEVELOPMENT COMPANY

PRELIMINARY ENGINEERING DESIGN REPORT FOR

HELMSLEY COUNTRY ESTATE RESIDENTIAL DEVELOPMENT

VOLUME 1

MAY 2018

Compiled for:

The Helmsley Development Company

Saxe Farm,

Umhlali, 4390

P O Box 263

Umhlali, 4390

Tel: (032) 942 2066

Attention: Mr S Hulett

Compiled by:

BIGEN AFRICA Services (Pty) Ltd

Block B, Bellevue Campus

5 Bellevue Road, Kloof, 3610

PO Box 1469

KLOOF, 3640

Tel: +27(0)31 717 2571

Fax: +27(0)31 717 2572

e-mail: [email protected]

Enquiries: Mr B. Oosthuizen

mailto:[email protected]

Helmsley Country Estate - Residential Development Internal Engineering Services: Preliminary Design Report Contents List

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THE DEVELOPMENT COMPANY

HELMSLEY COUNTRY ESTATE – RESIDENTIAL DEVELOPMENT

INTERNAL ENGINEERING SERVICES:

PRELIMINARY DESIGN REPORT

CONTENTS LIST

PRELIMINARY ENGINEERING DESIGN REPORT

Executive summary

Contents list

Part A General Matters

Section A1 Project brief and project team

Section A2 Terms of Reference

Section A3 Assessment Information Basis

Section A4 Project Details

Section A5 Other Reports and Assessment Information

Part B Natural Environment

Section B1 Geographical Location and Topography

Section B2 Geological and geotechnical aspects

Section B2.1 Site Geology

Section B2.2 Landform

Section B2.3 Slope Stability

Section B2.4 Founding

Section B2.5 Groundwater Conditions

Section B2.6 Excavatability/Trenchability

Section B2.7 Sub-soil Drainage

Section B2.8 Stormwater Management

Section B2.9 Pavement Sub-grade characteristics

Section B2.10 Conclusions

Section B3 Environmental and cultural/historical issues

Section B3.1 Environmental

Section B3.2 Cultural/Historical


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Part C Layout and planning

Section C1 Development Profile and Planning Issues

Section C1.1 Development Boundary

Section C1.2 Planning Approval

Section C1.3 Spatial Impact

Section C1.4 Topography

Section C1.5 Existing Land Uses

Section C1.6 Provincial Roads

Section C1.7 Geological Stability

Section C1.8 Land Use Requirements

Section C2 Bulk and link services

Section C2.1 Institutional Arrangements

Section C2.2 Bulk Water

Section C2.3 Bulk Sanitation

Section C2.4 Bulk Roads

Section C2.5 Stormwater Drainage

Section C2.6 Bulk Electricity

Section C2.7 Telecommunications

Section C2.9 Waste Removal

Section C3 Internal engineering services

Section C3.1 Sanitation scheme

Section C3.2 Water supply scheme

Section C3.3 Road Infrastructure

Section C3.4 Stormwater Infrastructure

Section C3.5 Electricity & Street Lighting


Section C3.7 Solid Waste Removal/Collection

Section C3.8 Maintenance

Part D Conclusions and Recommendations

Section D1 Phasing of Implementation

Section D2 Conclusion

Section D3 Bulk Water Supply

Section D4 Bulk Sewage Treatment Facility

Section D5 Bulk Electrical Supply

Section D6 Bulk Telecommunications Supply

Section D7 Internal Services


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Part E Programme and Financing

Section E1 Programme

Section E2 Capital Costs

Part F Appendices

Annexure F1 Locality Maps

Annexure F1.1 Regional Context

Annexure F1.2 Local Context

Annexure F1.3 Project Context

Annexure F2 Development Diagrams

Annexure F3 Geotechnical Site Plan

Annexure F3-1 Geotechnical Zonation Plan

Annexure F3-2 Hydrological Wetland

Annexure F4 Slope Analysis

Annexure F5 Land Use Plan

Annexure F6 Electrical Supply

Annexure F7 Water Reticulation Analysis

Annexure F8 Cost Schedules

Annexure F9 Project Programme

Annexure F10 Project Cash Flow

Part G Report Drawings (Please refer to Volume 2)

Part G1 Roads

0938.00.ZA.03A001 Road Servitude Layout

0938.00.ZA.03A002 Access Road Watercourse Crossing

0938.00.ZA.03D001 Typical Services Servitude Details

0938.00.ZA.03D002 Typical Pavement Design Details

0938.00.ZA.03D004 Position of Support Brackets & Installation details of Road

Signs

0938.00.ZA.03D005 Road Marking Details

0938.00.ZA.03D006 Road Signage Schedule

0938.00.ZA.03S001 Road Layout Keyplan

0938.00.ZA.03U001 Road Layout Detail & Setting out Data – Sheet 1 of 3



0938.00.ZA.03S002 Road Markings and Road Sign Layout Keyplan

0938.00.ZA.03U004 Road Markings & Road Sign Layout – Sheet 1 of 3



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0938.00.ZA.03L001 Road Long Section Road 1 CH 0.000 – CH 560.000



Road 2 CH 0.000 – CH 197.475



Road 4 CH 0.000 – CH 183.654

Part G2 Stormwater

0938.00.AA.04A001 1:100 Year Floodline

0938.00.AA.04A002 Orthophoto indicating perennial/non-perennial streams/

rivers

0938.00.AA.04A003 Topographic map indicating perennial/non-perennial

streams/rivers

0938.00.AA.04A006 Stormwater Master Plan

0938.00.ZA.04D001 Typical Kerb Inlet Details

0938.00.ZA.04D002 Manhole & Surface Stormwater Collection manhole Details

0938.00.ZA.04D003 Typical Kerbing Details

0938.00.ZA.04D004 Pipe Bedding Details: Rigid Pipes Class A, B, C and D

0938.00.ZA.04D005 Underdrain Details for Stormwater Trenches

0938.00.ZA.04D006 Wingwall Brickwork Details

0938.00.ZA.04D007 Low level river crossing, cover slab with guide block

Part G3 Water Supply

0938.00.ZA.05S001 Water Reticulation Layout Keyplan

0938.00.ZA.05U001 Water Reticulation Layout – Sheet 1 of 3



0938.00.ZA.05D001 Pipe Bedding Details: Rigid Pipes Class A, B, C and D

0938.00.ZA.05D002 Typical Excavation & Backfill Details for Water Pressure

Pipes

0938.00.ZA.05D003 Typical Excavation and Backfill Details for Rigid Water

Pressure Pipes (Trough Road Pavement)

0938.00.ZA.05D004 Typical Underdrain Details for Water Trenches

0938.00.ZA.05D005 Detail of Backfilling prior to the testing of Pipes

0938.00.ZA.05D006 Concrete Encasement of Pressure Pipes (uPVC)

0938.00.ZA.05D007 Thrust Block Details and Graph

0938.00.ZA.05D008 Water Pipeline Markers (Option 1)

0938.00.ZA.05D009 Water Pipeline Markers Type 1 and Type 2

0938.00.ZA.05D010 Typical Pillar Fire Hydrant

0938.00.ZA.05D011 Typical Double Headed Pump Booster Connection


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0938.00.ZA.05D012 Typical Chamber for Hydrant Suction Valve

0938.00.ZA.05D013 Typical Valve Chamber for pipes 50Ø>D<300Ø

0938.00.ZA.05D014 Erf Connection – Street Based Water Supply Type 1 & 7




0938.00.ZA.05D018 Erf Connection – Street Based Water Supply Type 9



0938.00.ZA.05D021 Airvalve Details Steel and PVC Pipes

Part G4 Sewer

0938.00.ZA.06S001 Sewer Reticulation Layout Keyplan

0938.00.ZA.06U001 Sewer Reticulation Layout – Sheet 1 of 3



0938.00.ZA.06U005 PUD Erf No. 2 & 3 Services Layout Plan

0938.00.ZA.06U006 PUD Erf No. 4 Services Layout Plan

0938.00.ZA.06U007 PUD Erf No. 13 & 14 Services Layout Plan

0938.00.ZA.06D001 Typical Excavation & Backfill Details for Flexible Sewer

Pipes

0938.00.ZA.06D002 Typical Underdrain Details for Sewer Trenches

0938.00.ZA.06D003 Notes on Excavation, Preparation, Backfilling of Pipe

Trenches & Notes on Sewer Piping & Rubber Rings

0938.00.ZA.06D004 Notes on Inspection, Testing & Cleaning of Sewer Systems

& Notes on the NBRI Air Test for Sewers

0938.00.ZA.06D005 Notes on Manholes & Accessories

0938.00.ZA.06D006 Manhole when D < 950 (Concrete Cover)

0938.00.ZA.06D007 Manhole when 950 < D < 1500 (Concrete Cover)

0938.00.ZA.06D008 Manhole when 1500 < D < 2150 (Concrete Cover)

0938.00.ZA.06D009 Manhole when D > 2150 (Concrete Cover)

0938.00.ZA.06D010 Manhole when D > 2150 (Concrete Cover)

0938.00.ZA.06D011 Section: Drop Manhole – When IL 1– IL 2 < 840mm

0938.00.ZA.06D012 Section: Drop Manhole – When IL 1– IL 2 > 840mm

0938.00.ZA.06D013 General Precast Base Details

0938.00.ZA.06D015 Typical Cast-Iron Sewer Rodding Eye

0938.00.ZA.06D016 House Connection (uPVC) D < 1200

0938.00.ZA.06D017 House Connection (uPVC) 1200 < D < 2000

0938.00.ZA.06D018 House Connection (uPVC) D > 2000: Plan

0938.00.ZA.06D019 House Connection (uPVC) D > 2000: Section

0938.00.ZA.06D020 Anchor Blocks for Steep Slope Sewers


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0938.00.ZA.06D021 Sewer Connection Marker Block Details

0938.00.ZA.06D022 Concrete Encasement of uPVC Sewer Pipes &

Reinforced Concrete Encasement of uPVC Sewer Pipes

Part G5 Electrical

0938.00.ZA.07A001 Electrical Bulk Suppl

0938.00.ZA.07A002 Internal Electrical Supply

Part G6 Fencing

0938.00.ZA.17U001 Proposed Fencing Layout

Part H Bulk Water and Sanitation (Please refer to Volume 2)

Annexure H1 Regional Bulk Water Supply

Annexure H2 Geotechnical Reports 1 & 2

Annexure H3 Water and Sanitation Flow Diagram and Layouts

Annexure H4 Pumphouse and Pumpstation Pipe Configuration

Annexure H5 Water Treatment Works Layout

Annexure H6 Water Treatment Works Process

Annexure H7 Low Lift Pumpstation and Chemical Storage

Annexure H8 WWTW Site and Bulk Gravity Sewer Layout Plan

Annexure H9 WWTW Flow Diagram

Annexure H10 Final Effluent End Structure Wingwall

Helmsley Country Estate - Residential Development Internal Engineering Services: Preliminary Design Report Executive Summary

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HELMSLEY COUNTRY ESTATE – RESIDENTIAL



Executive Summary

Background and Locality of Project

The Client of The Helmsley Development Company, also acting as the Developer of the proposed

project, has appointed Bigen Africa Services (Pty) Ltd to undertake the design and construction

monitoring of the bulk and internal engineering services for the Helmsley Country Estate development.

The proposed 21,0801ha residential housing estate will deliver some 125 housing opportunities, of

which 32 will be full title individual special residential type I stands and 93 sectional title units on 5

medium density residential type II and III stands.

The property is situated on Portion 177 (of 161) of the Farm Compensation No. 868, Registration

Division PU, located along the north coast of KwaZulu-Natal, in the vicinity of Compensation. The site

is located directly adjacent to road D176 which traverses through the north eastern section of the site

and then runs in a north westerly direction at a distance that varies between 50m to 200m from the

north eastern boundary of the original farm. The Helmsley farm is located approximately 6,2km north

west of Ballito and the N2 north highway which forms the main development corridor between Durban

and Richards Bay running approximately 2km west of Ballito.

Geotechnical Investigation

From the basis of the hydromorphic wetland mapping and a preliminary geotechnical assessment, the

following are the key developmental considerations and findings:

● Stable and satisfactory for development which is considered feasible subject to the adoption of

suitable development controls to engineer’s details;

● Development along any slopes steeper than 1 vertical: 3 horizontal (> 18°) and any 1:100 year

floodline is not recommended;

● Hydromorphic wetland areas have been mapped along the south-eastern valley of the site. A

provisionally 20 metre wide environmental setback indicated around the “temporary” wetland area

should be verified by the Department of Agriculture and Environmental Affairs in consultation with

Ezemvelo KZN Wildlife;



● Soakpits should not be employed for the disposal of either stormwater or sewage;

● A mini sewage package plant or communal conservancy tanks should be planned;

● Guidelines are given on appropriate founding solutions which will require further investigation and

engineers design;

● Effective stormwater management will minimise maintenance of the slopes.

It is considered that the design of the civil engineering infrastructure and foundations should be based

on a detailed geotechnical subsurface site investigation.

Archeological Assessment

A preliminary archaeological assessment was undertaken by eThembeni Cultural Heritage in

September 2005 to report on the proposed development site. Two heritage resources of significance

were identified. The first of which (Site A, being a Late Iron Age hilltop settlement) would require further

assessment to determine its significane. The second (Site B) being an ancestral grave, would require

protection from disturbance of any sort or a permit from Amafa. It is however, to be noted that the

eThembeni Report to Amafa aKwaZulu Natali indicates that further survey is required once the cane is

harvested.

Conclusions and Recommendations

Based on the various investigations that were conducted on the proposed development site, we

conclude the following :

- The construction of civil and electrical infrastructure to service the proposed layout planning is

feasible. However, the costs are significantly higher than the average. This is largely attributed to

the relatively small size of the development and the required bulk and link services complement;

- Access to the higher order road infrastructure network is possible;

- There are no adverse geotechnical conditions that would prohibit the proposed development;

- There are no municipal bulk and link water and sanitation services currently available in the area;

- The provision of bulk electrical infrastructure depends on close co-operation with the KwaDukuza

Local Municipality and other developers, or development initiatives, in the area;

- Nevertheless, notwithstanding the abovenoted challenges, the proposed development can in the

interim, almost be entirely self sufficient within the various bulk water services options recommended

and investigated for implementation.

In terms of which, it is hereby recommended that the following servicing options be adopted for the

development of the proposed Helmsley Country Estate.

The operation and maintenance of the internal roads network, bulk sewage treatment, internal

sewerage reticulation, bulk water supply and internal water reticulation within the proposed residential



housing estate will be the responsibility of the Home Owners Association/Body Corporate, unless

otherwise agreed to with the relevant services authority in terms of the Service Level Agreements (SLA)

that have been entered into between the respective parties.

The electrical reticulation is the only municipal service and will be operated and maintained by the

KwaDukuza Local Municipality.

Summary of Estimate of Costs

Total Project Costs

* Internal Infrastructure

* Bulk Infrastructure

* Professional Fees

R

R

R

27 674 494,29

45 786 857,42

5 866 960.80

* Total Infrastructure R 79 328 312.51

Costs per Unit

* Housing Estate (125 units)

R

634 626.50

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Part A General Matters

Section A1 Project Brief and Project Team

The Client, The Helmsley Development Company, also acting as the developer, has

appointed Bigen Africa Services (Pty) Ltd to undertake the design and construction

monitoring of the bulk and internal engineering services for the Helmsley Country

Estate development. This portion of the now proclaimed residential property has been

subdivided from the surrounding John Albert Trust farmland and has been earmarked

as a stand alone Country Estate development that is surrounded by a Macadamia Nut

Production Farm.

The proposed residential housing estate will deliver some 125 housing opportunities,

of which 32 will be full title individual special residential type I stands and 93 sectional

title units on 5 medium density residential type II and III stands.

The property is situated on the north coast of KwaZulu-Natal, in the vicinity of

Compensation. The site is located directly adjacent to road D176 which traverses

through the north eastern section of the site and then runs in a north westerly direction

at a distance that varies between 50m to 200m from the north eastern boundary of

the original farm. The Helmsley farm is located approximately 6,2km north west of

Ballito and the N2 north highway which forms the main development corridor between

Durban and Richards Bay running approximately 2km west of Ballito.

Bigen was originally requested to investigate and report on any formal planning that

was underway for the maintenance and upgrading of the existing bulk and link

infrastructure and/or the provision of any new bulk or link services that may influence

the proposed development area, either by other developers or by one of the municipal

authorities having jurisdictional authority over this area, namely the ilembe District

Municipality and/or the KwaDukuza Local Municipality.

From the various investigations and studies that have been conducted in the area, it



has been concluded that there are no existing or planned new bulk infrastructure

available in the area in the short to medium term.

Further, all the internal and link civil and electrical infrastructure shall have to be

provided by the Developer as part of the proposed development application, at the

prescribed levels of service recorded in this report, as well as the Service Level

Agreements (SLA’s) entered into by the Developer with the respective Services

Authorities having powers and sanction over the development area.

Property Information:

From the subdivisional diagrams for the Helmsley Country Estate - Portion 177 (of

161) of the farm Compensation no. 868, Registration Division FU, Province of

KwaZulu-Natal, comprises of approximately 21,0801ha of the original 189,0027ha

John Albert Trust farm.

Section A2 Terms of Reference

Bigen Africa Services (Pty) Ltd have been appointed to design and monitor all the

consulting engineering services in respect of delivering the civil and electrical

infrastructure for the proposed development. The infrastructure includes water

supply, electricity supply, sewage disposal, streets and stormwater drainage facilities.

The following stand alone and/or separate reports and services agreements have

been compiled by Bigen Africa Services (Pty) Ltd and/or their specialist Services

Providers, and should be read in conjunction with this PED report :

▪ Traffic Impact Assessment – dated August 2007 and revised in October 2008

▪ Determination of 1 : 100 year floodlines (tributaries of the Wewe River) – dated

August 2007 and revised in October 2008

▪ Geophysical Investigation and Borehole Siting Report – dated 30 August 2007,

Ref. No. 2007/155 (Geomeasure Group)

▪ Final Geohydrological Report on the Drilling Pump Testing Water Quality

Analysis and Preliminary Reserve Determination for the proposed Helmsley

Housing Development, dated 3 March 2008, Ref. No. 2007/155 (Geomeasure

Group)

▪ KwaDukuza Local Municipality Services Agreement (Roads, Stormwater and

Electricity Services) and Addendum HG1 dated 15 August 2008 and

13 February 2018 respectively.

▪ iLembe District Municipality Services Agreement (Water and Sanitation Services)

dated 10 April 2017.



Section A3 Assessment Information Basis

Various discussions were held with the following services authorities over an

extended period of time in order to obtain information regarding the availability and

status quo of the existing bulk and link infrastructure, as well as any formal planning

underway in respect of the various services in the vicinity of the proposed

development area:

▪ Water : Ilembe District Municipality and Sembcorp Siza Water

▪ Sanitation : Ilembe District Municipality and Sembcorp Siza Water

▪ Roads (Provincial) : Department of Transport – KZN

▪ Roads (Local) : KwaDukuza Municipality

▪ Electricity : KwaDukuza Municipality and Eskom

▪ Stormwater Control : KwaDukuza Municipality

▪ Telecommunications: Telkom, Vodacom, MTN, Cell C & Virgin Mobile

▪ Solid Waste : KwaDukuza Municipality

The assessment of, as well as the comments received from the various services

authorities in respect of each service is contained in sections Part C of this report.

Section A4 Project Details

Project Funder : The Helmsley Development Company

Project applicant : The Helmsley Development Company

District Municipality : Ilembe District Municipality DC 29

Local Municipality : KwaDukuza Municipality KZN292

Project Manager : Lead Associates (Pty) Ltd (LA)

Civil Engineer : Bigen Africa Services (Pty) Ltd (BAS)

Electrical Engineer : Ibuya Consulting Engineers (Pty) Ltd (BAS)

Geotechnical Engineer : Groundwork Geotechnical Solutions cc (GGS)

Ground Water Consultant : Geomeasure Group (GG)

Town Planner : Helena Jacobs PSF (HJ) – original layout

Stott, Milton & Conway (SMC) – PUD layouts

Environmentalist : Sustainable Development Projects cc (SDP)

Land Surveyor : Stott, Milton & Conway Professional Land

Surveyors

The project name is : Helmsley Country Estate Residential Housing

Development

Number of Residential Units : 125 units

Project location within municipal



Ward : 4

Project area : 21,0801ha of the original 189,0027ha John Albert

Trust farm area

Section A5 Other Reports and Assessment Information

▪ Environmental Scoping Report – dated January 2006, Ref. No. EIA6241 (SDP)

▪ Preliminary Ecological Appraisal on the Establishment of a Macadamia Plantation

and Residential Development at Helmsley Farm – dated December 2005 (SDP)

▪ A Hydromorphic Delineation of Wetland areas and a Preliminary Assessment of

anticipated Geotechnical Conditions – dated October 2005, Ref. No. GS 59/05

(GGS)

▪ Preliminary Engineering Report – dated 6 December 2005 (SMW KwaDukuza

Consultants cc)

▪ Heritage Impact Assessment – dated 12 September 2005 (eThembezi Cultural

Heritage).

▪ Layout Plan – Ref. No. Helmsley 01 – 06 un-dated (HJ) October 2007.

▪ PUD’s Layout Plan – Ref. No. D17/R. Conway Dwg No. Full-LP3.

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Part B Natural Environment

Various specialist service providers, as noted in Section A4 have been appointed as

part of the professional team for the project in order to conduct the required studies

and surveys in respect of the natural environment for the proposed project area, which

includes the following:

Civil and Electrical Consultants;

Geotechnical Consultants;

Environmental Consultants;

Town and Regional Planners; and

Topographical and Land Surveyors.

Section B1 Geographical Location and Topography

The project area is located approximately 45km north-east of the Durban City Centre

(CBD) within ward 4 of the KwaDukuza Local Municipality. This, in turn, falls within

the ilembe District Municipality’s area of jurisdiction that stretches along the eastern

sea board on the north coast of KwaZulu-Natal and is bordered by the eThekwini

Metro to the south, Ndwedwe and Maphumulo Municipalities to the west, and the

Mandeni Municipality towards the north. The most prominent development centres in

close proximity to the site include the towns of Ballito approximately 10km towards

the south east, uMhlali and Stanger approximately 6km and 20km towards the north

east and Tongaat approximately 12km towards the south west of Helmsley

respectively. Please refer to the locality maps included in Annexure F1.

Further, the geographical location of the respective land parcels that make up the

proposed development area (project footprint) has been co-ordinated as a sngle point

of reference at the properties approximate centroid (refer to Table 1 below).

Furthermore, the properties consolidation, subdivisional diagrams and SG plans have

been obtained from the appointed land surveyor for this project and included in

Annexure F2.



Table 1: Geographical Location of PTN 161 of the farm Compensation No. 868

Land Parcel Name Municipal

Ward

Land Parcel

No.

Latitude Longitude

PTN 161 of the farm

Compensation No. 868

4 161 29°28’48” S 31°09’36” E

The project is located between approximate latitude 29°28’12” and 29°29’24” south and

longitude 31°09’00” and 31°10’12” east

The site generally slopes from the north-west towards the south-east. Drainage from

the elevated hillock on which the development has been located is governed by three

(3) non-perennial streams within the valley lines that drain towards the south eastern

corner of the farm where they converge into a single stream/tributary that eventually

joins up and flows into the Wewe river approximately 3km south of the project area.

A characteristic of the township layout is the elevated views over the Compensation

flats, and the feeling of ample wide open space that has been created by locating the

majority of the residential erven along the ridgeline of the farms isolated hillock.

Section B2 Geological and Geotechnical Aspects

A geological assessment was undertaken by Groundwork Geotechnical Solutions in

October 2005 which has been briefly summarised below. For a more detailed

overview in this regard, kindly refer to the specific report titled “A Hydromorphic

Delineation of Wetland areas and a Preliminary Assessment of anticipated

Geotechnical Conditions – dated October 2005, Ref. No. GS 59/05 (GGS)”.

Section B2.1 Site Geology

Due to the variable geology of the project area, the site has been divided into three

geotechnical zones. The typical nature of each of the geotechnical zones are

summarised below. The Geotechnical Site Plan, Ref. No. GS/84/05, Fig. No. G

attached as Annexure F3, illustrates the inferred extent of these geotechnical zones.

5.2.1 Alluvium

“Which is formed as organic soils along the bottom of the valley terrain”.

Alluvial sandy and silty clays are present typically along the outer edges and

central portions of the valley bottoms.

Seasonal and permanent standing water conditions are anticipated, resulting

in an organic-rich compressible soil.



5.2.2 Berea Formation (Q6)

“Presented as limited unconsolidated Aeolian (windblown) sandy to clayey

deposits along the elevated northern and north-western slopes”.

Former dune/Aeolian (windblown) deposits of the Berea Formation were

mapped and recorded along the uppermost northern and north-western

slopes.

From experience with similar soils on other sites, the above soils are known

to be favourably permeable, highly erodible and prone to collapse settlement

under loading when wet. The soils can also become unstable within steep

excavations eg. platform embankments.

5.2.3 Vryheid Formation (Pv)

“Comprising sandstone and siltstone bedrock and derived colluvial and

residual clays / clayey soils”.

Sedimentary siltstone and sandstone bedrocks belonging to the Vryheid

Formation where encountered over the majority of the site.

Section B2.2 Landform

A slope analysis of the entire farm (property) was undertaken by ourselves and the

majority of the proposed development area was found to be within the 0 – 20%

gradient range with small isolated areas reaching a maximum gradient of 25% along

the lower edges of the elevated development footprint perimeter (refer to

Annexure F4, for a copy of the slope analysis undertaken of the development area

onto which the layout plan has been superimposed).

Variation in elevation ranges between approximately 84m AMSL in the south eastern

sector of the site to approximately 184m AMSL along the northern boundary of the

farm.

Section B2.3 Slope Stability

As part of the geotechnical brief, the shallow slope stability has been assessed to

gauge the suitability of the site for development in terms of the prevailing slope

stability conditions.



On the basis of their observations, no evidence of a landslip in the recent past was

observed and the existing satisfactorily drained shallow slope conditions appear to be

inherently stable.

Provided good stormwater controls are maintained, and injudicious earthworks are

not attempted, gross slope instability at shallow levels is not expected.

Furthermore, satisfactorily stable development is considered feasible, provided

suitable development controls and guidelines recommended in this report are

implemented to the approval of the engineering and geotechnical professionals.

In broad terms, the planning and development controls on site would pertain to

carrying out the following :

- Slope analysis: In terms of shallow slope stability, development densities and

costs, it is considered that any slopes steeper than 18° (1 vertical: 3 horizontal)

display a significantly lower potential for development and should be excluded

from the estate scheme. It is advisable that a slope analysis is conducted to

determine the extent of any such steep slopes on site;

- Judicious earthwork design: Field measurements indicate that the bedrock

laminations of the Vryheid Formation are orientated typically to the southeast.

This characteristic should be taken into account if earthworks are carried out on

slopes with a south-easterly aspect. It is unlikely that the relatively mild to

moderately undulating nature of the majority of the slopes will incur costly

earthworks. Notwithstanding this, limits on heights and batters of building and

road platform embankments should be implemented as good practice. Use

should also be made of suitable retaining measures to engineer’s detail in any

critical/steep areas during any platform/road cut/fill earthworks and sound

compaction measures should be implemented;

- Stormwater management and erosion controls: to manage slope maintenance

and prevent any slope damage associated with erosion/slumping of the prevailing

erodible sandy to silty soils due to uncontrolled surface runoff;

- Suitable foundation solutions: to structural engineer’s details and in

accordance with geotechnical design recommendations, to address the variation

in the subsoil-founding materials and settlement design tolerances of new building

structures;



- Possible subsoil drainage: in the designated non-wetland seepage (“S”) area

as confirmed on site during construction.

Section B2.4 Founding

A detailed subsurface geotechnical site investigation to facilitate infrastructural and

house foundation design processes has not been included in the Preliminary

Geotechnical Conditions Report dated October 2005. Guidelines are however, given

on appropriate founding solutions which will require further investigation and

engineers design.

Section B2.5 Groundwater Conditions

The majority of the site area appears to be satisfactorily drained.

Although, along the central valley bottom terrain where relatively low impermeable

clayey and organic rich soils are anticipated, poor drainage characteristics and the

risk of near surface saturation problems due to the low permeability of the clayey

subsoils are typical. Weakly to poor drained slope conditions are therefore anticipated

in the general area of the valley bottom terrain. Where seepage is anticipated the

approximate footprint is designated with an “S” on the attached preliminary

geotechnical site zonation plan Figure G (enclosed as Annexure F3.1 of this report).

It is recommended that subsoil drainage measures be provided where all services or

roads cross these areas. The design of the subsoil drainage measures should be

concluded on-site during construction and in consultation with a geotechnical

professional.

Section B2.6 Excavatability / Trenchability

DCP (Dynamic Cone Pentrometer) tests have been conducted in four places across

the site. The two north-western tests refused at depths of 1,6m and 1,0m whereas

the two south-eastern tests refused at depths of 0,9m each.

Section B2.7 Subsoil Drainage

The preliminary geotechnical report further suggests that the planning and

development controls on site would pertain to carrying out:



- Possible subsoil drainage: in the designated non-wetland seepage (“S”) area

as confirmed on site during construction and as shown on the geotechnical site

zonation plan in the preliminary geotechnical report attached in Annexure F3 of

this report.

Section B2.8 Stormwater Management

It is important to dispose of stormwater effectively as uncontrolled runoff can cause

damage to the site through erosion. In severe instances, this may destabilise

embankments arising from a proposed development.

The objectives of the stormwater management system should be as follows:

- To adequately dispose of runoff from developed areas without causing soil

saturation or erosion/sloughing. The importance of this is greater on slopes

showing grades exceeding 20%;

- If required, to provide overland flow routes from access roads/driveways through

developments to cater for major storms and thereby minimising any risk of

damage to property;

- Stormwater systems should be designed to function adequately with low

maintenance in the long term and should cater for silting;

- After construction, the final ground levels around the perimeter of units should be

evenly sloped away from building structures, to ensure effective runoff of surface

water and prevent concentrations of stormwater on surface next to any structures.

Section B2.9 Pavement Subgrade Characteristics

Although laboratory analysis of road subgrade materials did not form part of the brief

of the preliminary geotechnical investigations, the road subgrade materials have been

visually appraised below on the basis of experience from testing carried out on similar

subgrade.

Moderate road subgrade materials are anticipated to occur if sandy deposits of the

Berea Formation are encountered at or immediately below road formation level.



Unsuitable road subgrade characteristics are inferred for areas underlain by the

colluvial and residual clays/clayey soils of the Vryheid Formation, where the

requirement for a select layer is anticipated.

Allowance for subsoil drainage should be made in the seepage area “S”.

Section B2.10 Conclusions

From the basis of the hydromorphic wetland mapping and a preliminary geotechnical

assessment, the following are the developmental considerations and key findings:

● Stable and satisfactory for development, which considered feasible subject to the

adoption of suitable development controls to engineer’s details;

● Development along any slopes steeper than 1 vertical: 3 horizontal (> 18°) and any

1:100 year floodline is not recommended;

● Hydromorphic wetland areas have been mapped along the south-eastern valley of

the site. A provisionally 20 metre wide environmental setback indicated around

the “temporary” wetland area should be verified by the Department of Agriculture

and Environmental Affairs in consultation with Ezemvelo KZN Wildlife;

● Soakpits should not be employed for the disposal of either stormwater or sewage;

● A mini sewage package plant or communal conservancy tanks should be planned;

● Guidelines are given on appropriate founding solutions which will require further

investigation and engineers design;

● Effective stormwater management will minimise maintenance of the slopes.

It is considered that the design of the civil engineering infrastructure and foundations

should be based on a detailed geotechnical subsurface site investigation.

Section B3 Environmental and Cultural/Historical Issues

Section B3.1 Environmental

An Environmental Scoping Report was prepared by Sustainable Development

Projects CC in January 2006.

Some of the conclusions and recommendations of this report are summarised as

follows:

It is apparent tht the development, in its present proposed format, will have positive

local repercussions from a biological perspective in terms of the removal and

replacement of surgarcane both with macadamia plantation and the establishment of



open space/conservation ares, as well as the establishment of a residential housing

component.

The site has been severely impacted upon by agricultural activities over an extended

period of time resulting in loss of biological diversity.

The proposed development could play a significant role in establishing a precedent

for the proposed open space system and conservation corridors in the Compensation

sub-region.

Social impacts will be positive during the construction phase in respect of job creation

and lcoalised investment in the short term, with improved service provision in the form

of roads and infrastructural service provision.

Long term services provision in the form of water and sewerage provision are not

adequately catered for in the region. Insufficient information is available to predict

with any degree of accuracy the nature of the impacts associated with the proposed

long term provision of water and there is a need for some further hydrological

consideration in this respect.

Local economic development opportunities would be improved in the short to medium

term with improved job creation and infrastructural development. The diversification

of crop lands will have improved local and regional economic impacts with job creation

for the medium to long term also being identified.

Section B3.2 Cultural / Historical

A preliminary archaeological assessment was undertaken by eThembeni Cultural

Heritage in September 2005 to report on the proposed development site. Two

heritage resources of significance were identified. The first of which (Site A, being a

Late Iron Age hilltop settlement) would require further assessment to determine its

significane. The second (Site B) being an ancestral grave, would require protection

from disturbance of any sort or a permit from Amafa. It must however, be noted that

the eThembeni Report to Amafa aKwaZulu Natali indicates that further survey is

required once the cane has been harvested.

In their correspondence dated 5 October 2005, Amafa indicated that of the two

heritage resources identified by eThembeni, “Site A” should be assessed to identify

its significance, and “Site B”, being an ancestral grave, should not be altered,

destructed or removed without a permit. Further survey of the areas under cane is to



be conducted once the cane has been harvested, any artifacts found are to be

sampled subject to permits being issued.

Helmsley Country Estate - Residential Development Internal Engineering Services: Preliminary Design Report Part C: Layout and Planning

F:\Bigen-Data\Admin\0938\PED Report Part C.docx C - 1





Part C Layout and Planning

Section C1 DEVELOPMENT PROFILE AND PLANNING ISSUES

Section C1.1 Development Boundary

The proposed development area is located very close to the N2 (Level 1) multi-

sectoral activity corridor and the Ballito (level 3) development node, which has

experienced an extremely high growth rate during recent years, and the demand for

affordable, gap, luxury and leisure residential property remains high. However, the

recent series of interest rate hikes has appeared to ease the market activity slightly.

The proposed 20,0801ha Helmsley Residential Country Estate development is

planned for approximately 93 (sectional title) medium density and 32 (stand alone)

special residential housing units respectively for the luxury and leisure/retirement

industry that will form part of a larger proposed 170ha macadamia nut plantation/farm

estate that is already in the process of being established over a 5 – 10 year production

time frame/period.

Section C1.2 Planning Approval

At the beginning of 2007 - the Helmsley Development Company decided to develop

a portion of the land, following on from the successful outcome and support received

from the Ordinance’s Needs and Desirability Planning Application submitted to the

various planning approval authorities during the beginning of 2006 and the latter part

of 2005. The Developer has subsequently obtained planning approval over No. ….

From the Development Facilitation Tribunal (DFA) in order to establish a township for

the proposed development. After obtaining the abovementioned planning consent in

………………….. 20…, the Developer decided to make use of the newly promulgated

(SPLUMA) in order to apply for the SDP approval(s) on the 5 medium density PUD

residential stands (site no. 1, .., .., ..., and .. on the approved SG Plan No. 991/2011).

Bigen Africa Services (Pty) Ltd have been appointed by the Developer to investigate,

analyse and report on the availability, as well as design and monitor the construction



of the required bulk, link & internal civil and electrical services for the proposed

development in terms of the approved layout plan. This is a statutory requirement in

terms of the DFA and SPLUMA Acts and other developmental legislation.

Section C1.3 Spatial Impact

The KwaDukuza Local Municipality is the local authority that is responsible for the

PDA and SPLUMA planning approvals of all township establishment applications in

respect of new residential housing estate development projects within their area of

jurisdiction.

From our investigations, it has been concluded that the majority of households within

Ward 4 (59.98%) in relation to the rest of KwaDukuza Local Municipality (50.76%) are

residing in brick houses built on separate stands.

The proposed Helmsley Housing development will entail 32 high cost residential

houses on free hold stands, as well as 5 sectional title stands with approximately 93

residential units of similar class with and equal or slightly lower affordability range. It

is anticipated that the proposed development will be of such a standard that it will

improve the value of the surrounding properties and provide a unique country life style

type of living opportunity.

Section C1.4 Topography

The site generally slopes from the north-west towards the south-east. Drainage from

the elevated hillock on which the development has been located is governed by three

(3) non-perennial streams within the valley lines that drain towards the south eastern

corner of the farm where they converge into a single stream/tributary that eventually

joins up and flows into the Wewe river approximately 3km south of the project area.

A characteristic of the township layout is the elevated views over the Compensation

flats, and the feeling of ample wide open space that has been created by locating the

majority of the residential erven along the ridgeline of the farms isolated hillock.

Section C1.5 Existing Land Uses

Cognisance of neighbouring land-uses, zoning, social and infrastructure requirements

were taken into account during the various layout planning processes for the Helmsley

Residential Development.

Section C1.6 Provincial Roads



There are no provincial roads that have been proclaimed through the project area,

however, existing access to the site is already established and obtained from District

Road D176.

Section C1.7 Geological Stability

Geological stability of the site directs land development options as well as housing

typologies and densities. Refer to ‘A Hydromorphic Delineation of Wetland areas and

a Preliminary Assessment of anticipated Geotechnical Conditions’ – dated October

2005, Ref. No. GS 59/05 (GGS).

Section C1.8 Land Use Requirements

The Helmsley Country Estate Development (with a total area of 21,0801ha) will be

developed to have land uses such as:

Those recorded on the land use plan for the approved development site is included

in Annexure F5.

Section C2 BULK AND LINK SERVICES

Section C2.1 Institutional Arrangements

Prior to the finalisation of Powers and Function on 3 January 2003 by way of a

Proclamation in the Government Gazette No. 24228 (Government Notice No. 52),

with effective date being 1 July 2003, wherein the Water Services Authorities were

promulgated in terms of the Water Act, the Department of Water Affairs and Forestry

(DWAF), now the Department of Water and Sanitation (DWS), were the Water

Services Sector leader and Principle Funder of all public water infrastructure with

selective CMIP (now MIG) funding assistance on a project by project basis, whereas

the iLembe District Municipality, in association with DWAF, took up the role as the

Implementing Agent.

With the advent of the new legislation already alluded to above, the iLembe District

Municipality (iLembe DM) have, as from 1 July 2003, taken over this role and are the

Water Services Authority (inclusive of the Water Service Provider (WSP) functions)

for the development area which falls outside of the Sembcorp/Siza Water concession

supply area.

Further, as from 1 March 2004, all previously DWAF owned assets (water services

infrastructure assets as well as staff) were transferred to iLembe DM in terms of the



Joint Policy Position Agreement on the transfer of water services, dated January

2003.

As per the services agreement entered into between the developer and iLembe DM,

the WSP provider function for this development will be the Developer’s responsibility,

and bulk water supply and sewage treatment operations will be fulfilled by the

developer, until such time as a Home-Owners Association (HOA) has been

established and WSP function transferred to the HOA. More detail on the WSP

function for the Bulk Water and Sanitation is discussed under section C2.3.6 of this

PED report.

Section C2.2 Bulk Water

Section C2.1.1 Existing Bulk Water Infrastructure

The iLembe DM does not have any existing bulk water supply pipelines or other

related water treatment infrastructure available in close proximity to the development

area at this stage. iLembe DM is however planning a bulk water off-take (Off-take

No. 13) from the newly constructed 900Ø mm bulk gravity water main from Mandini

to Mvoti, that was completed in 2015 as part of the Lower Thukela Bulk Water Supply

Scheme implemented by Umgeni Water.

A high level conceptual layout of the bulk supply lines located in close proximity to the

Helmsley Development is reflected on a layout drawing obtained from Black Balance

and is included in Annexure H1. The said plan reflects a proposed 700Ø mm bulk

water supply pipeline on the North Eastern boundary of the development site, from

which a future connection along the Northern boundary of the development site could

be obtained in the long term. The iLembe DM has confirmed that they have not set

aside any funding for this bulk water supply infrastructure and its implementation is

not foreseen in the near term future.

Section 11(3) of the Water Services Act states that in ensuring access to water

services; a Water Services Authority must take into account, amongst other factors:

Alternate ways of providing access to water services:- Unfortunately, no bulk water

supply service, other than ground water is currently available within the

surrounding project area;

The need for regional efficiency:- A regional water supply scheme from the iLembe

District is not available;

The availability of resources from neighbouring water services authorities:- No

other Bulk services other than ground water is currently available from the

surrounding area.



We have assumed that both Sembcorp/Siza Water and Ilembe have adopted the

iLembe District Municipality’s general requirements relating to water supply as a

common standard throughout their respective supply areas of jurisdiction. These

general requirements can be summarized as follows:

Water services in general shall be described according to “Guidelines for Human

Settlement Planning and Design”. Consideration should be given to:

o Flow characteristics

o Catchment specific water quality objectives

o Final Effluent, Storage for reuse or irrigation

Therefore, with the absence of a bulk municipal water supply scheme in the area, as

noted above, the proposed development will have to make use of sustainable

groundwater resources that will have to be established from 2 x DWS registered and

licensed boreholes located somewhere within the said property and developed in

terms of the following specialist reports;

Geophysical Investigation and Borehole Siting Report, as compiled by Messrs.

Geomeasure Group (refer to Annexure H2 for a copy of same).

Final Geohydrological Report on the Drilling, Pump Testing Water Quality Analysis

and Preliminary Reserve Determination for the proposed Helmsley Housing

Development, as compiled by Messrs. Geomeasure Group (also refer to

Annexure H2 for a copy of same).

Section C2.2.2 Proposed Bulk Water Supply System

With reference to the Water and Sanitation Flow Diagram and Infrastructure Layout

Drawing included in Annexure H3, the bulk water supply infrastructure can be

described as follow:

2 x small borehole pump stations (BH1 & BH2), pumping water through a dedicated

uPVC rising main to a package WTW and Reservoir located at highest point on the

site (184Amsl above mean sea level)

260kℓ/day WTW (refer to demand calculation below) & pump transfer to ground

level reservoir (at top water level (TWL) 190Amsl)

Booster pump or high level reservoir (Water Tower) that will feed to high level

supply zone > 180Amsl

Bulk water distribution pipelines to the high and low level supply zones

respectively, discussed under the internal services below.

Section C2.2.3 Water Demands

The expected water demand for the development of a proposed new residential

housing estate as indicated on the final/approved layout plan is estimated as follows:



Table 1: Expected AADD Water Demands (and Associated Sewage Runoff)

Land Use Water Demand Sewage Runoff

Phasing/ Zoning No. of

Stands/

Residential

Units

Unit Flow

(ℓ/day)

Total

Ave.

Flow

(kℓ/d)

SPD

(kℓ/d)

IPD

(kℓ/d)

% Run-

off

Unit

Run-

off

ADWF AWWF

(kℓ/d)

Peak

Run-off

(kℓ/d)

Special Residential 32 1500 48 72 384 80% 1200 38 46 96

Sectional Title 93 1200 112 167 893 80% 960 89 107 223

Conservation Reserve 5 15kℓ/ha 14 20 108 n/a

Total 173 260 1385 1731 128 153 319

Household water demand:

Special Residential – 1500ℓ/day (annual average daily water demand)

Sectional title – 1200ℓ/day (annual average daily water demand)

Conservation Reserve – 15kℓ/ha (annual average daily water demand)

Annual average daily:

demand (AADD) – 173kℓ/day

Summer Peak – 1 385kℓ/d (Factor 1,5)*

Instantaneous peak flow – 692kℓ/d (PF = 4.0)

Daily Peak – 4.8ℓ/s (Factor 2,4)*

Bulk Reservoir Storage – 48 hours*

Fire Flow – 1900ℓ/min/2hours 228kℓ * (SABS 10090:2003)

– 575kℓ storage tank (reservoir)

Elevated Storage – 115kℓ storage tank *(2 hours inst peak)

Treatment plant Capacity – 260kℓ/day

* As prescribed by the Guidelines for Human Settlement Planning and Design.

Section C2.2.4 General Description of Groundwater Source and Treatment Requirements

In terms of item C2.1.1 above, the proposed development will initially make use of

boreholes - a groundwater supply that shall be established by pumping water to the

highest point of the development along the north-eastern boundary of same from two

(2) newly sited boreholes that have already been drilled, pump tested and chemically

analysed (refer to layout drawing in Annexure H3). From the provisional chemical

analysis conducted on the water samples taken, the water will need some basic

treatment, disinfection and filtration before it is used for potable domestic water supply

purposes.

There are many different ways that can be employed for treating the borehole water,

(generally referred to as the treatment process). Based on the initial test results that

were obtained as referred to above – where the water has slightly elevated

manganese levels and package plants are often used in order to address same where



these specific types of problems exist. In this specific instance, we have opted to use

a conventional standard type of package plant in order to treat the water. Based on

the treatment guide from DWS for domestic water supply, the Construction of a new

water treatment package plant could be considered and is generally modular in

nature. The main advantages of a package plant is that it can be erected in a relatively

short period of time and is a compact self-contained unit capable of producing water

from a variety of raw water supply sources. The Capital costs are generally much

lower than that of a conventional permanent type of treatment plant.

a) Quantum and Quality

The groundwater development program resulted in the siting, drilling and testing

of 2 No. exploration boreholes both of which were successful.

The results of the pump tests undertaken on the new boreholes indicate that the

two boreholes have a combined sustainable yield of 444m³/day, which is well in

excess of the estimated water demand of 196.68 m³/day including 10% loses

for the proposed development.

Under the DWS General Authorisation groundwater use for the property

(Portion 161 of the Farm Compensation No. 868) is limited to 77.67m³/day.

Therefore, the use of ground water above this GA threshold amount for the

proposed Helmsley Residential Housing Development will require specific

registration and licensing with DWS.

The results of the Preliminary Desktop Groundwater Reserve Determination

that was undertaken utilising the GRDM software and available data indicates

that 8.75 Mm³/annum of groundwater is still available for allocation in the

Quaternary Catchment U30D.

While the results of a more detailed site specific preliminary Reserve

determination that was undertaken for Portion 161 of the Farm Compensation

No. 868 and surrounding properties indicated that even for this reduced area, a

total of 0.35 m³/annum of groundwater or 951m³/day is available to be allocated

to ground water users.

The water quality results from the 2 x new boreholes show that the water is

suitable for long term potable water supply after only being subjected to very

only basic water treatment, i.e. disinfection/chlorination followed by filtration in

order to treat the slightly elevated total coliform and turbidity levels.

b) Recommendations:

In light of the favourable results of both of the preliminary reserve

determinations, it is recommended that an application for the registration of the

2 x new boreholes and licensing of the proposed groundwater use is submitted

to DWS for approval.



Once a groundwater license has been obtained from DWS, it is recommended

that both of the boreholes be equipped as per the recommendations contained

in the Geomeasure management sheets.

The area around the boreholes should be graded so as to allow surface

stormwater runoff to drain away freely in order to prevent ponding which could

lead to contamination of the boreholes.

o The boreholes should be covered / protected by borehole-pump houses in

order to prevent tampering with the pumps and possible contamination of the

boreholes, the pump houses should also allow for essential electrical

equipment in order to monitor and control the pumps.

Water treatment as per the recommendation contained in this report should be

implemented in order to ensure that the water is suitable for long term potable

water supply.

Water samples should be collected from the post treatment water supply to the

development on a quarterly basis and submitted to a SANAS accredited

laboratory for Abr. SANS 241:2006 analysis in order to ensure the water is fit

for human consumption.

Static and dynamic water levels should be recorded on a regular basis in order

to ensure that de-watering of the aquifer is not occurring as the water utilisation

increases and that the boreholes are not interfering with each other.

c) Caution:

Any septic tanks, soak-always or water treatment works that may be

constructed as part of the proposed development should be sited away from the

existing boreholes in order to prevent contamination of the developments

primary water supply.

The results of the previous pump tests only represent a “snap shot in time”

and therefore the long term sustainable yield of the boreholes can only be

accurately determined if an accurate record of the static and dynamic water

levels and pumping volumes are kept and analysed on a regular basis by a

hydrogeologist.

The preliminary reserve determinations included in this report are only included

as a guideline and the findings will have to be verified by the DWS RDB office.

Section C2.2.5 Bulk Water Supply System Components

Refer to overall system description in Section C2.1.2

Section C2.2.5.1 Bulk Water Source – Boreholes

Borehole no. BH1 (KZN 070181)



- Pump Installation (mbgl) : 60m

- Dynamic Water level (m) : 12m

- Rec. Pumping Cycle (Hrs/day) : 8

- Rec. Pumping rate on pump cycle : 18m3/hr 5,00ℓ/s 144m3/day

- Analytical Water Quality Analysis

▪ General Determinants

Mostly Class I

Exemptions: Turbidity – Class III *

▪ Macro Determinants

Mostly Class I

Exemptions: Iron – Class II ▪

▪ Micro Determinants

Manganese – Class II ▪

▪ Microbiological Determinants

Mostly Class I

Total Coliforms: Class III

Borehole no. BH2 (KZN 070182)

- Pump Installation (mbgl) : 50m

- Dynamic Water level (m) : 20m

- Rec. Pumping Cycle (Hrs/day) : 12

- Rec. Pumping rate on pump cycle : 25m3/hr; 6,94ℓ/s; 300m3/day

- Analytical Water Quality Analysis

▪ General Determinants

Mostly Class I

Exemptions: Turbidity – Class III *

▪ Macro Determinants

Mostly Class I

Exemptions: Iron – Class II ▪

▪ Micro Determinants

Manganese – Class II ▪

▪ Microbiological Determinants

Mostly Class I

Total Coliforms: Class III

* The turbidity of the water quality will probably improve over time seeing as though

these are newly drilled/developed boreholes.

▪ Class II: maximum allowable for limited duration use (7 years)

Class III: exceeds maximum allowable limits



The two x boreholes shall be equipped with suitable positive displacement or

submersible pumps and the controls for same will be housed in an enclosed masonry

pump house.

The equipment for the boreholes shall be designed in order to meet the

geohydrologist’s management recommendations:

BH 1 – KZN 070181 can provide a safe yield of 5.0ℓ/s with max 8 hour pump cycle.

BH 2 – KZN 070182 can provide a safe yield of 6.94ℓ/s with max 12 hour pump

cycle.

Table 2: Borehole Pump Design Detail

Pipe Section: Pump 1 Pump 2

Q (ℓ/s) = 5.000 6.940

D (m) = 0.075 0.090

L (m) = 1132.0 420.0

S (m/m) = 0.02 0.01

v (m/s) = 1.13 1.09

FSL level - Entering WTW 184 184

Suct Side Min water level 20 83

h stat 164 101

hf tot 21.94 6.08

Δ h - Total Head (m) 185.94 107.08

Power kW 14.29 11.42

Borehole Equipment includes:

Borehole Pump House installation

o Both boreholes to be housed inside a separate brick pumphouse (Refer to

Annexure H4 for Pump house and pump station pipe configuration.

Casing and Rising Mains

o Casings are 140mm Ø uPVC Sleeves (The diameter and condition of the

casings would have to be reviewed as the small diameter limits the suitable

pump options)

o The pipework below ground level to be 110mm Ø Galvanised Mild Steel (GMS)

pipes in order to be able to handle a max pressure of up 18.5 Bar.



o Each pump to be equipped with non-return valve in order to prevent short

circulating back into the ground, from one borehole to the other.

Section C2.2.5.2 Rising Main Pipelines

The rising main shall be constructed using uPVC piping:

Rising main section 1 = 915m, 75mm Ø Class 10 uPVC pipes



Section C2.2.5.3 Potable Water Treatment – Water Treatment Works (Refer to Annexure H5 for

Layout Plan)

Raw Water Quality

Only a single raw water quality analysis was carried out on the two boreholes

(KZN070181 and KZN070182) during 2007, which only provides a snapshot of the

raw water quality in 2007. It is, however, advised as part of the detail design phase

to carry out a more detailed water quality sampling exercise in order to provide a

clear overall picture of the current raw water quality for these boreholes.

The average values for various parameters tested during 2007 have been listed in

Table 4 below.

Table 3: Raw water quality data

Water characteristic Unit Average raw water value

SANS 241-2015 Drinking water limits

Water pH pH 7.5 ≥5 - ≤9.7 Operational

Total alkalinity mg/l as CaCO3 175 n/a

Water turbidity NTU 5.9 ≤5 Aesthetic ≤1 Operational

Conductivity mS/m 58.8 ≤170 Aesthetic

Colour mg/l as Pt 1.5 ≤15 Aesthetic

Total dissolved solids mg/l 411.6 ≤1200 Aesthetic

Iron μg/l as Fe 360 ≤300 Aesthetic ≤2000 Chronic Health

Manganese μg/l as Mn 185 ≤100 Aesthetic ≤400 Chronic Health

E.coli Count per 100ml 0.0 Not Detected

Total coliform bacteria

Count per 100ml >2419 ≤10 Operational

Faecal coliforms Count per 100ml 0 Not Detected

Calcium mg/l as Ca 37.1 N/A

Magnesium mg/l as Ca 23.1 N/A

Sodium as Na mg/l as Na 75.7 ≤200 Aesthetic

Chloride mg/l as Cl 76.7 ≤300 Aesthetic

Sulphate mg/l as SO4 14.71 ≤500 Acute Health ≤250 Aesthetic

Total Organic Carbon mg/l as C 0.147 ≤10



Water characteristic Unit Average raw water value

SANS 241-2015 Drinking water limits

Fluoride mg/l as F 0.36 ≤1.5 Chronic Health

Nitrate nitrogen mg/l as N <0.05 ≤11 Acute Health

The key water quality parameters from Table 4 to determine water safety include two

indicators, i.e. faecal coliforms and Total coliforms. The following was observed from

the water quality data:

The total coliforms found in these boreholes are 1203 and >2419 cfu/100ml

respectively, which indicates potential groundwater contamination through the

ingress of sewage or effluent. In the event that similar results are found during the

detail design stage the source of the contamination should be investigated rather

than treating the end result of the contamination, ultimately leading to higher

treatment costs.

The raw water turbidity of both boreholes are below 10 NTU.

The level of iron (Fe = 0.46mg/ℓ) and manganese (Mn0.19 mg/ℓ) are above the

prescribed limits required by the SANS 241:2015.

Treatment Objectives

The target water quality standards shall be in accordance with SANS 241:2015.

The water quality objectives, potential unit treatment process and process

function, as well as the treatment targets are illustrated in Table 4 below.

Table 4: Summary of treatment process

Water Quality Objective

Unit Treatment Process

Process Function Target

Removal of suspended material (reduce turbidity)

1) Sedimentation

2) Rapid sand filtration

1) Removal of settling suspended matter

2) Removal of fine suspended matter

1.0 NTU

Oxidation of iron and manganese

1) Pre-chlorination 1) Oxidation of iron and manganese

0,1 mg/l Mn

0,3 mg/l Fe

Ensure distribution system residual disinfectant

1) Post-Chlorination 1) Establish a chlorine residual

DOC removal 1) Sedimentation

2) Rapid gravity sand filtration

Reduce DOC by coagulating dissolved organics remove with phase separating steps

DOC < 1

Proposed Unit Treatment Processes

It is foreseen that a conventional water treatment process will be required. The

main treatment process/aspects are briefly discussed below:

A pre-oxidation step will be required in order to oxidize the iron and

manganese to the acceptable target levels.

With the raw water turbidity of less than 10 NTU it is foreseen that direct

filtration will be sufficient for phase separation.



Conventional stabilization and disinfection strategies are expected to be

sufficient to ensure a good quality of treated water.

It is expected that the raw water will be of such a quality that stabilization will

not be required for most of the time. However, provision will be made for the

addition of soda Ash to increase the pH to acceptable levels during coagulation.

During the preliminary engineering design phase of the Helmsley WTW, provision

has been made to dose a polymeric, as well as a metal coagulant.

The proposed process train is schematically reflected in Annexure H6 and will

comprise of the following:

pre-oxidation (using chlorine);

pH correction (using lime);

coagulation;

flocculation;

clarification (sedimentation);

Pressure filtration; and

Disinfection.

Raw Water Supply

Raw water shall be transferred from the boreholes to the WTW up to a maximum

flow rate of 12ℓ/s over a 12 hour period. This will require the inclusion of a flow

balancing tank in order to provide a constant throughput of 3ℓ/s (260m³/day) over

a 24 hour period.

Pre-oxidation

Pre-oxidation processes are required for the oxidation of heavy metals such as iron

and manganese. Chlorine is a strong oxidant and is often used for the oxidation of

inorganic compounds such as iron and manganese. In such cases a phase

separation process is required downstream of the pre-chlorination step in order to

remove the metal precipitate.

Provision shall be made to pre-chlorinate the raw water in extreme cases when

severe problems are experienced with the iron and manganese complexes. Pre-

oxidation shall be provided by means of a chlorine dosing process into the raw

water feed pipeline (i.e. one dosing point) between the collection tank and raw

water feeder pumps.



pH Adjustment

Numerous chemicals are currently available to increase the pH and alkalinity of

water (i.e. calcium hydroxide, sodium carbonate and sodium hydroxide) to pre-treat

the raw water for coagulation dosing (i.e. increase the alkalinity).

Soda Ash shall be dosed immediately downstream of the flow balancing tank.

Sufficient mixing energy will be provided for the soda ash through an inline static

mixer. This will stabilize the pH prior to coagulation.

Coagulation

Allowance shall be made to dose a coagulant into each 5.5m3/hour streams

respectively downstream of the raw water feed pumps. Hydraulic flash-mixing will

be created by means of an inline static mixer in order to produce a head loss of at

least 1.0m downstream the dosing point.

Sufficient flash-mixing inducing a G-value > 2000 sec-1 is of prime importance in

order to optimize the efficiency of coagulants. The polymer dosing system is sized

to dose a maximum of 10mg/ℓ and the ferric-chloride dosing system shall be sized

to dose a maximum of 20mg/ℓ.

a) Poly-electrolyte

Two single phase dosing pumps shall be provided (one as stand-by) in order to

feed diluted poly-electrolyte from the day tanks to the dosing point downstream

of the balancing tank.

The dosing pumps shall each be required to deliver between 0 and 1ℓ /hour at

a pumping head of 10m by means of flow paced electronic variable speed

controls. Dosing pumps shall also be stroke adjustable between 10 and 100%

of the maximum stroke

One bulk storage tank of 100ℓ shall be adequate to provide more than 30 days’

storage for 260m3/d at the average coagulant dosage concentration.

One calibrated 20ℓ day tank shall be provided from which the coagulant dosage

can be controlled on a shift basis. The coagulant gravitates from the bulk tanks

into the day tanks where after it shall be pumped to the dosing point.

Each day tank shall be equipped with a mechanical mixer with stainless steel

shaft and impeller, and shall be capable of maintaining a homogeneous mixture

of chemicals and water. These mixer motors shall be manually controlled from

the local motor control centre in the chemical building.



b) Ferric-Chloride

Two single phase dosing pumps shall be provided (one as stand-by) in order to

feed diluted poly-electrolyte from the day tanks to the dosing point downstream

of the balancing tank.

The dosing pumps shall each be required to deliver between 0 and 2ℓ /hour at

a pumping head of 10m by means of flow paced electronic variable speed

controls. Dosing pumps shall also be stroke adjustable between 10 and 100%

of the maximum stroke.

One bulk storage tank of 250ℓ shall be adequate to provide more than 30 days

storage for 260m3/d at the average coagulant dosage concentration.

One calibrated 50ℓ day tank shall be provided from which the coagulant dosage

can be controlled on a shift basis. The coagulant gravitates from the bulk tanks

into the day tanks where after it shall be pumped to the dosing point.

Each day tank shall be equipped with a mechanical mixer with stainless steel

shaft and impeller, and shall be capable of maintaining a homogeneous mixture

of chemicals and water. These mixer motors shall be manually controlled from

the local motor control centre in the chemical building.

Flocculation/clarification

Flocculation follows coagulation to promote optimum conditions for floc formation.

The success of the flocculation process is primarily depended on three factors

namely: effectively mixing the coagulant into the water; the time available for floc

formation; and turbulence intensity promoting floc growth.

The flocculated water shall be transferred to the pressure filters through a 160mm

diameter uPVC pipe with a velocity at maximum throughput of 0.3m/s in order to

allow floc formation.

a) Filtration System

Pressure filters shall be used for the filtration from the groundwater or high

quality surface water that does not require clarification. In certain groundwater

systems they can also be used for the removal of iron and manganese in

addition to turbidity.

The coagulated water shall be transferred to three filters filled with silica quartz

media operating under pressure.



b) Filter Feeder Pumps

The feed water shall be extracted from the flow balancing tank and fed into the

pressure filters at a flow rate of between 10 and 15m3/hour at a maximum duty

head of 20m through two filter feeder pumps fitted with VSD’s (1 duty + 1 stand-

by installation).

The hydraulics for the proposed filter feed system are listed below:

Minimum velocity in 75mm diameter uPVC suction and delivery line:

0.720m/s

Maximum velocity in 75mm diameter uPVC suction and delivery line:

0.924m/s

c) Pressure Filters

The pressure filters shall be fed at a loading rate of 15m3/hour through the

feeder pumps. The filtration rate ranges between 5m/hour and 10m/hour, 6

m/hour is required for the filters. Should one filter be out of operation or being

backwashed, the filtration rate shall automatically increase to 9.5m/hour, which

is deemed the upper limit for safe operation.

The backwash water from the filters shall be wasted to the waste chamber that

will be constructed outside the container as shown in Figure 8. The solids in

the wasted backwash water shall settle out while the excess water will be

allowed to drain into the stormwater system through a proposed outlet pipe or

allowed to simply evaporate. This shall require the removal of sediment from

the chamber from time to time.

The backwash system shall consist of two backwash pumps (1 duty + 1 stand-

by installation) and 2 compressors (1 duty + 1 stand-by installation). The

backwash pumps must have a maximum duty of 25m3/hour at a head of 25m.

The hydraulics for the proposed filter feed system are listed below:

Maximum velocity in 75mm diameter uPVC suction and delivery line:

0.924m/s

Disinfection

Provision shall be made to feed chlorine gas for pre-chlorination into the raw water

delivery system, as well as for disinfection into the final treated water in the

clearwater tank. A full stand-by unit should be provided for either the pre- or the



post-chlorination. The pre and post chlorination units shall be automated

proportionally in order to accommodate the raw water flow rate.

Table 5: CT Values for Inactivation of Giardia Cysts

Disinfectant Inactivation (mg ∙ min/L)

0.5-log 1-log 1.5-log 2-log 2.5-log 3-log

Chlorine 1 17 35 52 69 87 104

Chloramine 2 310 615 930 1 230 1 540 1 850

Chlorine Dioxide 3 4 7.7 12 15 19 23

Ozone 3 0.23 0.48 0.72 0.95 1.2 1.43

CT values were obtained from AWWA, 1991 1. Values are based on a free chlorine residual less than or equal to 0.4mg/L, temperature of 10°C, and a

pH of 7

2. Values are based on a temperature of 10°C and a pH in the rant of 6 to 9

3. Values are based on a temperature of 10°C and a pH of 6 to 9

(Alternative Disinfectants and Oxidants Guidance Manual, EPA, April 1999)

Table 5 above indicates a CT value of 104mg.min/ℓ is required for a 3-log

inactivation of Giardia Cysts. Assuming a residual chlorine value of 2mg/ℓ, the

estimated contact time required is 52 min.

Table 6: CT Values for Inactivation of Bacteria and Viruses

Disinfectant

Inactivation (mg ∙ min/L)

Bacteria Viruses

2-log 4-log 2-log 4-log

Chlorine 0.1 – 0.2 10 - 12 2.5 – 3.5 6 - 7

Chlorine Dioxide

8 - 10 50 - 70 2 - 4 12 - 20

Ozone 3 - 4 N/A 0.3 – 0.5 0.6 – 1.0

Clearwater Storage

A Clearwater storage tank with a full supply capacity of 15m³ shall provide the

following:

balancing tank for clear water pumps;

chlorine contact tank with 83 minutes contact time for 260 m3/day; and

Adequate volume with a constant head to the filter washwater pumps.

The contact time in the clear water tank at a flow rate of 260m3/hour is sufficient.

Low Lift Pumps



Two low lift pumps (1 duty + 1 stand-by installation) shall be required to transfer

the potable water to the groundwater reservoir. These pumps shall be fitted with

variable speed drives (VSD’s) in order to operate during variable flow conditions.

The low lift pumps fitted with variable speed drives (VSD’s) shall have a capacity

of at least 5.5 to 11.0m3/hour at a duty head of at least 10m.

The hydraulics for the proposed raw water feeder system are listed below:

Minimum velocity in 63mm diameter uPVC suction and delivery line: 1.6m/s

Maximum velocity in 63mm diameter uPVC suction and delivery line: 1.120m/s.

The low lift pump house shall also serve as a chemical storage facility for basic

chemicals and operation items in order to conduct daily quality monitoring

(Refer to Annexure H7).

Electrical, Control and Instrumentation

MCC Panels for the boreholes, shall be mounted inside the pump house, and

will include timers, low and high level transmitters with flow switches, to

automatically stop and start the pump(s).

A HMI/SCADA system shall provide flow and pump details to the operating room

situated inside the Gate house to the estate. Pressure switch / float switch in

the reservoir to stop the pumps when the reservoirs are full. Lightning and

electrical surge protection to protect the pump and control panel. Water meters

in order to allow checking of the pump performance and water abstraction.

Generator(s) with standby fuel system(s) shall also be provided to run the WTW

for at least 8 hours.

The electrical design will allow for a manual and/or fully automated operating

system.

Section C2.2.5.4 Bulk Water Storage

Following the treatment process, water shall be pumped with the low lift pumps into

the proposed storage facilities. Construction of ground level, and elevated storage

tank or booster pump with a combined capacity of 575kℓ [(which comprises of 347kℓ

(48hours storage) + 228kℓ Fire Flow Storage)] is required in order to supply the

development with a secure 48 hour flow of potable water and at the minimum required

residual pressure. Bulk Storage shall be contained within the high and low pressure

supply zones, in order to maintain a minimum residual pressure of 24m on demand

at the highest point of the development area.

The High Pressure zone (i.e. low lying areas) will be supplied directly from a Ground

Reservoir which shall be min. 500kℓ in size and will be constructed using a standard

ventilated steel construction system on a reinforced concrete base. All the inlet and



outlet piping shall be manufactured from galvanised steel. Further, allowance shall

be made for a future connection from the planned municipal supply in the long term.

The low pressure zone (i.e. the high lying areas) shall be supplied from either:

Option 1: an elevated storage tank from where potable water will be allowed to

gravitate to the affected houses. The design hereof shall be based on a standard

pressed steel tank. The elevated tank shall be 3.66m x 4.88m x 6.1m = 110kℓ in size

and will be fitted with inlet, outlet and scour facilities.

Option 2: alternatively, the water could also be pumped from the Ground Reservoir

to the affected houses by means of a 28.7m3/hour booster pump that will be able to

maintain the minimum required pressure.

Section C2.2.5.4 Other

Secondly, security fencing will be restricted to WTW, and WWTW facilities only.

Section C2.2.6 Capital and O&M Cost

Section C2.2.6.1 Capital Cost

The estimated capital cost for the proposed bulk water supply system is R5,2 million

incl. VAT as per Table 7 below.

Table 7: Bulk Water Estimated Cost

Description Amount

Preliminary and General (15%) R896 850.00

Earthworks - Boreholes , WTW and Bulk Reservoir R85 000.00

Borehole Equipment R120 000.00

Borehole House R90 000.00

Bulk Water Supply Lines R245 000.00

Booster Pump house / chemical store R180 000.00

Booster Pump Installation R50 000.00

WTW Concrete Floor Slab R90 000.00

Fencing R165 000.00

Raw Water Feed Pumps R50 000.00

Pressure Filter System R700 000.00

Chlorination System R90 000.00

Low Lift Pumps R50 000.00

30 000ℓ balancing tank R60 000.00

15 000ℓ Clearwater storage tank R24 500.00

Electrical Control & Instrumentation R390 000.00

Bulk Water Supply Ground Reservoir R600 000.00

LOW pressure booster pump Installation R50 000.00



TOTAL CONSTRUCTION COST R3 487 925.00

Contingencies (15%) R523 188.75

Sub-total R4 011 113.75

15% VAT R601 667.06

Total Project Budget incl. VAT R4 612 780.81

* It must be noted that this is only a preliminary order of magnitude cost estimate at this stage. Should

Ozone be required for the removal of coliforms at an additional cost of R500,000.00 (excluding VAT)

shall be applicable.

* The costing above includes for a booster pump supply system. However, should the elevated tower

system be opted for, this would come at an additional R1.0 million.

Section C2.2.6.2 Operation and Maintenance Cost

A first-order estimate of R40 845 per month for the operation and maintenance (O&M)

costs associated with the Helmsley Estate WTW is shown in Table 8 below.

Table 8: Estimated Operation & Maintenance Cost

Unit Process Cost per day Cost per m3

Borehole Pumps R22.72 R1.68

Raw Water Feed Pumps R1.10 R0.08

Chemical Dosing

Lime Dosing (pH Correction) R47.67 R0.18

Coagulant Dosing - Inlet stream R21.64 R0.08

Disinfectant (Chlorine Dosing) R77.29 R0.30

Pressure Filtration System R7.47 R0.55

Low Lift Pumps R0.75 R0.06

Maintenance Cost R1 082.19 R4.16

TOTAL R1 361.49 R8.65

Section C2.3 Bulk Sanitation

As in the case of the water supply services, the Services Authority that is responsible

for the sanitation disposal services within the development area, is the iLembe DM,

which came about in a similar fashion as that of the water services.

Section C2.3.1 Existing Bulk Sanitation Infrastructure

The iLembe District Municipality currently does not have any existing bulk water borne

sanitation disposal and other related treatment infrastructure available in close

proximity to the development area at this stage. No future planning in respect of bulk



sanitation disposal services (i.e. sewage treatment, outfall sewers and/or pump

stations) are planned by the WSA for the short to medium term.

Section C2.3.2 Proposed Bulk Sanitation Infrastructure

Therefore, in the absence of any bulk municipal sanitation disposal infrastructure in

the area as noted in Section 2.3.1 above, the proposed development will have to plan,

establish and provide its own on-site sewage treatment and disposal facilities by way

of a package plant that will be constructed in the south east corner of the said property

at the lowest point on the Development, which is technically suitable for the

establishment of same. The expected effluent discharge from the proposed new

residential estate development as indicated on the final/approved layout plan is

estimated as follows:

Table 9: Expected AADD Water Demands (And Associated Sewage Runoff)

Average daily flow – 153kℓ/day (SABS 0400-1990)

* As prescribed by the Guidelines for Human Settlement Planning and Design

Three alternative sanitation solutions were investigated during the initial planning

phase namely:

On-site septic tanks with French drain: Where the feasibility of such a system is

determined by the sub-soil conditions as described and evaluated in the

geotechnical report. This option has not proved to be technically viable from a

geotechnical perspective.

Conservancy tanks: the iLembe DM has confirmed that conservancy tanks are not

at all acceptable to them in this particular (remote) development application.

Further, this type of sanitation solution would require onerous mitigation measures

on the O&M requirements and place an additional burden on the Water Services

Authority/Provider. This disposal option will also require a specific town planning

layout in order to gain access to the said tanks that could prove to be extremely

expensive and environmentally challenging.



Conventional on-site effluent treatment: At the preliminary planning stage, it was

already clearly evident that an on-site sewage treatment/disposal (package plant)

is the only acceptable, technically feasible option that will be considered and

approved by the Water Services Authority under the particular development

application.

Section C2.3.3 Technical Feasibility of Alternative Solutions

Section C2.3.3.1 On-site Septic Tanks and French Drains

The following information must be read in conjunction with the Geotechnical Site Plan

Showing Field Test Positions and Geotechnical Zonation included in this report under

Annexure H2, as well as the Geotechnical Investigation Report compiled by

Groundwork Geotechnical Solutions cc.

From the percolation tests undertaken on the sub-soils, only a very small area within

the proposed development area will be totally suitable for this kind of sanitation

disposal solution (only 20 – 25% of the total development area) However, given the

proposed land use and associated density (medium density), this type of sanitation

disposal solution will be considered inappropriate.

The areas demarcated PV is not suitable for French drains due to the sub-soil

conditions (makes up approximately 75 – 80% of the total development area).

Nevertheless, notwithstanding the isolated and restrictive sub-soil conditions

recorded above, it must also be noted that an area of approximately 400m² will be

required per stand/unit in order to ensure that effective evapotranspiration takes

place, this in itself places a significant restriction on minimum permissible erf sizes,

and on the position of any houses that are to be built as part of this development.

An on-site septic tank and French drain sanitation disposal solution is therefore not

deemed to be viable or technically feasible from a geotechnical and layout planning

perspective.

Section C2.3.3.2 Conservancy Tanks

Not investigated any further due to the Water Services Authority requirements and

their ‘No-Go’ position in this regard.

Section C2.3.3.3 Conventional on-site Effluent Treatment – Sewage Treatment/Disposal (Package

Plant)



Given the fact that there is still no bulk sewage treatment/disposal and/or outfall sewer

infrastructure available in the area at this stage of the development process, the only

other remaining technically feasible sanitation disposal alternative will be for the

development to be provided with an on-site sewage treatment/disposal facility (i.e.

package plant). In terms of which, the proposed project area will have to be

developed by making use of an internal water borne sanitation system draining toward

the south eastern corner of the site where the proposed sewage treatment/ disposal

plant will have to be constructed. The treated effluent from the proposed package

plant (at general stream standards) can then be discharged into the following:-

(a) into the existing non-perennial streams traversing through the proposed

development (a tributary of the Wewe River);

(b) Retained in reed beds and used for irrigation purposes by the development

and/or surrounding farming activities (Macadamia nut plantations, etc.). The

latter option will not be considered at this stage. However, irrigation/water re-

use of treated water is seen as a possible beneficial addition to the

development. This system however, requires further careful consideration. The

general; standard used in our design of the package plant does not cater for

irrigation re-usage. It is therefore recommended that a high level risk

assessment/analysis be done in order to ensure that an informed decision can

be made in the future on what would meet the regulatory requirement and

provide guidelines in terms of affordability. We note, for further reference, that

with irrigation systems where the re-use of treated effluent, it is important to

have buffer strips in place around same.

Nevertheless, in both instances, the quality of the treated effluent discharged

will need to be monitored on a monthly basis by a certified water quality

management consultancy and the findings reported to both the iLembe District

Municipality and the Department of Water and Sanitation. A water quality

monitoring programme will also need to be set up and should include at least

the following monitoring points:

Treated waste water at the point where it leaves the package plant;

The water quality up and downstream of any discharge into a water resource;

and

At identified points up and downstream of an irrigation area if irrigation takes

place within 100m of a water resource.

All sampling analysis records must be kept and a 6-monthly report containing

details of the following must be submitted to the responsible authority(ies):



Quantity of treated wastewater disposed of;

Quality of treated wastewater disposed of;

Failures or malfunctions in the system and details of actions taken to rectify

the problem; and

Daily logs must be kept and condensed in a monthly reporting format.

The day to day O&M, as well as the monthly monitoring and reporting cost

involved/associated with this sanitation solution, will have to be carried by the

Homeowners Association/Body Corporate and levied against the individual

homeowners as part of an agreed levy structure.

Section C2.3.4 Sewerage System Components

Section C2.3.4.1 Bulk Sewer Supply – Gravity Main

Two (2) 160mm uPVC Ø collection sewers with manholes at direction changes and

<90m spacing will collect the sewage under gravity, joining up into a single 160Ø

outfall sewer line, running parallel along the western side of the access road to the

Waste Water Treatment Works (WWTW) site as reflected on WWTW site layout plan

and bulk gravity sewer layout plan included in Annexure H8.

Section C2.3.4.2 Preliminary Design of Wastewater Treatment Works

The estimated Average Dry Weather Flow (ADWF) that will require treatment in

respect of the development, is 128m³/day with Peak Dry Weather Flow (PWDF) and

Peak Wet Weather Flow (PWWF) factors of 1,2 and 2,5 respectively (refer to Table

10 above in Section C2.3.2). The treatment process structures shall be designed in

order to accommodate the ADWF for them to operate as intended while the pipework

will be sized to handle PWWF flows. In selecting a process for this small wastewater

treatment works, the following considerations must be taken into account:

Type of effluent to be treated;

Typical characteristics of the effluent;

Final treated effluent standards required;

Location of the proposed treatment works;

Type of population served;

Level of plant operation and maintenance requirements.

Based on the abovementioned factors, the waste water treatment process selected

must be capable of producing the required standard of treated effluent, which must



also be appropriate for small flow conditions, be robust in nature, as well as be simple

and inexpensive to operate.

Table 10: Wastewater Characteristics

INFLUENT PROPERTY EXPECTED MAXIMUM REQUIREMENTS

Chemical Oxygen Demand 800mg/ℓ

Biological Oxygen Demand 400mg/ℓ

Total Kjeldahl Nitrogen 60mg N/ℓ

Free and Saline Ammonia 50mg N/ℓ

Phosphorus 12mg P/ℓ

Total Suspended Solids 500mg/ℓ

Settleable Solids 400mg/ℓ

pH 8.5

Sulphates 30mg/ℓ

Temperature 28°C

Package Plant:

Although there are various different types of effluent treatment systems on the market

that are being offered by the industry, the quantum and quality of the effluent expected

at the Helmsley Country Estate was taken into consideration during the PED process.

The most appropriate system that has been selected by ourselves for implementation

on this project is based on the SA general standards for a plant greater than 100kℓ/day

as contained in the guidelines for small domestic waste water treatment plants from

the Department of Public Works. In terms of which, the flow diagram for the

recommended package plant is detailed below for discussion and reference

purposes:

Figure 1: Flow Diagram of the RBC Treatment Process



Applicable Legislation:

The following legislation is currently applicable in respect of the use of package plants:

National environmental Management Act (Act 107 of 1998);

National Water Act (Act 36 of 1998);

Water Services Act (Act 108 of 1997);

National Building Regulations and Building Standards Act (Act 104 of 1977)

The by-laws and policies of the local Municipality and/or WSA

A Water Services Authority (WSA) may not reasonably refuse or fail to give access to

water services to a consumer within its area of jurisdiction. However, the WSA may

impose reasonable limitations on the use of water services.

Section C2.3.4.3 Bulk Sewage treatment – Waste Water Treatment Works (WWTW)

For the proposed Waste Water Treatment Works Components refer to Figure 1 Flow Diagram and Details included in Annexure H9: Primary Treatment:

a) Septic Tank

A septic tank within the treatment process serves to remove, retain and partially

stabilise floatable and settable solids from the raw sewage and the recycled clarifier

sludge. The septic tank is sized considering the following parameters:

Frequency of desludging;

Population served; and

Allowable retention time.

A minimum retention time of 24 hours at ADWF is typically allowed for when a

septic tank is included upstream of a Rotating Biological Contactor (RBC).

However, due to the remote location of the treatment facility, we have allowed for

an additional 12 hours of retention time, i.e. to 36 hours of storage in order to

reduce the frequency of having to clean out the septic tank.

The volume of the tank must also account for the volume of sludge accumulated

over time.

Required Storage Volume = 128 m3/d x 1,5 d

= 192 m3

Allowable Equalisation Volume = 20 m3

Allowable Volume for Sludge = 27,5 m3

Total Volume of the Septic Tank = 239,5 m3



It is also recommended that some form of screening be allowed for to capture/

screen out any rags and/or plastics in order to protect the tank and any subsequent

pumping processes against possible clogging.

Secondary Treatment:

b) Rotating Biological Contactors (RBC)

A Rotating Biological Contactor (RBC) is an aerobic biological attached growth

system which consists of rotating discs that act as an oxygen mass transfer device.

The discs are uniformly spaced along the length of the shaft and 40% of the disc’s

surface area is submerged in the liquid. Biomass attaches to the surface of the

discs forming a biofilm. The rotation of the discs exposes the biofilm to air resulting

in the aeration of the layer and the sewage. Shear forces applied on the discs

during rotation cause excess biomass to be stripped intermittently from the discs.

The biomass is removed from the process as sludge in the clarifier downstream of

the RBC.

Based on the hydraulic and organic loading, two RBCs with a diameter of 2m and

a motor size of 1,1kW each be installed. The installation will require a civil structure

as details in DWG-05W001 attached in Annexure H9 of this report. Each RBC will

be covered by a half cylindrical GRP cover in order to protect the process from UV

rays and minimise odours.

Figure 2: Operation 3D model of an RBC

c) Sedimentation

Sedimentation of the biologically treated effluent involves the separation of

suspended material from the liquid by gravitational forces. This in practise involves

the reduction of the incoming effluent’s velocity in order to allow the suspended

particles to separate and settle down to the bottom of the structure. The tank must



be designed to ensure that the effluent is retained in the structure for a sufficient

period of time in order to bring about sedimentation but short enough to prevent

decomposition of organic matter.

Sedimentation is typically achieved in the Clarifier, which consists of a cylindrical

concrete structure where the sludge is collected in a conical sump. The design of

a clarifier must ensure sufficient surface area is provided in order to produce an

upflow velocity of 1m/h at ADWF or 1,5m/h at PDWF. Enough hydraulic head must

be allowed for to remove sludge from the bottom of the conical sump.

Figure 3: Conventional Clarifier Detail

At the anticipated design flows, the following size tank will be required:

Required Clarifier Area = (128m3/d / 24hr) / 1m/hr

= 5,3 m2

Clarifier Diameter = 3,4 m



Cylindrical Depth = 1 m

Conical Depth = 2 m

Upflow Velocity = 1 m/hr at ADWF

Alternatively, sedimentation can also be achieved by using a Lamella Clarifier

which ensures sufficient settling takes place with a significantly reduced spatial

footprint. This reduced footprint is achieved by using a series of inclined plates

which provide a large effective settling area. The structure can be manufactured in

stainless steel and installed on a concrete slab downstream of the biological

treatment stage.

Figure 4 & Figure 5: Lamella Type Clarifier (OPTION 2)

At the anticipated peak weather design flows, the following size tank will be

required:

Dimensions = 1.75 m x 2m x 2m deep

This tank volume will allow for the additional treatment of peak wet weather flow

conditions from the Septic Tank should the clarifiers capacity prove to be inefficient.

Sludge will be withdrawn from both types of clarifiers and pumped into the first

compartment of the septic tank.

d) Disinfection

Disinfection of the effluent prior to discharge is included in order to remove inactive

pathogenic micro-organisms that include bacteria and viruses. A chlorine contact

tank is sized to allow for a minimum retention time period of 30 minutes. The

chlorine dosing rate shall be determined based on the characteristics of the

incoming sewage. The dosage rate will vary but is likely to remain within the range



of between 4 to 8mg/l. It is likely that a HTH based process will be used for a plant

of this size and not a gas chlorination system.

e) Sludge Disposal

Sludge removal from the septic tank must be done every six months. The sludge

will have to be withdrawn by vacuum tankers and either discharged off site at a

registered disposal site or onto sludge drying beds. The sludge should not be

completely withdrawn, a layer of approximately 100mm should remain in the tank

as an inoculum.

Approximate Sludge Volume withdrawn = 22m3 every 6 months

f) Pumping Equipment

Where gravity is not an option between process units, pumps will need to be

utilised. It is estimated that the following pumps will be required at this stage of the

design process:

RBC Feed Pumps – effluent is abstracted from the equalisation compartment of

the septic tank and pumped into the first RBC. Two submersible type pumps

will be installation in a Duty/Standby configuration.

Recycle Sludge Pumps – a single centrifugal pump will be required to abstract

sludge from the bottom of the clarifier and pump to the first compartment of the

septic tank.

It is assumed, based on the provisional location and layout of the treatment works,

that the final treated effluent will discharge under gravity into the nearby stream to

the south east of the planned site.

g) Additional and Optional Treatment Stages Inlet Works:

An inlet works provides preliminary treatment of raw sewage predominately for the

removal of large objects as well as floating and/or suspended materials. The

inclusion of a rough screening stage is recommended at this installation to remove

these objects prior to entering into the septic tank so as to avoid the unnecessary

build-up of these kinds of objects and the reducing of treatment capacity. It is also

advisable to include some sort of screening prior to any pump installation in order

to avoid damage to the pump. The inclusion of a screen however, does increase

the level of operation and maintenance required on site, as well as the cost

associated with the safe disposal of screened materal.



h) Electrical, Control and Instrumentation

MCC’s and Control Panels will need to be weather proof and mounted inside the

pump house, and will include timers, low and high level transmitters with flow

switches, to stop and start the various pumps.

A HMI/SCADA control system will provide flow and pump details to the operating

room that will be situated inside the Gate house to the estate. Pressure and/or

float switches will be installed in the reservoir in order to stop the pumps when the

reservoirs are full. This will also include lightning and electrical surge protection to

protect the pump and control panel. Water meters have also been specified in

order to allow for checking of the pump performance.

All the proposed structures in this particular instance will either be below or at

natural ground level.

Section C2.3.4.4 Other

A Generator with standby fuel system shall be specified in order to run the plant

for at least 24 hours in the event of a power outage

Fencing will also be provided in order to restrict access to the WWTW site

Section C2.3.5 Bulk Sanitation Cost

Section C2.3.5.1 Capital Cost

The total capital cost associated with the establishment of this kind of on-site sewage

treatment facility is estimated at approximately R4,45 mil (incl. VAT).

Table 11: Breakdown of Estimated WWTW Cost

Description Amount

Preliminary & General (15%) R 438 615.00

Civil Work - Septic Tank R 890 000.00

Fencing R 142 800.00

Rotating Bio Contactor R 93 500.00

Clarifier R 132 800.00

Disinfection R 85 000.00

Interconnecting Pipework R 80 000.00

Mechanical & Electrical Equipment R 1 500 000.00



TOTAL CONSTRUCTION COST R 3 362 715.00

Contingencies (15%) R 504 407.25

Sub-total R 3 867 122.25

15% VAT R 580 068.34

Total Project Budget incl. VAT R 4 447 190.59

* The cost for the gravity main pipe is included in the internal sewer reticulation network calculations.

Section C2.3.5.2 Operation and Maintenance Cost

The operational costs allow for the maximum amount of chemicals required by the

works for a month and the estimated power consumed by the treatment units per

month. A plant operator will be on site during weekdays and working hours while a

plant supervisor has been allowed for on a part-time basis. Sludge removal should

be carried out every 6 months and the costs of the said removal is calculated based

on 8000 litre trucks from Ballito to collect and dispose of the sludge off-site at a

registered municipal disposal facility.

A first-order cost estimate of approximately R 27 982.70 per month for the operation

and maintenance (O&M) costs associated with the Helmsley Estate WTW is shown

in Table 12 below.

Table 12: Estimated O&M Costs

Unit Cost Per day Cost per m³

Chemicals:

- Chlorine Gas R 31.02 R 0.24

Power Consumption R 1.31 R 0.01

Plant Operator R 164.47 R 1.28

Plant Supervisor (Process Control) R 328.95 R 2.57

Sludge Removal from Site R 394.74 R 3.08

Sub-Total R 920.48 R 7.19

Section C2.3.6 Water Services Provider (WSP) Responsibilities

In terms of the Water Services and Municipal Structures Act requirements that are

applicable to Municipalities, it is essential that the WSA (iLembe DM) ensures that the

water and sanitation infrastructure is designed, constructed and maintained to the

required standards, and has entered into a Services Level Agreement with the



Developer, which clearly states that the WSP function will be fulfilled by the

established Home Owners Association.

It is also important to note that the owners of the boreholes and package plants will

ultimately be responsible for ensuring that the conditions of the Water Use

Authorisation and Record of Decision in terms of the operation and maintenance of

the water and sanitation infrastructure are met at all times. It is therefore important to

ensure that a proper handover of the applicable information takes place during any

change of ownership. In the case of a development, the developer will transfer

ownership to the responsible entity (e.g. Home Owners Association and/or Body

Corporate) once the construction of the development is completed and a home owner

association has been established/formed.

The operation and maintenance requirements for this kind of water and sewage

treatment facilities is a specialized activity. Unless suitably qualified and experienced

staff members are employed in-house by the Home Owners Association/Body

Corporate, this function should rather be outsourced to a reputable service provider

in the industry in order to meet the operational requirements in terms of the IWWMP

guideline. The Developer could alternatively consider building the O&M function of

the respective components into the respective supply and construction contracts.

Bigen shall, in turn, ensure that the preferred bidder who is appointed will design,

supply, erect and commission the treatment plant, has the required capacity, as well

as the necessary resources to operate and maintain same for a period of at least six

(6) to twelve (12) months after the issue of the Taking-Over-Certificate of the same

said Plants, with an option to extend the O&M period for a further 5 years as may be

required by the Developer.

An operational checklist shall be compiled as part of the O&M manuals for use by the

Operator of the package plants and would include the operational specifications for

all the infrastructure components. This checklist could also be used by the regulating

authorities for auditing purposes. Performance Area Aspects to inter alia include:

• Mechanical assessments

o Mechanical equipment

o Maintenance schedule and implementation

o Fuel for powered Pumps, Spares for minor repairs and preventative

maintenance, or replacement

• Final effluents

o Looks and smells good

o Results are recorded

• Biological systems



o Attached growth media (e.g. stones, disks) is in good condition and does not

have a bad smell; dissolved oxygen

o Activated sludge – mixed liquor looks good and smells earthy; dissolved oxygen

• Good housekeeping

o Areas around unit processes are kept clean and tidy;

o The plant area, including chemical storage areas, is bunded

• Disposal of solids

o Screenings, detritus and sludge are correctly disposed of in accordance with

the relevant authorisations

• Paper work

o Water use authorisation is in place and the conditions as stipulated are

implemented;

o Contracts and/or permits for sludge disposal are in place;

• Safety issues

o Apply common sense, such as, covers to couplings are in place and the power

supply is on.

Parameters to be considered based on DWS Guidelines:

a) Operation and maintenance

Daily inspection:

o Power is available and is on;

o Air is flowing (if necessary);

o Effluent looks and smells clean;

o Pumps and motors are quiet;

o Pumps and motors are running cool.

b) Maintenance

Re-calibrate equipment every six months.

Service pumps and aerators as specified in the O&M manual.

Desludging as per operation and maintenance manual.

c) Compliance monitoring and reporting

Monitoring according to water use authorisation and bylaws:

o Qualities;

o Quantities;

o Frequency; and

o Reporting.

Section C2.4 Bulk Roads

The Department of Transport (DoT) is the Provincial and District Roads Services

Authority responsible for the planning, upgrading, operating and maintenance of a

functional transportation network system to the surrounding development area. A



Traffic Impact Assessment for the proposed development area was undertaken and

a report compiled by ourselves, Messrs. Bigen Africa Services (Pty) Ltd during July

2007, which can be summarized as follows:

Access to the proposed development site is primarily obtained via the existing private

farm roads and cane tracks from the south eastern corner of the land parcel that

makes up the development area.

District route D176 is the main access road that runs along the north eastern border

of the development and provides direct access to the provincial and national road

network as discussed in item no. 3.3 of the TIA report.

Provincial and District Roads

There are three provincial and one district road, namely P2-2(R102), P387, P445 and

D176 providing access towards the national road network (N2) from the proposed

development area which can be summarised as follows :

● Road P445 is an existing provincial tarred road linking the N2 with Ballito and the

P2-2 (R102) that falls under the jurisdiction of the Department of Transport – KZN

(DoT) who are the Services Authority and therefore, also responsible for routine

maintenance and upgrading of all provincial roads in the area.

● Road P2-2 (R102) is an existing provincial tarred road linking Tongaat and uMhlali,

as well as Ballito via the former under the same jurisdictional authority.

● Road P387 is also an existing provincial tarred road linking the farms and rural

areas to the west with the P2-2 (R102) also resorting under the same jurisdictional

authority.

● Road D176 is an existing gravel district road linking the Driefontein, uMhlali and

Compensation farming community with the provincial road network that falls under

the jurisdiction of the Department of Transport – KZN (DoT) who are the services

Authority and therefore also responsible for routine maintenance and upgrading of

all District roads in this area.

The additional traffic generated by the proposed development will only have a very

marginal effect on the existing road network, and the existing performance and level

of service at the various intersections will not be affected by the increase in traffic.



Section C2.5 Bulk Stormwater Drainage

The proposed residential component of the development area is situated along the

ridge line of a hillock on the farm that is located well above the potential 1:100 year

flood lines and will therefore, not be affected by the attenuation and stormwater flows

within any of the three (3) non-perennial watercourses that emanate from, and

traverse through the property acting as natural drainage structures and head waters

for the 430D quaternary catchment. These three tributaries noted above converge

into one stream just below the south eastern corner of the property which eventually

joins the Wewe river approximately 3km south of the project area.

The above noted water course traversing through the larger 170ha farm lands located

around the proposed development area, whether perennial or non-perennial, these

water courses are subject to periodic flooding depending on the rainfall and

subsequent runoff at any point in time, either within or upstream of the specific

catchment area. Therefore, in terms of the Water Act, as well as various other

applicable developmental legislation, these areas are subject to a 1:100 year flood

line restriction as far as any form of development is concerned.

The 1:100 year floodlines affecting the proposed development area have been

comprehensively assessed in a separate stand alone Hydrology Report that was

compiled for the project by ourselves, Messrs. Bigen Africa Services (Pty) Ltd dated

August 2007 and revised October 2008.

Section C2.6 Bulk Electricity

The KwaDukuza Local Municipality receives electricity in bulk from Eskom and is

responsible as the local supply authority for the reticulation, distribution and

maintenance of electricity in the municipalitys’ area of supply.

Section C 2.6.1 Existing Electrical Infrastructure

The KwaDukuza Local Municipality indicated that they only have minimum bulk

electrical infrastructure available within the area where the proposed development is

located.

There is only an Eskom owned 132kV transmission line along the boundary of the

proposed estate. No substantial Kwadukuza electrical infrastructure is available

within the proposed development area.

The closest electrical substation to the proposed development is situated at the new

Kwadukuza Manor Mews switch room.



Section C 2.6.2 Proposed Electrical Supply

Two alternative electrical supply solutions were investigated by Messrs. Ibuya

Consulting Engineers, namely ;

Link Services

Option 1

Two 120mm² PILCDSTA A1 11kV cables are to be laid in the road reserves of the

P2-2 (R102), P387 and D176 district roads in order to form a ring feed circuit from the

municipality new switch room within the Manor Mews development to the proposed

new switch room located on Helmsley Residential Estate boundary.

Encroachment consent from the Department of Transport has been obtained by the

Developer of Helmsley Estate for the placement of the 11kV link cables in question.

These cables shall terminate at an 11kV switch panel to be housed in a brick built

switch room which is to be constructed to the specifications of Kwadukuza

Municipality at the boundary of the Helmsley development.

The 11kV switch panel shall comprise of two ring circuit breakers and two supply

circuit breakers fitted with summation current transformers and bulk supply metering

equipment.

Option 2

Build a 33kV overhead electrical power line to the estate and install a 33/11kV 5MVa

step down substation. The land for this substation and overhead line option would

have to be secured and made available for same.

The supply authority responsibility shall cease at this 11kV bulk supply metered point

of control.

Responsibility for the maintenance and upkeep of estate internal 11kV reticulation

cables, associated mini substations/transformers, low voltage cables/distribution

kiosks and street lighting infrastructure shall remain vested with the Developer/Body

Corporate/Homeowners Association.

Energy Metering

For accounting purposes, the 11kV bulk supply meter situated within the brick built

switch room on the boundary of the estate shall be read by the Kwadukuza



Municipality and the bulk monthly account shall be rendered to the Developer/Body

Corporate/Homeowners Association accordingly.

For monthly account apportionment purposes, it shall be competent for the

Developer/Body Corporate/Homeowners Association to require that individual energy

meters be installed at the control point for all individually connected electrical

installations and such consumption costs for which the individual owners shall be

liable.

This process shall be in accordance with the conditions stipulated in the Kwadukuza

Municipality electricity supply by-laws as may be amended from time to time.

It shall be the sole responsibility of the Developer/Body Corporate/Homeowners

Association to read these individual energy meters and thereafter render the sub-

metered accounts to the individual home owners accordingly.

This clause, for the purposes of the services agreement, supercedes any of the

provisions of clause 5.2.10 as contained in the generic agreement.

The report from Messrs. Ibuya Consulting Engineers (Pty) Ltd is attached as

Annexure F6 of this PED Report.

Section C2.7 Telecommunication

Telkom are the only fixed landline services authority that is responsible for the

planning, supply and distribution of the fixed landline telecommunication network

within the proposed development area at this stage. However, with the advent of

mobile wireless communications technology in this country, all 4 of the registered

national mobile wireless network license holders, namely; Vodacom, MTN, Cell C and

Virgin Mobile, have varying degrees of network coverage over the development area.

The mobile wireless communications technology is becoming increasingly more and

more accessible and affordable to the person in the street. This, in turn, is placing

more and more pressure on these service providers to expand and strengthen their

network coverage and improve their services in a highly competitive and aggressive

market, where all four of the Service Providers are vying for their respective share of

the market.

Given that this sector is either private or semi-privately owned, no future planning

information is available from the service providers in order to expand any further on

this matter.



Telkom have however, been provided with the preliminary layout plans in order to

include this development into their future planning framework. At this stage, Telkom

do not have adequate network infrastructure in place in order to accommodate the

proposed development. Telkom are also unable to advise as to whether they are

prepared to provide a fibre optic cable link from the nearest exchange to the

development. Nevertheless, should the feasibility study indicate that Telkom would

not be able to get an acceptable return on their infrastructure investment, then the

developer would either have to contribute towards the total capital costs or provide a

portion of the cost in order to make the installation viable.

Section C2.8 Waste Removal

The KwaDukuza Local Municipality is the services authority responsible for the

planning and operationalisation of a functional solid waste removal and disposal

system/service within the proposed development area. Depending on circumstances

at the time when the services will be required, the Local Authority may consider sub-

contracting the collection and removal of solid waste out to a private Contractor. The

total volume of solid waste that will be generated once the project area is fully

developed is estimated to be approximately 923m3 per annum. As far as the available

land fill sites are concerned, this is an element that is continually being reviewed and

managed by the Local Municipality together with their appointed Services Provider in

order to ensure that this service can be provided on a sustainable basis. The

Municipality has entered into a long term agreement with the Dolphin Coast Waste

Disposal land fill site in order to secure the disposal of solid waste rights. There is

currently sufficient capacity available at the Dolphin Coast Land Fill site to receive all

collected solid waste from the Municipality for the foreseeable future.

Section C3 Internal Engineering Services

Section C3.1 Sanitation Scheme

The internal sewerage reticulation shown on the layout drawings, included in Part G4

was designed utilizing the design norms and standards as stipulated in Section

C3.1.1.

The entire development gravitates towards the south eastern boundary of the

development site. The internal sewer reticulation network will connect at this point to

the proposed sewage treatment package plant.



Where the proposed new reticulation pipeline (P34; P35 and P37) sewer crosses the

wetland alongside an existing cane track, close consultation with the Environmentalist

and ECO shall be undertaken so as to ensure that there is minimal damage and

disruption to same. Furthermore, the rehabilitation thereof shall be supervised and

monitored by the ECO during the construction process.

Section C3.1.1 Design Standards

The design of the sewer network will inter alia be based on Ilembe District

Municipality’s design standards and the design standards and criteria as set out in the

“Guidelines for the Human Settlement Planning and Design, compiled under the

patronage of the Department of Housing by CSIR Building and Construction

Technology” (RED BOOK). The applicable design norms and standards adopted for

this project are summarised below:

SANITATION UNIT FLOWS

Description of Consumer Daily Flow

Residential Households 1 750ℓ per unit per day

Sectional Title Households 960ℓ per unit per day

Peak factor 2.50

Allowance for extraneous infiltration 15% of capacity of pipe reserved.

SANITATION DESIGN GUIDELINES

Parameter Element Guidelines

Minimum pipe diameter

Minimum pipe diameter

Gravity sewers

Inside Erven (house

connections)

160 mm

110mm

Minimum velocity at full

flow Gravity sewers 0,7 m/s

Design capacity All pipes d/D = 0,8

Minimum slopes for

pipes

110mm

160mm : 1 to 4 houses

160mm : > 4 houses

1 : 60

1 : 120

1 : 200

Pipe materials 110mm to 160mm Diameter Solid Wall uPVC Class 34

to SANS 791

Location of sewers In road reserves

(As per Typical Road

Cross sections included in

Part G4




Midblock

1,0m from erf boundary

Distance between

Manholes

All Sewers 80m (Max)

Minimum Cover over

pipe

In road reserves

On stands

1,0 m

0,6 m

Section C3.1.2 System Demand

The total sewer effluent discharge from the proposed Development can be calculated

as follows.

Land Use Residential

Units Unit Flow

(kℓ/d) Total Flow

(kℓ/d)

HIGH COST HOUSING

Special Residential Households 32 1.75 56

Sectional Title Households 93 0.96 89

Sub-Total 125 2.71 145

The peak flows are calculated as follows :

Peak Dry Weather Flow (PDWF) = ADWF/(3,6x24) x PF = 145/(3,6 x 24) x 2.5

= 4.2ℓ/s

Peak Wet Weather Flow (PWWF) = PDWF x 1.15

= 4.2 x 1.15

= 4.8ℓ/s

Section C3.1.3 Internal Sewer Reticulation

Refer to Part … for a copy of the proposed internal reticulation network plans for the

Helmsley Country Estate Development.

Sewage shall be collected at the lowest point of the boundary on each residential

stand. Typical sewer infrastructure details of the house connections, sections and

manholes, etc. are included in Part G4 of this PED report.

Section C3.2 Water Supply Scheme



Section C3.2.1 Design Standards and Specifications

The design of the potable water network will inter alia be based on Ilembe District

Municipality’s design standards, SANS 10090:2003 and the design standards and

criteria as set out in the “Guidelines for the Human Settlement Planning and Design,

compiled under the patronage of the Department of Housing by CSIR Building and

Construction Technology” (RED BOOK). The applicable design norms and standards

adopted for this project are summarised below:

WATER SUPPLY UNIT DEMANDS

Description of consumer Daily demand

Special Residential Households 2 500ℓ per unit per day

Sectional Title Households 1 200 per unit per day

Public Open Space No water demand

Peak Factor 8

WATER DESIGN GUIDELINES


Pressure Maximum (Static) 90m

Dynamic Pressure Min 24m

Flow

Velocity

Residential Areas Max 2 m/s (Excluding Fire

Flow)

Losses Secondary 10%

Fire Flow Single Residential erven (SANS 10090:2003)

Flow at Hydrant 20l/s

Total required Fire Flow 31.67ℓ/s

Pressure Min 7m (At Abstraction point)

Fire

Hydrants

Spacing 240m

Maintenance Isolation zone size

Max Number of valves to isolate

a zone

600m of pipeline

4 valves

Piping Size Min 75mm Dia

Material uPVC Class Varies




Pipe

Location All Areas

(As per Typical Road Cross

Sections included in Part G3)

Cover to

Pipes

Sidewalks

Road Crossings

Across Erven (house

connections)

Other services Present

Min 1m

Min 1m

Min 0,6m

Max 1m

Min 0,8m

Max 1,5m

Section C3.2.2 Water Demand

The total annual average daily demand (AADD) for water of the proposed Helmsley

Development can be calculated as follows.

Land Use Residential

Units Size ha /

stand Area (ha)

Unit Demand

(kℓ/d)

Total Demand

(kℓ/d)

HIGH COST HOUSING

Special Residential Households 32 Varies Varies 2.5 80

Sectional Title Households 93 varies Varies 1.2 112

Sub-Total 125 192

Instantaneous peak flow (Peak Factor = 8.0) = 1 536kℓ/d (Entire Development)

= 17.8ℓ/s

Section C3.2.3 Internal Water Reticulation

Refer to Part G3 for a copy of the proposed internal water reticulation network plans

for the Helmsley Country Estate Development.

Water use shall be metered conventionally at the boundary of each residential stand.

Fire fighting water shall also be drawn from the domestic water reticulation mains

through fire hydrants that will be installed in accordance with Ilembe District

Municipality’s norms and standards.

Typical water infrastructure details of the metered house connections, fire hydrants

and valve chambers are included in Part G3 of this PED report.



Section C3.2.4 Water Network Analysis

Utilizing the abovementioned design norms and standards, different operating

scenarios for the proposed water reticulation network were evaluated technically by

simulating the proposed reticulation network with hydraulic simulation software. The

results of the various simulations for the normal flow, peak flow and fire flow scenarios

are included in Annexure F7 of this PED report.

Section C3.3 Road infrastructure

All the internal roads shall be constructed to the minimum norms and standards, as

well as satisfaction of the KwaDukuza Municipality and will receive hardened surfaces

and kerbing on both sides.

The road surfacing material to be used on the various internal roads within the

proposed residential development shall be a Client/Architect/Urban designer specific

requirement. Once a final decision has been made on the type of surfacing material

type to be used, a full design report will be compiled addressing the various design

aspects for each internal road class.

● All the internal roads within the Estate are classified as Class 5 residential

access roads

● Generally, the cut and fill earthworks embankments for the road prism will fall

within the road reserve. However, some sections of the roads (residential

access roads) where cut and fill slopes extends beyond the road reserve, the

full extent of these encroachments can only be determined during the detail

design stage.

Refer to Part G1 of this PED report for a copy of the proposed internal roads network

plans for the Helmsley Country Estate Development.

The following design strategy will be adopted for the pavement design:

● Analysis period 30 years

● Structural design period 20 years

● Turning circles, turning tees to be designed in order to accommodate service

vehicles (eg. refuse collection trucks, etc.)

A detailed geotechnical investigation will be required in order to determine the road

central line material classification and in-situ soil conditions for designing the most

economical and suitable pavement structure.

Furthermore, only once the road surface type has been confirmed a full stormwater

analysis will be undertaken in order to determine the type of stormwater management



systems to be used.

● the use of street surface drainage will be accommodated as far as possible.

● once the maximum allowable street surface drainage capacity within the road

prism is reached - the stormwater will be diverted by means channels and/or

below ground stormwater pipes which will be routed to the nearest lowest point

/ wetland area or stream / river.

New wetland crossings have been kept to an absolute minimum – if at all and existing

crossings were utilised wherever possible. All existing wetland crossings will be

designed strictly in accordance with the requirements of the stormwater management

plan, the environmental impact assessment and the recommendations of the wetland

study.

Table 13: Summary of Design parameters for Class 5 roads (residential access – 16m reserve)

Description Parameter

Road reserve 16m

Road width 5,5m

Design speed 50 km/h

Minimum curve radius 120m

Maximum gradient 10%

Minimal vertical curve length 100m

Minimum super elevation 2.5%

Minimum K value for vertical curves 10

Stopping sight distance (SSD) 65m

Barrier sight distance (BSD) 140m

Decision sight distance (DSD) 160m

Table 14: Summary of Design parameters for Class 5 roads (residential access – 13m

reserve)


Road reserve 13m

Road width 5,5m



Maximum gradient 10%







Table 15: Summary of Design parameters for Class 5 roads (residential access – 10m

reserve)


Road reserve 10m



Road width 5m



Maximum gradient 10% (12.5% if not longer than 70m)







Section C3.3.1 Traffic Studies

A Traffic Impact Assessment was carried out by Bigen Africa Services in August 2007.

The report concluded that :

(i) The proposed Helmsley Residential Country Estate development will probably

only generate up to 64 vehicle trips during the peak AM/PM hour on the

existing road network.

(ii) These additional vehicle trips/traffic generated by the proposed development

will have an inconsequential effect on the level of service and/or performance

on the existing surrounding road network/infrastructure.

(iii) The sight distances are generally good in both directions within the proposed

Estate’s point of access. However, the access and/or entrance to the estate

will be upgraded as part of the proposed development application in order to

ensure adequate off road stacking, security and effective access control

conditions into and out of the Estate is established.

(iv) All internal access roads shall be designed in accordance with the red book

standards.

(v) Although a standard typed B3 DoT access intersection is adequate for the

proposed development due to the relatively low anticipated traffic volumes, it

is, however, recommended that :

● the Estate’s proposed new entrance gate be aligned as perpendicular as

possible to the centre line alignment of the D176 District Road;

● the entrance gate be set back approximately 20 – 30m in order to create

an off the road stacking facility for residents entering and/or exiting the

estate;



● a small number of off-the-street limited duration parking facilities be

planned and established into the access control system at the proposed

entrance gate for those vehicles with permit/access problems;

● these recommendations will also ensure that the proposed 3 – 5 car

stacking facility that will be created at the entrance remains clear in order

to ensure that the through traffic is maintained at all times;

● some of the applicable design principles as contained in the typical DoT

local access road intersection and cross section details be incorporated

into the detail design of the proposed new access/entrance gate.

Section C3.4 Stormwater Infrastructure

It is proposed that the design of stormwater drainage facilities be carried out in terms

of the “Guidelines for Human Settlement Planning and Design” compiled under the

patronage of the Department of Housing by CSIR Building and Construction

Technology. These guidelines are commonly known and referred to as the “Red

Book” and the Road & Stormwater Drainage Manual. Due cognisance will be taken

of the preferences of, as well as the norms and standards set by the KwaDukuza

Local Municipality and DoT in this regard.

The principles and parameters of the stormwater management plan, as well as the

requirements of the environmental management plan must guide the design of the

stormwater reticulation system, including the treating of outlet control structures and

discharge into the natural drainage courses.

Section C3.4.1 Internal Services

Attenuation facilities will be required in order to control and manage the difference

between the pre and post development run off into the tributaries of the Wewe River.

Once the road geometry has been finalised and confirmed, a full storm water analysis

will be undertaken in order to determine the extents of the storm water management

systems to be used.

The use of the road reserve and street surface drainage areas will be used in

order to accommodate the major flood events as far as possible.

Once the maximum allowable street surface drainage capacity is reached the

stormwater will be diverted by means channels and/or below ground stormwater

drain pipes which will be routed to the nearest lowest point / wetland area or

stream / river.



In general, stormwater within the development will be managed and controlled by

means of surface drainage as far as possible within the road reserves and hard

standing areas, which will, in turn, be fed into a channel and/or piped stormwater

reticulation system via kerb inlets and eventually discharged into natural watercourses

via stormwater outlet structures complete with head and wing walls.

It is anticipated that run-off from all the roofs and paved areas such as

driveways/parking areas will be fed into the piped stormwater system, which will

discharge to the natural drainage lines. Erosion protection will be provided in the form

of gabion and reno mattress structure where required.

Table 16 contains a summary of the Design Criteria used to analyse the stormwater

network.

Table 16: Stormwater Drainage Design Criteria

Design Method Rational Method

Design Storm Frequency General Piped Reticulation Network

1 in 5 years return period

For a 15min time of concentration

Critical Areas

1 in 10 years return period

For a 15min time of concentration

Minimum Pipe Diameter 450mm

Minimum Pipe Gradient 0,5%

Pipe Material Concrete spigot and socket with rubber rings

Manholes Brick work

Headwalls Combination of concrete, brick and gabion mattresses

Section C3.4.2 Design Flood Frequencies

The proposed design flood frequency for the minor storm is 1 in 5 years on non critical

areas and 1 in 10 years in critical areas, whilst 1 in 50 years design flood recurrence

interval is proposed for the major storm. Whereas, restrictive “no go” flood lines for

residential developmental will be determined for the 1:100 year flood.

Section C3.4.3 Runoff Calculation Method

The stormwater catchment areas are all relatively small and it is therefore proposed

that the rational method be used in order to determine the peak discharge flows.

Section C3.4.4 Precipitation



Rainfall data as recorded on the Design Rainfall Depths at selected stations in SA

from the Frasers weather station (WB number 241302) located at Latitude 28°32’

Longitude 31°11’ was used for the hydrological assessment. The weather station is

located closest to the proposed development area.

The mean annual precipitation (MAP) recorded at this weather station is 971 mm.

Section C3.4.5 Stormwater Drainage Facilities

Primarily, stormwater will be intercepted by the road network, which will be

transported on the road surface and side drains and ultimately into kerb inlets and

then be discharged through an underground pipe system into the attenuation drainage

path located within public open spaces.

Section C3.4.6 Erosion Protection at Stormwater Outlets

The energy dissipation of stormwater discharged from stormwater outlet structures

will be effected in order to prevent or minimise downstream erosion and scouring.

Section C3.4.7 Attenuation

The attenuation of stormwater shall be effected throughout the proposed

development. These structures will attenuate the increased post development flow

volumes for the whole development area so as to ensure that the nett inflow into the

Wewe River does not change. The stormwater attenuation measures will be planned

in consultation with and approved by the KwaDukuza Local Municipality.

Section C3.4.8 Access Road

The current access road to the existing homestead on the proposed development site

has 3 existing stormwater culvert structures where it crosses 3 watercourses. This

existing access road is earmarked for upgrading in order to serve the proposed new

residential estate. It is reported that the current pipe culvert structures experience

frequent blockages and consequent overtopping.

Two of the three watercourses originate from within cane fields, i.e. drainage contours,

with relative short runs before it crosses the road, i.e. small catchment areas with a

relatively small runoff. The third watercourse is more defined with a larger runoff and

originates further north west of the proposed development area before it crosses the

existing access road.



The convergence point of the watercourses is approximately 200m south of the

existing access road and the 1:100 year runoff at this point was calculated at 41,5mᶟ/s

when the flood line determination was undertaken.

According to the SANRAL Road Drainage Manual, a storm interval of 1:2 years is

used for the design of stormwater structures at tertiary roads. The 1:2 year runoff at

the convergence point was calculated at 6mᶟ/s.

A detailed survey and geotechnical investigation of the access road and surrounding

area will be undertaken in due course. The vertical and horizontal alignment will be

adjusted in order to conform with Kwadukuza’s design standards. The existing road

prism will be upgraded and appropriate road layerworks constructed once the central

line geotechnical results have been obtained. The watercourse crossings shall be

upgraded and re-constructed within rectangular portal stormwater culverts laid on a

thick, permeable dump rock layer in order to allow water seepage as per the typical

detail attached in Part G2. The proposed culverts will be more accessible for

maintenance purposes.

During larger rainfall events, the road and culvert structure design will allow for

overtop. A concrete road slab and associated guide blocks will be constructed in

order to facilitate and manage the occasional flood management conditions.

Section C3.5 Electricity and Street Lighting

Section C3.5.1 Electricity

The internal electrical reticulation is shown in Part G5.

The internal power supply for the proposed estate will consist of an 11kV underground

cable network following the roadways terminating in 11kV/400V minisubs located on

road verges in positions as determined by the load centres, with additional minisubs

positioned for the sewage package plant and borehole pumps. All of the minisubs

used would need to have internal switchgear excluding the one feeding the sewage

package plant.

A ring feed will be created through the residential portion of this estate linking the

borehole minisub to the residential minisubs. The sewage package plant will,

however, remain on a radial feed.

From a phasing point of view the ring feed can be created and completed at a later

stage once the last phase is commissioned, but it is recommended from a quality of

supply point of view.



The internal estate cables will be made up of a 50mm2 11kV 3C Cu XLPE cable.

The minisubs would supply power at 400 Volts to consumer distribution units (CDU’s)

with a density of approximately 1 per 4 houses (dependent on layout). The minisub

would also provide power to the proposed street lighting.

Section C3.5.2 Street Lighting

Street lighting will consist of 100 Watt HPS streetlights on a 4m above ground pole to

illuminate the street to an “A3” service level.


This will comprise of a network of 110mm diameter PVC sleeves buried along road

verges with manholes varying in size from 1,2m x 1,2m to 600 x 600mm at various

points terminated into mini field exchanges in fiberglass kiosks located on road verges

until a full feasibility study for the proposed development has been completed by

Telkom.

Should Telkom find that it is feasible to reticulate the development they would install

a network of cabling into the sleeves for at least one pair per house connected back

to the mini exchanges. If it is not considered feasible, the developer would have to

pay to put the reticulation infrastructure into the Development. The cost estimates

provided in this PED are based on the latter.

Section C3.7 Solid Waste Removal/Collection

Most of the waste that will be generated within the Helmsley Country Estate

development will be of a domestic and household nature. All waste will be collected

by means of a rear-end loader and disposed of at the designated land fill site by the

local municipality’s Services Provider. No on-site storage or illegal dumping of solid

waste shall be permitted within the proposed development.

Section C3.8 Maintenance

The operation and maintenance of the internal roads network, bulk sewage treatment,

internal sewerage reticulation, bulk water supply and internal water reticulation within

the proposed housing estate shall be the responsibility of the Home Owners

Association/Body Corporate, unless otherwise agreed to in the Service Level

Agreements (SLA’s) with the relevant services authority.



The various bulk, link and internal services for the proposed Helmsley Country Estate

Development is further subject to two separate Service Level Agreements entered

into between the Developer and the iLembe District Municipality in respect of the

water and sanitation services, as well as KwaDukuza Local Municipality in respect of

the roads, stormwater and electrical services.

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Part D Conclusions and Recommendation

Section D1 Phasing of Implementation

Apart from the PUD sites – a development of this size and nature would not normally

be implemented in a phased approach, simply because it is relatively small and the

bulk services are located at the two farthest extremities of the development site.

However, it may not be a bad idea to first concentrate on the development of the

individual free standing erven and then release some of the PUD Sectional Title sites

as the demand/take up dictates. Furthermore, this would also be governed by the

following parameters :

- Availability of funds to construct the bulk and link infrastructure (electricity, water

and sewage treatment facility);

- Market their demands for housing/land;

- Attractiveness of the land/estate.

Section D2 Conclusion

Based on the initial investigations and subsequent preliminary engineering design, we

conclude the following :

- The construction of civil and electrical infrastructure to service the proposed

planning layout is feasible. However, the costs are significantly higher than the

average, largely due to the relatively small size of the proposed development and

the required bulk and link services complement;

- Access to the higher order road network is possible;

- There are no adverse geotechnical conditions that would prohibit the proposed

development;

- There are no existing municipal bulk and link water and sanitation services

currently available in the area. However, these services can be provided by the

Developer on a sustained and cost effective basis;



- The provision of bulk electrical infrastructure has already been established with

close co-operation of the KwaDukuza Local Municipality and other developers, or

development initiatives, in the area;

- Nevertheless, notwithstanding the above, the proposed development can in the

interim, almost be entirely self sufficient with regard to the various bulk services

options recommended and designed for implementation under this PED report.

In terms of which, it is hereby recommended that the following servicing options be

adopted for the development of the proposed Helmsley Country Estate.

Section D3 Bulk Water Supply

It is recommended that a ground water supply scheme be established and developed

as set out under Section C2.2 of this report at an estimated cost of R3 039 500-00

(excluding professional fees and VAT).

This option proposes to:

Equip 2 x boreholes (already sited, drilled and tested);

Construct a 575 / 600kℓ ground level reservoir or an elevated storage tank (300kℓ);

Construct a potable water treatment package plant – consisting of a disinfection

and filtration system at the reservoir site;

Construct pipelines from boreholes to the package plant;

Pipework at reservoir site; and

Electrical supply to the boreholes and reservoir site (including telemetry / leveldet

control system).

Section D4 Bulk Sewage Treatment Facility

It is recommended that the sewage treatment (package plant) option as set out under

Section C2.3 of this report at an estimated cost of R2 294 200-00 (excluding

professional fees and VAT) be implemented. However, it is recommended that inputs

from the Landscape Architect be obtained during the detail design phase of the project

in order to disguise the section of the treatment plant which will be visible above

ground.

Section D5 Bulk Electrical Supply

It is recommended that the bulk electrical supply from the Manor Mews sub-station

Option 1 alternative as set out under Section C2.5 at an estimated cost of R8 972 000-

00 (excl. professional fees and VAT) be implemented.

Section D6 Bulk Telecommunications Supply



No bulk telecommunication contributions are recommended for this project at this

stage.

Section D7 Internal Services

(i) It is recommended that the Internal Sewer Reticulation be provided by the

Developer at the level of service as set out under Section C3.1 of this report at

an estimated cost of R4 488 173-00 (excl. professional fees and VAT).

(ii) It is recommended that the Internal Water Reticulation be provided by the

Developer at the level of service as set out under Section C3.2 of this report at

an estimated cost of R3 340 645-00 (excl. professional fees and VAT).

(iii) It is recommended that the Internal Roads and Stormwater reticulation be

provided by the Developer at the level of service as set out under Sections C3.3

and C3.4 of this report at an estimated cost of R17 459 047-00 (excl.

professional fees and VAT).

(iv) It is recommended that the Electrical Reticulation and Street Lighting be

provided by the Developer at the level of service as set out under Section C3.5

of this report at an estimated cost of R7 223 590-00 (excl. professional fees and

VAT).

(v) Telecommunication

It is recommended that an amount of R330 000-00 (excl. professional fees and

VAT) be provided for the internal sleeve pipe installation costs for this future

service provision. This amount has been included under the internal electrical

cost in item no. (iv) above.

Please refer to Part E of this report for a summary of the Bulk and Internal Costs.

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Part E Programme and Financing

Section E1 Programme

Refer to Annexure E1 for the proposed programme of the works. This Gantt Chart

programme has been summarised as follows in the table below.

Task Name Duration Start Finish

Project Initiation 13 days Tue, 13/03/18 Thu, 29/03/18

Stage 2 – Concept & Viability (PED) 46 days? Fri, 30/03/18 Fri, 01/06/18

Detail Design and Working Drawings 35 days Mon, 04/06/18 Fri, 20/07/18

Tender Stage 35 days? Mon, 18/06/18 Fri, 03/08/18

Tender Duration 43 days Mon, 06/08/18 Thu, 04/10/18

Construction 480 days Fri, 05/10/18 Thu, 06/08/20

Close Out 255 days Fri, 23/08/19 Thu, 13/08/20

Section E2 Capital Costs

Refer to Annexure F8 for the detailed cost schedules for the works. The project cost

excluding professional fees have been summarised as follows:

Summary of Preliminary Cost Estimates for Bulk Infrastructure

Description Amount

Sewage Treatment package plant 2 924 100.00

Bulk water supply (BH, pumplines, reservoir and treatment) 3 039 500.00

Bulk Electrical Supply 8 972 000.00

Access Intersection 190 000,00

Perimeter Security Fencing 4 524 975.00

Sub-Total 19 650 575.00

Preliminary and General 3 537 103.50

Pre-Construction escalation (0.5%) per month for 5 months 579 691.96

Post-Construction escalation (0.5%) per month for 12 months 1 391 260.71

Contingencies (10%) 2 515 863.12

Total Cost for Bulk Infrastructure (excl. VAT) 27 674 494.29

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Summary of Preliminary Cost Estimates for Internal Infrastructure

Description Amount

Sewer 4 488 173.00

Water 3 340 645.00

Roads 13 653 316.00

Stormwater 3 805 731.00

Electrical house connections, meters and street lights 7 223 590.00

Sub-Total 32 511 455.00

Preliminary and General 5 852 061.90

Pre-Construction escalation (0.5%) per month for 5 months 959 087.92

Post-Construction escalation (0.5%) per month for 12 months 2 301 811.01

Contingencies (10%) 4 162 441.58

Total Cost for Internal Infrastructure (excl. VAT) 45 786 857.42

Notes:

All amounts are exclusive of VAT

Costs are inclusive of the following allowances:

- Contingencies 10%

- Escalation (Pre and Post-Construction) 0.5% per month

- Preliminary & General 18%

Summary of Estimate of Costs

Total Project Costs

* Internal Infrastructure

* Bulk Infrastructure

* Professional Fees

* Total Infrastructure

Costs per Unit

* Housing Estate (125 units)

45 786 857,42

27 674 494,29

5 866 960.80

79 328 312.51

634 626.50

The total Order of Magnitude cost estimate for the Civil and Electrical Services on the

proposed Helmsley Country Estate Development located on PTN 161 Farm

Compensation No. 868, is estimated at R79 328 312.51 (incl. professional fees and

excluding VAT).

Documents

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