PORTION 108 OF THE FARM UITZICHT NO 216

APPLICATION FOR

TEMPORARY LAND USE DEPARTURE

CLIENT: BRACKEN GARDENS SHOPPING CENTRE cc

PREPARED BY: MARIKE VREKEN URBAN AND ENVIRONMENTAL PLANNERS

SEPTEMBER 2014

CONTENTS

(I) TABLE OF CONTENTS

SECTION A : BACKGROUND ................................................................................... 3

1. BACKROUND ....................................................................................... 3

2. THE APPLICATION ................................................................................ 3

3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP ....................................... 3

SECTION B : DEVELOPMENT PROPOSAL ................................................................ 4

4. DEVELOPMENT SPECIFICATIONS ............................................................. 4

4.1. Alzheimer’s & Dementia Residential Care Centre ...................... 5

5. CIVIL SERVICES .................................................................................. 5

6. ELECTRICAL SERVICES .......................................................................... 6

7. TRAFFIC & PARKING ....................................................................... 6

7.1. Access ....................................................................................... 6

7.2. Parking ..................................................................................... 6

SECTION C : CONTEXTUAL INFORMANTS .............................................................. 7

8. LOCALITY ........................................................................................... 7

9. CURRENT LAND USE AND ZONING ........................................................... 7

9.1. Land Use ................................................................................... 7

9.2. Zoning ....................................................................................... 8

10. CHARACTER OF SURROUNDING AREA....................................................... 8

11. EXISTING POLICY FRAMEWORKS .......................................................... 10

11.1. Western Cape Provincial SDF (2013) ...................................... 10

11.2. Knysna SDF (2008) ................................................................. 11

SECTION D : MOTIVATION ................................................................................... 12

12. WESTERN CAPE LAND USE PLANNING ORDINANCE, 1985 (ORDINANCE 15 OF

1985) 12

13. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF

2013) 12

14. CONSISTENCY WITH SPATIAL POLICY DIRECTIVES ................................... 14

15. LOCATIONAL REQUIREMENT OF ALZHEIMER’S CARING FACILITY 14

16. SOCIO-ECONOMIC IMPACT .................................................................. 15

17. PROVISION OF A MUCH NEEDED SERVICE TO THE AREA ............................. 16

18. NO NEGATIVE ENVIRONMENTAL IMPACT ................................................ 17

19. AGRICULTURAL POTENTIAL ................................................................. 17

20. VISUAL IMPACT................................................................................. 17

21. NO IMPACT ON EXISTING RIGHTS ........................................................ 18

22. CONSISTENCY WITH SPLUMA PRINCIPLES ............................................ 18

23. CONCLUSION .................................................................................... 19

(II) ANNEXURES

ANNEXURE A. Power of Attorney and Company Resolution

ANNEXURE B. Application Form

ANNEXURE C. Title Deed

ANNEXURE D. SG Diagrams

(III) PLANS

PLAN 1. Locality Plan

PLAN 2. Land Use Plan

PLAN 3. Zoning Plan

PLAN 4. Site Development Plan

(IV) TABLE OF FIGURES

FIGURE 1. Proposed Site Development Plan ................................................................ 4

FIGURE 2. Example of guest rooms to be converted to accommodate Alzheimer’s or

Dementia Residents .................................................................................. 5

FIGURE 3. Locality ................................................................................................... 7

FIGURE 4. Existing Guest House ................................................................................ 8

FIGURE 5. Addition Dwelling Unit .............................................................................. 8

FIGURE 6. Bay View Apartments on Ptn 110of the farm Uitzicht No 216 ........................ 9

FIGURE 7. Villa Castollini on Ptn 105 of the Farm Uitzicht No 216 ................................. 9

FIGURE 8. Ocean View Lodge near the application area ............................................... 9

FIGURE 9. Extract from the Knysna SDF ................................................................... 12

FIGURE 10. Location Of Critical Biodiversity Areas In Relation To The Application Area ... 17

SECTION A : BACKGROUND

1. BACKROUND

Portion 108 of the Farm Uitzicht No 216 is an agriculturally zoned property on the western

heads in Knysna. Given the slope of the land and the vegetative cover on the land, the

property is not suitable for agricultural purposes; hence the owners have to find other means

to generate an income from the land.

During 2013 the Knysna Municipality approved the consent use to allow a guest house to be

operated on the property.

The owners envisage transforming the guest house into an Alzheimer’s and dementia care

centre. The care centre will provide residence with relationship-centred care where residents

can live as independable and comfortable as possible in a safe and beautiful environment.

The owners of the application area resides in the existing dwelling on the property and

simultaneously the dwelling will be used to accommodate, 7 bedrooms for demented and

Alzheimer’s patients. Depending on the demand of Alzheimer’s and dementia residents an

exception will be made to accommodate 3 bedrooms for assisted living purposes.

The owner of the property has thoroughly conducted research on the demand and care

requirements for dementia and Alzheimer’s patients. The owner will employ staff that

possess the necessary skills and first-hand experience of what is required to formally attend

and care for the resident’s specific needs.

2. THE APPLICATION

Marike Vreken Urban and Environmental Planners has been appointed by Bracken Gardens

Shopping Centre CC to prepare and submit the required application documentation (refer

ANNEXURE A: Power of Attorney and Company Resolution and ANNEXURE B: Application

Form) for:

Temporary land use departure, in terms of Section 15a(ii) of the Land Use Planning

Ordinance, 1985 (15 of 1985) on the Agricultural Zone I property to allow for “a

residential facility for older persons with Alzheimer’s and Dementia”;

3. PROPERTY DESCRIPTION SIZE AND OWNERSHIP

A copy of the Title Deed which include all the information outlined below are contained in

ANNEXURE C. The Surveyor General Diagram for the subject property is contained in

ANNEXURE D.

Title Deed Number T40197/2001

Title Deed Description: Portion 108 (a portion of portion 54) of the farm Uitzicht No.

216, in the Municipality of Knysna, Western Cape

Property Owner Bracken Gardens Shopping Centre cc

Title Deed Restrictions: There are no title deed restrictions that prevent the

application

Bonds: No bonds are registered on the property

Property Size: 21,1765Ha (twenty one comma one seven six five hectares)

Servitudes: There is a 5m wide aqueduct and access servitude registered

over the Eastern boundary of the property. There is a

second servitude 753m2 in extent shown on the South

Eastern corner of the property.

SECTION B : DEVELOPMENT PROPOSAL

4. DEVELOPMENT SPECIFICATIONS

(Refer to Plan 4: Site Development Plan)

No structural amendments will transpire to the increase of the building footprint. The current

guest rooms will be converted to comfortably accommodate dementia and Alzheimer’s

residents.

FIGURE 1: PROPOSED SITE DEVELOPMENT PLAN

4.1. Alzheimer’s & Dementia Residential Care Centre

The existing residential property, currently used as a guest house, will be transformed to

accommodate an Alzheimer’s and Dementia Residential care centre. There will be no

structural amendment to the building that will increase the building footprint. The only

amendments applicable to the application will be interior amendments to ensure that the

care centre meets the health and safety requirements applicable to an Alzheimer’s and

Dementia care centre.

The proposed care centre will accommodate 7 Bedrooms and will have the capacity to

accommodate 14 residents. The care centre will also provide the option to accommodate 3

bedrooms to be used for assisted living depending on the demand of the Alzheimer’s or

demented residents. The 3 assisted living rooms will be a separate living space from the

Alzheimer and dementia residents with assisted living residents located in the western

quarter of the home and the Alzheimer’s and Dementia patients located on the eastern

quarter of the House. However, it must be made clear that the main focus will be to

accommodate Alzheimer’s and Demented patients.

FIGURE 2: EXAMPLE OF GUEST ROOMS TO BE CONVERTED TO

ACCOMMODATE ALZHEIMER’S OR DEMENTIA RESIDENTS

The recreation room will be located in the centre of the care centre and will be used by the

residents for daily activities such as workshops, games etc.

The self-catering unit located adjacent to the recreation room will be transformed into a fully

functional kitchen where daily meals will be prepared for the residents. The remaining room

will be altered to accommodate a dining hall where residents can enjoy prepared meals.

5. CIVIL SERVICES

The application area is currently serviced with municipal water and no additional capacity is

required. Rain water is also harvested for irrigation purposes. The guest house currently has

a French drain to accommodate on site generated sewage.

6. ELECTRICAL SERVICES

Electricity is currently provided by Knysna Municipality. The application currently has 3-

phase electrical supply, and no additional electrical capacity is required to accommodate the

proposed care centre.

7. TRAFFIC & PARKING

7.1. Access

There is an existing road network servicing this area. Access to the proposed care centre will

be off Brenton Road (DR 1600). The proposed development will not pose any problems in

terms of site as the property is located on a lower height than the existing road. The

proposed development will have no negative impact on traffic volumes as residence who

suffer from Alzheimer’s or dementia are not eligible to drive. Owners of the property will be

responsible for driving the residence into Town on a notable basis.

It is therefore clear that the proposed land use will not generate any additional traffic, in fact

the conversion of the land use from a guest house to a Alzheimer’s & Dementia Care Centre

will reduce the traffic impact on the area.

7.2. Parking

Given the nature of intended land se there are no specific prescribed development

parameters for this Specified specialised institutional use. Therefore, no parameters are

applicable to parking bays and the number of parking bays provided shall be determined by

the local council.

The site development plan (Plan 4) shows that it is possible to provide 15 parking bays on

the site. These bays will be used by the relevant staff, owners and visitors to residents on

the property.

SECTION C : CONTEXTUAL INFORMANTS

8. LOCALITY

(Plan 1: Locality Plan)

FIGURE 3: LOCALITY

The application area is located on the Knysna Western Heads, overlooking Knysna and

approximately 500m west of the Lake Brenton Township and approximately 800m west of

the Brenton on Sea Township.

The northern boundary of the property is bordered by Portion 3 of the Farm Uitzicht no. 216,

which is a railway siding between the application area and the Knysna Lagoon. The property

is located in a rural area that is predominantly characterised by low density rural residential,

and tourism related uses.

Access and egress to the application area is obtained via the Brenton Road (DR1600).

9. CURRENT LAND USE AND ZONING

9.1. Land Use

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The application area is currently used for tourist accommodation purposes. The owners of

the property reside in the same dwelling unit that is being used as for the guest house. The

The Site DR 16000

DR 1772

additional dwelling unit is currently being used as a storage room and the owners envisage

renovating the additional dwelling unit into a staff room (manager’s house).

FIGURE 4: EXISTING GUEST HOUSE

FIGURE 5: ADDITION DWELLING UNIT

9.2. Zoning

(Plan 3: Zoning Plan)

Portion 108 of the Farm Uitzicht No 216 Knysna is deemed to be zoned ‘Agriculture Zone I’ in

terms of the Section 8 Zoning Scheme Regulations as promulgated by the Land Use Planning

Ordinance, 1985 (15 of 1985). The property also has a consent use approval to use a

portion of the property for a radio mast.

10. CHARACTER OF SURROUNDING AREA

The application area is located in an area that is characterised by rural residential and

tourism related uses.

FIGURE 6: BAY VIEW APARTMENTS ON PTN 110OF THE FARM

UITZICHT NO 216

FIGURE 7: VILLA CASTOLLINI ON PTN 105 OF THE FARM

UITZICHT NO 216

FIGURE 8: OCEAN VIEW LODGE NEAR THE APPLICATION AREA

The application area is located between three urban settlements, namely Belvidere; Lake

Brenton; and Brenton on Sea. Access to the application area is obtained from the Brenton

Road (DR1600).

Tourism related land uses in the area include guest houses on Portions 77; 105& 106 of the

Farm Uitzicht No 216. It should be noted that even though most of the properties on the

Western Heads are zoned for agricultural purposes, the Western Heads is not an agricultural

area. Some pine plantations are located along the ridge of the Western Heads. The

properties on the Western Heads are mostly used for rural residential and tourist

accommodation purposes.

The proposed land use will not have any impact whatsoever on the character of the area.

The application is therefore in keeping with the character of the area, and would set a

desirable precedent for other private properties in the area.

11. EXISTING POLICY FRAMEWORKS

11.1. Western Cape Provincial SDF (2013)

The Western Cape Provincial SDF was approved in 2014 by the Western Cape parliament and

serves as strategic spatial planning tool that “communicates the provinces spatial planning

agenda”.

The recent shift in legislative and policy frameworks have clearly outlined the roles and

responsibility of provincial and municipal spatial planning and should be integrated towards

the overall spatial structuring plan for the province. This shift in spatial planning meant that

provincial inputs are in general limited to provincial scale planning. However it is important to

note some of the key policies laid down by the draft PSDF have a bearing on the application.

The following policy supports the development outside the urban edge:

Policy R5: Protect & Manage All Provincial Landscape & Scenic Assets

1. Scenic & Landscape character considerations must have explicit input on Land Use

Management and infrastructure -development in the Western Cape.

2. The protection and enhancement of regional landscapes and scenic assets rely on

appropriate responses to the heritage, biodiversity, agricultural and scenic assets of the

province. It is essential to the future sustainability of the Western Cape that agricultural

resource areas, ecosystem services, heritage and scenic assets are not undermined through

inappropriate development and land use change.

5. Priority focus areas proposed for conservation or protection include:

i. Rural landscapes of scenic and cultural significance situated on major urban edges

and underincreasing development pressure;

ii. Undeveloped coastal landscapes under major development pressure;

iii. Landscapes under pressure for large scale infrastructural developments

Policy E2: Diversify & Strengthen the Rural Economy

4. Compatible and sustainable rural activities (i.e. activities that are appropriate in a rural

context, generate positive socio-economic returns, and do not compromise the environment

or ability of the municipality to deliver on its mandate) and of an appropriate scale and form

can be accommodated outside the urban edge.

The 2009 PSDF draft Rural Land Use Planning & Management Guidelines should be reviewed

and updated to serve as basis for clarifying the interpretation of this policy. The following

criteria should be applied in assessing consistency with this policy:

i. Environmental authorisation;

ii. Compatibility with land use activities suitable in the CBA it is situated in, and

subject to an EIA

iii. Does not alienate unique or high value agricultural land, or compromise existing

farming activities.

iv. Does not compromise the current or future possible use of mineral resources

v. Is consistent with the cultural and scenic landscapes within which it is situated.

vi. Does not involve extensions to the municipality’s reticulation networks (i.e. served

by off-grid technologies)

vii. Does not impose real costs or risks to the municipality delivering on their mandate.

viii. Does not infringe on the authenticity of rural landscapes.

Policy E3: Revitalise and Strengthen Urban Space-Economies As The Engine Of Growth

1. Priority should be given to building the national competitive advantages and innovation

of the Western Cape established and emerging regional economic centres through

appropriate health care to support the knowledge economy.

Policy S3: Ensure Compact, Balanced & Strategically Aligned Activities & Land Uses

5. Prioritise rural development investment based on the economic role and function of

settlements in rural areas

11.2. Knysna SDF (2008)

The During November 2008 the draft Knysna SDF was adopted for planning purposes as a

statutory planning document although it has not been formally endorsed by the Provincial

Government.

The SDF includes the application area within its ‘core conservation area’ in line with the

categories put forward by the provincial spatial development framework. It states specifically

of the ‘Western Head’ core conservation area:

“The coastal dune and the sensitive indigenous vegetation on it must be conserved in

perpetuity. Areas that are low yield forestry areas should be rehabilitated as part of the

coastal green belt stretching from the Western Head into Goukamma Nature reserve

Conservancies should be encouraged by the Municipality and facilitated by the conservation

authorities (SANParks, Cape Nature Conservation) where private land ownership exists on

the Western Head”

With regard to the management and development within core conservation areas the SDF

mentions that “Structures must be designed to reduce physical and visual impact below the

skyline to be appropriate to their setting. “The SDF also states that Low impact eco-tourism

facilities and education related uses could be considered in areas of low sensitivity.

The property is currently being used as guest house facility approved by the Knysna local

Municipality in 2013. Although the property is situated in a core conservation area it is the

intention to maintain the building in its current state and be used as Alzheimer’s and

dementia centre. The proposed development will therefore not trigger any environmental

authorisation nor will the existing development have a negative physical or visual impact on

the surrounding areas.

The Proposal is therefore consistent with the Western Cape Provincial Spatial Development

Framework and the Knysna Spatial Development Framework.

FIGURE 9: EXTRACT FROM THE KNYSNA SDF

SECTION D : MOTIVATION

12. WESTERN CAPE LAND USE PLANNING ORDINANCE, 1985 (ORDINANCE 15 OF

1985)

The Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985) states in Section 36 that the

reasons for refusing an application may only be considered on the basis of the “lack of

desirability” of the proposed land use. The following points must be taken into account when

evaluating the desirability of this application:

Consistency with spatial planning policies

Character of the area

Locality and accessibility

Impact on Existing Rights

13. SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013 (ACT 16 OF 2013)

The National Department of Rural Development and Land Reform is in the process of

drafting the regulations that will serve as the regulatory platform for The Spatial Planning

and Land Use Management Act (SPLUMA). Currently, there is no verified date from the

National Department when SPLUMA will be in effect. One of the main objectives of this act

is to provide a framework for spatial planning and land use management to address past

spatial and regulatory imbalances.

The Site

Section 42 of SPLUMA prescribe certain aspects that have to be taken into consideration

when deciding on an application. These are:

development principles set out in Chapter 2 of SPLUMA

protect and promote the sustainable use of agricultural land

national and provincial government policies

the municipal spatial development framework; and

take into account—

(i) the public interest;

(ii) the constitutional transformation imperatives and the related duties of the

State;

(iii) the facts and circumstances relevant to the application;

(iv) the respective rights and obligations of all those affected;

(v) the state and impact of engineering services, social infrastructure and

open space requirements; and

(vi) any factors that may be prescribed, including timeframes for making

decisions.

SPLUMA sets out the following 5 main development principles applicable to spatial

planning, land use management and land development:

1. Spatial sustainability:

past spatial and other development imbalances must be redressed through

improved access to and use of land;

spatial development frameworks and policies at all spheres of government

must address the inclusion of persons and areas that were previously

excluded;

spatial planning mechanisms, including land use schemes, must incorporate

provisions that enable redress in access to land;

2. Spatial justice:

promote land development that is within the fiscal, institutional and

administrative means of the Republic

ensure that special consideration is given to the protection of prime and

unique agricultural land

uphold consistency of land use measures in accordance with environmental

management instruments

promote and stimulate the effective and equitable functioning of land

markets

consider all current and future costs to all parties for the provision of

infrastructure and social services in land developments

promote land development in locations that are sustainable and limit urban

sprawl; and

result in communities that are viable

3. Efficiency (optimising the use of existing resources and infrastructure)

land development optimises the use of existing resources and infrastructure

decision-making procedures are designed to minimise negative financial,

social, economic or environmental impacts; and

development application procedures are efficient and streamlined and

timeframes are adhered to by all parties.

4. Spatial resilience (allow for flexibility in spatial plans)

flexibility in spatial plans, policies and land use management systems are

accommodated to ensure sustainable livelihoods in communities most likely

to suffer the impacts of economic and environmental shocks.

5. Good administration:

all spheres of government ensure an integrated approach to land use and

land development that is guided by the spatial planning and land use

management systems as embodied in this Act

all government departments must provide their sector inputs and comply with

any other prescribed requirements during the preparation or amendment of

spatial development frameworks

the requirements of any law relating to land development and land use are

met timeously

the preparation and amendment of spatial plans, policies, land use schemes

as well as procedures for development applications, include transparent

processes of public participation that afford all parties the opportunity to

provide inputs on matters affecting them

policies, legislation and procedures must be clearly set in order to inform and

empower members of the public

The motivation in this Section will also indicate how the proposed development will be

consistent with the SPLUMA principles.

14. CONSISTENCY WITH SPATIAL POLICY DIRECTIVES

This development proposal is consistent with all of the approved spatial policy frameworks

that apply to the area. In line with the spatial planning policies in evidence in the area, the

development will:

Protect the highly sensitive endangered ecosystems and natural environment in the

area that is recognised as a Core 1 protected area

Be a proactive rather than a reactive step towards nature conservation

Act as a model for further initiatives of its type ;

Create jobs and work opportunities close to the local population;

Facilitate skills development in the medical care industry;

Development will have no negative impact on the natural surrounding environment

15. LOCATIONAL REQUIREMENT OF ALZHEIMER’S CARING FACILITY

Alzheimer’s patients’ needs are peculiar and very specific. Dementia can cause behavioural

changes that can be confusing, irritating or difficult for others to deal with, leaving carers,

partners and family members feeling stressed, irritable or helpless. Some of these changes

include:

Some people with dementia suffer from general restlessness. This can be a sign of

hunger, thirst, constipation or pain, or the person may be ill or suffering from the

side-effects of medication. Other possibilities are boredom, anger, distress or

anxiety, stress due to noisy or busy surroundings, or lack of exercise. It may also be

due to changes that have taken place in the brain;

The person may continually call out for someone, shout the same word, or scream or

wail over and over again. A person with dementia may feel lonely or distressed,

anxious about their failing memory, bored, or stressed by too much noise and bustle

Many people with dementia are restless at night and find it difficult to sleep. Older

people often need less sleep than younger people in any case. Dementia can affect

people's body clocks so that they may get up in the night, get dressed or even go

outside. It is therefore important to allow for a safe and quiet environment

surrounding a care facility.

People with dementia sometimes hide things and then forget where they are − or

forget that they have hidden them at all. The wish to hide things may be due to

feelings of insecurity and a desire to hold on to what little the person still has.

Some of the specific needs of Alzheimer patients is a need for a private place to withdraw to;

a place where the patient has protection from excessive noise levels and activity (such as the

normal hustle and bustle of urban areas) as well as full time care (24 hours a day, 7 days a

week).

Alzheimer’s patients cannot be accommodated in normal frail care homes. They need a

facility which is specially designed to meet their needs. The rooms should be as comfortable

as possible, without them having a hospital atmosphere. A comfortable lounge and dining

room and a peaceful garden are necessary.

Alzheimer patients are known to suffer panic attacks when experiencing excessive noise and

movement hence, the need for a separate guest facility to accommodate visiting family or

friends.

The proposed location for the Alzheimer’s and dementia centre will provide residents the

ideal surrounding ensuring a peaceful a tranquil environment. The rooms will provide

residents with exceptional quality and the special required facilities to meet their specific

needs accompanied with around the clock care to ensure that every resident’s demands are

professionally attended for. The care centre will also stimulate brain activity through

workshops and games in the lounge area creating a dynamic interactive environment

amongst residents. Residents will also receive daily quality meals that are specially prepared

by a cook to ensure that residents receive the required healthy nutrition. Overall the current

location, specialised facilities and professional staff will ensure that the Alzheimer’s and

dementia centre will meet the specialised criteria from associated health and safety

department.

16. SOCIO-ECONOMIC IMPACT

The transformation of the guest house into an Alzheimer’s and dementia care center will

contribute towards employment growth, skills development and strengthen local economy

within the greater area of Knysna. Currently the guest house is operated as a self-catering

unit only employing cleaning and maintenance staff. The care center will create additional

jobs to ensure that residents receive around the clock care.

Once operational, the proposed care center will generate the following employment

opportunities:

2x Sister Nurses that will act as the Staff Manager (1 During the Daytime shift and 1

during the night time shift)

2x day care sisters and 2x night care sisters (based on six Alzheimer’s and six

assisted living patients. If more Alzheimer’s patients are admitted it will require

additional day care sisters)

1x fulltime person responsible for cleaning laundry

1x full time person responsible for cleaning

1x full time cook (Responsible for cooking breakfast and supper)

The care centre will also have positive downstream economic impacts on the Knysna local

economy. Some of these impact are:

. A local catering business will be responsible for cooking daily lunches for residents

in the centre.

A local medical emergency business will be contracted to deal with emergency

callouts to the property.

A local doctor will be contracted for routine medical check-ups for admitted residents

and overall medical health care provided by the sister nurses.

It can therefore be recommended that the application for a Alzheimer’s and dementia care

centre will have positive impact on local economic development.

17. PROVISION OF A MUCH NEEDED SERVICE TO THE AREA

There is a serious lack of dedicated Alzheimer’s and Dementia Care facilities in the area.

People with Alzheimer’s and Dementia require very specific care, separate from that afforded

by general old age homes.

The applicant envisage registering the care facility with Alzheimer’s South Africa, the leader

in the field of Alzheimer’s and Dementia in South Africa, which provides support, education,

training and information to sufferers and carers of people with Alzheimer’s and Dementia in

Southern Africa. Alzheimer’s South Africa estimates that there are 750,000 people in South

Africa suffering from Alzheimer’s and Dementia.

There are currently no dedicated Alzheimer’s and Dementia Care Facilities between George

and Plettenberg Bay, therefore the proposed centre close to Knysna would fill a need for

Alzheimer’s care and support within the entire Southern Cape.

18. NO NEGATIVE ENVIRONMENTAL IMPACT

The subject property is located within a critical biodiversity area and the existing guest house

is within the transformed area. The current structure on the property will be altered to

accommodate a Alzheimer’s and dementia care centre. There will be no structural amended

done to the existing building resulting in the current footprint to be unchanged. The current

development is an existing guest house with cleared vegetation south of the property and

undisturbed vegetation towards the north of the property. The proposed development does

not trigger any listed activities in terms of the National Environmental Management Act

(1998) as amended.

FIGURE 10: LOCATION OF CRITICAL BIODIVERSITY AREAS IN RELATION TO THE APPLICATION AREA

19. AGRICULTURAL POTENTIAL

Given the natural vegetation present on the site; the limited size of the property and the

slopes, the property has no agricultural potential whatsoever. The natural vegetation

surrounding the existing guest house, are mainly disturbed.

20. VISUAL IMPACT

It should be noted the application area is located on a ridgeline. However Brenton Hill Guest

House is an existing structure and has been operating for some time. Given the fact that no

additional structures will be built, the proposal will not result in any additional visual impact.

21. NO IMPACT ON EXISTING RIGHTS

The proposed development will not impact negatively on the rights of the surrounding

property owners. The will be no physical amendments to the current structure of the

property resulting in no negative impact whatsoever on the natural environment.

The development will have minimal impact on traffic in the area. Alzheimer’s and Dementia

patients are not considered fit to drive any type motor vehicle. The only increase traffic will

be from the staff members and the occasional visitors for the residents. The scale of the

development is such that there will be only a very slight increase in the number of vehicle

trips in the area, further this will be mitigated by the use of a shuttle to take drive residents

into town on a notified basis

Due to the large extent of the property, there will be no increase in noise or pollution

whatsoever within the area as a result of the care centre. The character of the proposed

development means that residents are likely to prize the tranquil environmentally significant

character of the surrounding area and thus respect and maintain this character.

22. CONSISTENCY WITH SPLUMA PRINCIPLES

The development is consistent with the SPLUMA Principles for the following reasons:

Principle Motivation

Spatial Sustainability:

Development complies with Knysna Spatial development

framework (2008) as a spatial tool to guide future

development on a Local Municipal Level.

Development complies with Knysna Zoning Scheme

regulations that serves as a spatial land use management tool

to guide land use developments within the Knysna Local

Municipality

Spatial Justice: The proposed development does not trigger any

environmental listed activities according to the National

Environmental Management Act (1998).

The proposed development is within a established rural area

within the Knysna Municipality.

The proposed development will not contain any expantion of

the urban area therfore Urban sprawl is irrelivant to the

application

The proposed development will contribute to the caracter of

the surrounding maintaining a peace and tranquil

environment

Spatial Efficiency: Development will make use of existing local resources and

labour to transform the guest house into care centre

providing economic opportunities to the local area.

The proposed care centre will contribute towards job creation

in the greater area of Knysna stimulating local economic

Principle Motivation

development in the area.

The proposed care centre will have a knock off effect on

other surrounding businesses within Knysna.

The proposed development will not only retain the agriculture

land use on the property.

Spatial Resilience: The development complies with the following spatial development

frameworks.

Western Cape Provincial Development Framework (2013)

Knysna Spatial Development Framework (2008)

Good Administration:

This principle has no direct bearing on the application,

however, the Knysna Local Municipality is obligated to

consider the application fairly and within the prescribed

timeframes.

23. CONCLUSION

In light of this motivation, and the information contained within the foregoing report, it is

clear that the application for a Temporary land use departure, in terms of Section 15a(ii) of

the Land Use Planning Ordinance, 1985 (15 of 1985) on the Agricultural Zone I property to

allow for “a residential facility for older persons with Alzheimer’s or Dementia”; is desirable

and it is therefore recommended that the application for the proposal be supported by the

relevant authorities and approved by Council.

Marike Vreken Urban and Environmental Planners

September 2014