DRAFT OHLANGA-TONGATI LOCAL AREA PLAN & COASTAL MANAGEMENT PLAN 1 st PUBLIC MEETING: 6 OCTOBER 2008
WELCOME & INTRODUCTION Facilitator: Genevieve Hartley � Purpose and objectives of meeting – 1 st meeting: 6 October – Strategic planning and coastal � management intentions for the area 2 nd meeting: 20 October – Detailed land use and coastal � management guidelines � Ground rules � Attendance register and apologies � isiZulu Translator available � Agenda
PROPOSED AGENDA 1. Welcome & Introduction 2. Project Overview 3. Local Area Plan: Strategic Assessment Vicky Sim 4. Local Area Plan: Spatial Framework 5. Coastal Management Plan: Strategic Assessment & Coastal Vision Andrew Mather 6. Question and Answer Session 7. Way Forward – opportunity to comment 8. Closure
PROJECT OVERVIEW Ohlanga-Tongati Context: � Strategic location of the area - east of new International Airport & Dube Tradeport � High value coastal land – largely undeveloped and unzoned � Development pressures � Infrastructure constraints � Environmental considerations
PROJECT OVERVIEW cont. Purpose of Local Area Plan: Framework for management of � development and land use Long Term Development Framework Strategy/Policy Direction and certainty Corporate � Vision with respect to land uses and � Integrated Development Plan settlement densities to integrate with the transportation and infrastructure planning Spatial Development Framework LAP seeks to translate intentions of � higher order plans into a greater level Spatial Development Plan Development Plans of detail at the local level, and thereby to inform the Land Use Management System for the area. Local Area Plan Purpose of Coastal Management Plan: Sensitive coastal and estuarine � Precinct / Special Area Plans environment Manage activities in coastal zone � Land Use Schemes Required in terms of draft eThekwini � Coastal Management Strategy Opportunity for alignment between � land use planning and coastal management
PROJECT OVERVIEW cont. Project Managers: Vicky Sim – Local Area Plan Andrew Mather – Coastal Management Plan Consultant team: Cathy Ferguson Town and Regional Planner Futureworks: Tony Markewicz, Nicci Diederichs eThekwini Municipality: Themba Masimula, Gcina Makhubu Project initiated in March 2006
PROJECT OVERVIEW cont. Project Phases: Phase 1 Strategic Assessment/ Situational Analysis � Phase 2 Role of area and Spatial Framework � Phase 3 Infrastructure implications and phasing of � development & Coastal Management Plan � Phase 4 Detailed land use management guidelines to inform scheme revision � Phase 5 Recommended Actions � Phase 6 Monitoring and review Submission of draft reports to Economic Development Committee - approval to proceed with public process – June 2008
PROJECT OVERVIEW cont. Public participation process: � Originally to be undertaken during the project � Uncertainties with regard to the EIA for the new international airport, and consequently, planning for the Northern Area, services provision etc. � Therefore public process delayed until there was more clarity with regard to these issues. � Traffic modelling and studies also took some time to complete as we tested certain proposals of the LAP. � However, ample opportunity to provide input into the process: LAP/CMP are draft documents. � Purpose of the public process is to now obtain public comment on the documents prior to their submission to Council for final approval.
STRATEGIC ASSESSMENT Key components: � Land use assessment � Social, economic and spatial trends & pressures � Environmental assessment � Infrastructure assessment
STRATEGIC ASSESSMENT (cont.) Land Use Assessment: 11% of study area is developed, 16% undeveloped and 65% � under sugar cane (predominantly west of the M4). Settlement pattern towards coastline – land zoned in terms of � Umdloti and Tongaat Beach Town Planning Schemes Mix of higher densities along the coastline at Umdloti, La � Mercy and Westbrook, with suburban densities west of M4 Almost 5,000 units in the area (including informal settlements) � Development trends & pressures – seek to almost double � existing development: Development applications from 2000 – 2006 = 2,380 units � applied for Sibaya Nodes 1 & 5 (current EIA & rezoning) = 2,325 units � and 235 hotel rooms
STRATEGIC ASSESSMENT (cont.)
Trends & Pressures
STRATEGIC ASSESSMENT (cont.) Environmental Assessment: 1. Key issues/constraints: Poor quality water in estuaries � Limited & fragmented coastal biodiversity � Limited capacity of coastal environment to � sustain high demand for recreational access and use High energy and eroding coastline � Sea level rise � 2. Opportunities: High quality coastal zone – � recreation/residential use Coastal forest & estuaries – high visual � amenity & biodiversity refuge value Opportunity still exists to buffer � environmental resource through careful planning
Special coastal and estuarine landscape character
STRATEGIC ASSESSMENT (cont.) Infrastructure Assessment: 1. Roads: M4 currently operating below capacity, except � for south of the M27 (to Verulam) N2 below capacity in the area, predominantly � north of M27 Impact of heavy vehicles on M4 slowing traffic � 2. Sanitation: Limited treatment works capacity at both � Genazzano and Umdloti Treatment Works. Development currently limited to zoned land � only; no rezonings or extensions of the Town Planning Scheme can be permitted as waterborne sewerage cannot be provided. Reserve determinations for the Umdloti and � Tongati Rivers have indicated that these estuaries are able to accept further treated effluent. Therefore an EIA is underway for new � treatment works on the Umdloti River, which will ultimately replace these two existing treatment works.
SPATIAL PLANNING FRAMEWORK VISION for Ohlanga Tongati area: Dominant roles for the area – � Residential � Leisure/tourism � Commercial to support the above � Area to play a supporting role to new International airport & Dube Tradeport � Underpinned by importance of coastal environment to support these roles
SPATIAL PLANNING FRAMEWORK (cont.) Four key planning frameworks/strategies: � Environmental Planning � Access and Movement � Land Use and Activity � Landscape Strategy
Environmental Planning Framework
Land Use & Activity Planning Framework
Land Use & Activity Planning Framework (cont.) Density Strategy: Capacity for approximately 24,000 additional units in study area. � Based on private transport model. Gross density 6 units/ha � Nett densities ranging from 5 to 30 units/ha � Densities dependent on location: � Lower densities adjacent to core open space assets � Medium density between lower and higher (suburban) � Higher densities along primary transport routes (ultimately public � transport corridors), within mixed use nodes and in areas already zoned for higher densities (e.g. Umdloti, La Mercy and Westbrook beach).
Precincts & Neighbourhoods
Potential noise impact from new international airport
Access & Movement Planning Framework
Access & Movement Planning Framework Proposed realignment of M4 - rationale: Provide increased road based access capacity in long term (+10 � years) Open up the western hinterland for development � Create opportunities for mixed use development and recreation � along the coast through the downgrading of the current M4 to a coastal collector and access road.
Access & Movement Planning Framework (cont.) Two studies to test M4 realignment proposal have been completed: Optimum route location of realigned M4 1. Viability of upgrading current M4 to accommodate densities proposed 2. in LAP. Realignment of M4 is still preferred option due to range of impacts (especially environmental), costs and opportunity costs associated with upgrading in current alignment. NOTE: This issue is still subject to broader transportation planning for the Northern area of the city, in particular with respect to public transport.
Landscape Strategy
Spatial Planning Framework / Phasing � Precinct Framework – broad planning guidelines for each precinct: � Precinct role � Guidelines – land use, access and movement, settlement character and environment � Development Phasing � To be undertaken at broader Northern SDP level and will then be applied to LAP area.
COASTAL MANAGEMENT PLAN: KEY STRATEGIC INFORMANTS � Proposed Integrated Coastal Management Act � Draft KZN Provincial coastal policy � eThekwini draft Coastal Management Strategy
PURPOSE OF COASTAL MANAGEMENT PLANS “to ensure responsibility, accountability, consistency and continual improvement in the standard of coastal management”
COASTAL MANAGEMNT PLAN Phases: • Assessment of area precincts – coastal risks, features, facilities, activities & management • Coastal vision & inputs of coastal zonings and controls into LUM Guidelines (LAP) • Development and Management Strategies for the coastal zone.
COASTAL MANAGEMENT PLAN
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