DRAFT OHLANGA-TONGATI LOCAL AREA PLAN & COASTAL MANAGEMENT PLAN - - PowerPoint PPT Presentation

DRAFT OHLANGA-TONGATI LOCAL AREA PLAN & COASTAL MANAGEMENT PLAN

2nd PUBLIC MEETING: 17 NOVEMBER 2008

WELCOME & INTRODUCTION

Facilitator: Genevieve Hartley

Purpose and objectives of meeting –

1st meeting: 6 October – Strategic planning and

coastal management intentions for the area

2nd meeting: 17 November – 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. Report back on issues raised at first meeting
• 4. Local Area Plan: Land Use Management Guidelines Vicky Sim & Themba

Masimula

• 5. Questions re. LUMS Guidelines
• 6. Coastal Management Plan: Coastal Management Guidelines Andrew

Mather

• 7. Questions re. Coastal Management Guidelines
• 8. City response and general discussion
• 9. Way Forward – opportunity to comment
• 10. Closure

Vicky Sim

PROJECT OVERVIEW

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

Phase 5

Recommended Actions

Phase 6

Monitoring and review

Report Back on Issues Raised at 1st Meeting & Comments

Advertising of meeting:

2nd meeting postponed to allow for time to readvertise:

Press release – 10 November Metro Ezasegagasini – 3 & 14 November Newspapers – North Coast Courier, Coastal Weekly,

Northglen News, Daily News – 10-14 November

Posters at strategic locations in area, libraries Reports at Seatides, Umdloti, Verulam and Tongaat

Libraries

Not possible to put notices in electricity bills Emailed notice to attendees at last meeting and community

• rganisations, interest groups etc.

Report Back on Issues Raised at 1st Meeting & Comments

Noise contour maps – 2015 & 2060

Report Back on Issues Raised at 1st Meeting & Comments

Proposed M4 realignment: Cost estimate: R627.5 million Cost estimate to upgrade current M4 (excluding environmental costs and loss of opportunity to development coastal precinct): R1.21 billion

(above figures May 2008, and exclude professional fees, topographic survey, materials testing, relocation of services and land acquisitions)

Report Back on Issues Raised at 1st Meeting & Comments

Proposed Umdloti Wastewater Treatment Works: Capacity up to 52ML per day to be phased in as 4

upgrades (13ML per upgrade) as required.

Subject to EIA approval – EIA still underway. Estimated operational date: end of 2011/early 2012 Informal settlements: City’s strategy to manage informal settlements Impacts on property values All informal settlements in City’s five year housing

programme, subject to available land

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

• f coastal environment to

support these roles

Land Use Management Guidelines

Purpose: to translate the strategic spatial framework

and coastal management guidelines into detailed land use management guidelines

These guidelines should be the day-to-day working

documents used by:

Municipal town planning staff to assist with their

assessment of development applications

Developers to determine the Municipality’s requirements

for development

Main LUM Guidelines doc Precinct Guidelines for each precinct

Land Use Management System

LUMS: a suite of tools for managing land

development in the LAP area.

Scheme : a tool used by a municipality to manage

development according to the vision, strategies and policies of the Integrated Development Plan & Spatial Development Framework to promote sustainable development

LAP area has two schemes

• Tongaat Scheme
• Umdloti Scheme

Land Use Management Guidelines

Purpose: To translate strategic Spatial

Planning Framework & coastal management into Land Use Management Guidelines which will inform the review of the relevant schemes, and extension of these schemes over the rest of LAP area

General Guidelines

Residential Development – density and urban

design

Mixed Use Development Nodes Recreational Nodes Coastal Development

Land Use & Activity Planning Framework

General Guidelines for Residential Development

DENSITY DESCRIPTION/DENS ITY EXAMPLE OF DENSITY TYPE AERIAL EXAMPLES Low density Single house on an individual site > 650m2 5-10 du/ha Durban North, La Mercy and Westbrook suburbs Medium density Single or double storey attached or detached units on a single site 10-25 du/ha Sunningdale and parts

• f the Berea

High density Comprises flats >3 storeys >25du/ha Residential around Musgrave Centre, Albert and Umdloti North

Land Use & Activity Planning Framework

General Guidelines for Mixed Use Development Nodes

Metropolitan nodes

Provide highly

accessible shopping and entertainment facilities for a metropolitan area, high density residential and office/business park

Possible zones;

Commercial, General Business & Mixed Use

Examples: Umhlanga Ridge including Gateway shopping centre, residential, hotel and business park development

General Guidelines for Mixed Use Development Nodes

District nodes

Provide highly

accessible shopping and entertainment facilities for a district with high density residential

Possible zones; General

Commercial & Mixed Use

Examples: La Lucia Mall, Montclair Mall

General Guidelines for Mixed Use Development Nodes

Local nodes

To provide accessible

shopping facilities for the population within a local area or neighborhood

Largely serves a local

population who live within a short car journey of the centre

Possible zones: General

Commercial 2

Examples: Umdloti, Broadway, Davenport Centre

Land Use & Activity Planning Framework

General Guidelines for Recreational Nodes

Type of node Statement of intent Threshold, location, land use Possible zones Examples

• f type of

node

Medium to High intensity recreation nodes To provide recreational facilities for local residents, metropolitan residents & tourists Serve the wider metropolitan area Beach Zone Durban Beach, Umdloti & Westbrook Low intensity recreation nodes To provide recreational facilities for local residents and tourists Serve the local population and tourists Beach Zone La Mercy Lagoon Picnic area Ecologically sensitive recreation nodes To provide recreational facilities for local residents and tourists Serve local population and tourists Beach Zone Hawaan Forest

Coastal Residential Development Guidelines

Coastal policy and legislation stress the need for sustainable and sensitive approach to coastal development ENVIRONMENTAL CONSIDERATIONS:

• EIA regulations – development within

100m of the high water mark (zoned)/ 1km (unzoned) requires EIA

• Coastal erosion line – impact of 1:50

year storm combined with sea level rise.

• Beach shadow line policy – no

shadows on swimming beaches prior to 3pm mid winter. High Water Mark

Approx 100m

Coastal erosion line

Coastal Residential Development Guidelines

• eThekwini Environmental Services

Management Plan To protect and secure the full range of environmental goods and services provided by our natural heritage

• seek input from Environmental

Management Department

• n certain properties development may

not be possible

• Stormwater Management
• need to manage increased stormwater

flows as a result of hardened surfaces

• stormwater management plans
• impacts of run-off from M4 onto

eastern coastal properties

• Soakpits
• For stormwater management - subject

to soil profile & slope stability

Coastal Residential Development Guidelines

• Flood Lines
• No development within 1:100

year floodline

• Setbacks and buffers
• Compatible land uses
• Wetlands
• Need to be delineated
• Retain and rehabilitate
• Comply with EIA regulations
• Forests and protection of

trees

• Consult with Environmental

Management Dept

• Geotechnical Assessment
• Bluff Slopes Controlled Areas
• Geotechnical Assessment

required in these areas

Coastal Residential Development Guidelines

• Landscaping and Site

Rehabilitation

• Coastal environment
• Soften visual impacts of

development

• Indigenous planting
• Construction Management
• EMP required
• Sand winning/ mining
• No sand winning without

consent from Municipality and DME and EIA authorisation

Development Guidelines for Coastal Areas

VISUAL AND ARCHITECTURAL CONSIDERATIONS

• Visual perspectives
• Viewsheds and vistas of

coastline, ocean, dune forests and estuaries

• Important part of tourist/leisure

and residents’ experience of this unique coastal environment

• Development should

complement this environment and permit unobstructed views

• Visual perspectives of multi-unit

developments especially from M4 east to sea and adjacent to estuaries

Development Guidelines for Coastal Areas

VISUAL AND ARCHITECTURAL CONSIDERATIONS

Architectural

considerations

Protect aesthetic and

ecological characteristics

• f coastal zone

Design & built form in

harmony with coastal location

Use of natural colours,

materials, natural form, permeable fencing, landscaping etc

Appropriate architectural design

Appropriate architectural design

Inappropriate architectural design

Precinct Guidelines

Precinct Guidelines

Statement of intent Existing Town Planning Scheme Precinct size, existing and proposed

development

Existing & proposed nodes Environmentally significant areas Residential components Land use issues & challenges

Precinct Guidelines: Westbrook Beach

Retain existing zoning of individual sites but should consider densification on larger lots once sewerage issues resolved. Rehabilitate wetland Rezone to Open Space or Govt & Mun. Precinct Plan for recreational node Retain Forest, including Special Zone No further densification Local Node – rezone to align with current development proposals (GR1/Commercial with height restriction to 6 storeys) Rezone to GR1

Precinct Guidelines: Westbrook Hinterland

Buffer Estuary and Protect views Set backs from valley lines, streams and wetlands Mix of residential lifestyles – higher density along Watson Highway and M4; low density along estuary

Precinct Guidelines: Tongaat Beach

Possible high density and hotels Retain forested areas Precinct plan for recreational node Retain open space zoning to protect dune cordon

Precinct Plan recommended for Casuarina Beach – recreational node

Precinct Guidelines: Tongaat Beach cont.

Rezone to

• pen space

Retain existing GR1 Zoning – 6 stories

Retain existing GR1 Zoning – 6 stories.

Allow GR1 Zoning – 6 stories Encourage a mix of residential and commercial and restrict height to 6 stories.

Retain existing GR2 Zoning – 2 storey. Allow B&Bs and Boutique Hotels by Special Consent. See coastal res. guidelines. Restrict development to west of South Beach Rd. Medium intensity recreational node

Existing GR2 Zoning; subject to flooding rezone to Open Space and investigate acquisition by the Municipality Retain as Open Space and investigate acquisition by the Municipality

Rezon e to Open Space

Precinct Plan/urban design for Precinct & along M4

Precinct Guidelines: Tongaat Beach Hinterland

Potential sub- metro, district and local nodes Mixed residential densities – low near estuary, high at nodes and along M4 realignment

Precinct Guidelines: Umdloti Beach

Retain existing forest

No further densification. B&Bs in line with existing zoning.

No further densification

Back of beach parking and shuttle feasibility urgently required. Beach related restaurants and shops may be considered if parking resolved.

Mix of low to high densities in underdeveloped western area – low adjacent to estuary, higher at interchanges/ along major routes

Precinct Guidelines: Umdloti Beach Hinterland

Potential sub- metro, & district nodes Mixed residential densities – low near estuary, high at nodes and along M4 realignment

Precinct Guidelines: Sibaya

Sibaya Entertainment Node Potential sub- metro, & district nodes Mixed residential densities – low near estuary/ wetlands, high at nodes and along M4 realignment Visual impact on estuary – development to be sensitively designed

Recommended Actions

Precinct Plan/s for coastal strip - La Mercy

and Casuarina Beach

M4 realignment Amendments to Town Planning Scheme Extension of Scheme over whole area to

facilitate development – zone Undetermined

Social and Community Facility Study Design of local road network – west of

current M4

QUESTIONS & COMMENTS

Do you have any questions or comments related to the Land Use Management Guidelines?

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”

• 1.Assessment of area precincts – coastal risks,

features, facilities, activities & management

• 2.Coastal vision & inputs of coastal zonings and

controls into LUM Guidelines (LAP)

• 3.Development and Management Strategies for the

coastal zone.

COASTAL MANAGEMENT PLAN Phases:

The vision for the Ohlanga-Tongati coast is a future sustainable development path that:

Maximises the economic and social

development potential of this high-value stretch of coast.

Protects, enhances and expands the coastal

asset / resource base such that coastal amenity, character, productivity and environmental service supply is maximised.

Inherent risks - directly associated with the

fact that the coast forms the interface between two major biophysical systems: the land and the sea.

Introduced risks - directly associated with

human activities, built facilities, infrastructure or types of land / ocean use that have associated human or environmental risk.

Coastal management is primarily about addressing potential risks and threats to coastal integrity and character in a way that will minimise negative impacts and maximise positive impacts and opportunities.

Beach Erosion, Sea Level Rise & Land Instability Point Source Pollution: Sewage Pumpstations, WWTW & Stormwater Outfalls Air Transport Routes & Airport: Potential Air Disasters & Air Pollution Road Transport Routes: Potential Spills & Air Pollution Shipping Route: Potential Shipping Disasters Poor Catchment Management Human access to coastal assets

Summary of coastal risks

Tools to be discussed:

Coastal Management Plans Shoreline Management Plans Estuary Management Plans

Coastal Management Plans Tongaat beach example

Assessment Summary

Roles (functions that this sector of coast can perform)

• Local & regional (Casaurina Beach, La Mercy Beach) beach

access points.

• Residential & hospitality associated with King Shaka Airport.
• Coastal lifestyle opportunities: residential & leisure.
• Forests provide major stability to steep dunes / potential erosion

areas.

• Estuary regulates silt flows / beach sediment supplies.
• Ocean, estuaries major diluters & assimilators of pollution, waste.

Coastal Use Vision

Use/Activity Zoning (Preferred uses and activities for the Sector)

• Control development set-backs from estuaries & beachfront to

consider sea erosion, estuary bank erosion, future sea level rise implications & need to protect access to beaches & estuaries for

• recreation. No further development or fencing of the foredune

zone should be allowed.

• Control development set-backs from wetlands & forests to extend

& enhance natural asset base throughout the precinct.

• Maintain & enhance visual & sense of place amenity along

forested access roads (e.g. M4, beach road)

• Prevent development on / near oversteep or unstable dune areas.

Key Issues (Summary of concerns raised by stakeholders)

• Conversion / development & fencing of dune cordon & tertiary dune slopes.
• Illegal / poorly serviced beach accesses through dune cordon.
• Beach & dune erosion due to high energy coast & infrastructure in / near beach erosion line

(including dune blow-outs).

• Limited & fragmented natural asset base – needs to be expanded, enhanced & rehabilitated.
• Umdloti catchment issues: water quality, accelerated flooding & high silt loads caused by

upstream land uses.

• Limited available capacity for additional wastewater effluent discharge into Umdloti estuary as

a result of ecological reserve requirements (future development limitation).

• Stormwater discharge onto beaches with visual impacts, pollution & health risks.
• High value agricultural land under pressure for development.
• Accelerated stormwater outflows from vegetable & sugar cane farms, with high silt &

agrochemical outputs.

• Noise & air pollution associated with N2, M4 & King Shaka Airport.
• M4 bridge causing change in estuarine flow & sediment movement patterns.

Assessment Summary

Risks

(loss of, or hazard to, human life / loss or damage to irreplaceable

• r fragile

assets/resourc es)

• Sea level rise aggravating erosion of the coastline & increased flood levels in estuary areas.
• Shipping disasters.
• Landfill site – potential groundwater pollution.
• Informal settlement with land instability risk, possible water pollution & stomrwater impacts.
• Wastewater pumpstations along dune cordon with high risk of spills, ecological impacts,

health risk, odour & amenity impacts.

• Spills at M4 bridges causing ecological impacts to estuaries.
• Aquatic & terrestrial weed invasions.
• Uncontrolled fire associated with sugar cane.
• Siltation / disturbance of estuarine structure or function as a result of catchment land uses /

disasters.

DEVELOPMENT RESPONSES (Key Development Projects/Programmes) Responsibility

D1: Establish formalised and controlled pedestrian beach accesses through dune cordon throughout the precinct, and close off illegal access points. EM (Parks, Leisure & Cemeteries) D2: Upgrade storm water outfalls along beaches to reduce visual impacts & pollution risk. EM (Coastal, Stormwater & Catchment Management) D3: Implement additional / failsafe measures to prevent spillage of sewage from pumpstations to beaches. EM (Wastewater Management) D4: Implement dune rehabilitation at all blow-outs, and areas where foredune has been removed (including beach access parking areas). EM (Parks, Leisure & Cemeteries) D5: Establish additional formal parking areas for beach access behind foredune. EM (Parks, Leisure & Cemeteries; Roads) D6: Wetlands & forests rehabilitation programme to be implemented as part of development roll-out in the precinct. Landowners / developers Coastal Development and Management Responses D7: Relocate or upgrade informal settlements that pose a risk to coastal amenity. EM (Housing)

STRATEGIC MANAGEMENT (Urgent and or long term management interventions/actions) Responsibility

SM1: Investigate sustainable sewage management alternatives for coastal zone that minimise risk of sewage spills & discharge of substandard effluent to coastal zone. EM (Coastal, Stormwater & Catchment Management; Wastewater Management; Environmental Management) SM4: Prepare Shoreline Management Plan. EM (Project Exec: Coastal Policy; Coastal Stormwater & Catchment Management) SM10: Prepare Estuary Management Plan for Umdloti estuary to include:

• Monitoring of estuary health
• Alien plant control programme.
• Fire / burning management programme on floodplains.
• Recreational use of estuary (no motorised craft, fishing

bag limits).

• Disaster management plan for spills on N2 / M4 that may

affect estuary.

• Links to Catchment Management Plan (controlling

upstream impacts). Links to upstream Wastewater Treatment Works Disaster Management Plan & Monitoring Programmes. EM (Environment Management; Coastal, Stormwater & Catchment Management); EKZNWildlife; DAEA MCM

Coastal erosion and setback

Shoreline Management Plans

Why a Shoreline Management Plan? A Shoreline Management Plan (SMP) sets out to produce a sustainable policy for the coastal defense of our shoreline, taking into account natural coastal processes and issues relating to the environment and human needs.

What is a Shoreline Management Plan?

The Shoreline Management Plan will focus and provide three principal policy options for consideration at management level. These relate to the movement of the shoreline as follows:

Do nothing Hold the existing line Retreat

Shoreline Management Plans

This will provide the strategic framework in which all coastal structures and sea defenses are evaluated.

Estuary Management Plans

Estuary Management Plans

Objective 1: Situation Assessment

A review of all existing local information in the

form of local research reports and management processes.

A map of the estuary should be developed

identifying different habitats and potential and existing management zones. The map should identify and record all developments in at least a 500m zone surrounding the estuary. The possible direct impacts of these and other local developments should be noted.

Estuary Management Plans

Objective 2: Estuary Management Plan (EMP) Develop a Vision and Strategic Objectives for each

estuary

Develop a range of Management Strategies to

achieve the Vision and Objectives

Prepare an Estuarine Zonation Plan and

Operational Objectives based on the above

Identify Management Action Plans (MAPs) to

achieve all strategies and operational objectives including implementation procedures

Develop a monitoring and evaluation programme

including a description of a process for reviewing the EMP

Do you have any questions or comments on the Coastal Management Guidelines?

DISCUSSION: QUESTIONS & COMMENTS

WAY FORWARD

• Opportunity to provide written comments:
• Copies of reports:

Local libraries: Umdloti, Seatides, Tongaat, Verulam eThekwini website:

http://www.durban.gov.za/durban/government/munadmin/ planning/projects

Comment sheets available: Complete them here OR Fax: 031-3117279 OR Email: Kajal Singh at singhkaj@durban.gov.za Closing date for comments: 15 December 2008

• Review of Plans based on comments received
• Third public meeting in 2009
• Approval by Council

CLOSURE

THANK YOU FOR ATTENDING THE MEETING. YOUR INPUT IS APPRECIATED.