The effects and practical implications of dated development planning practices on the University of KwaZulu Natal Presentation by: Mr Msawakhe Mfusi and Charmaine Keet HEFMA Conference 2018 – Namibia 20 – 24 October 2018 UKZN INSPIRING GREATNESS
Presentation Outline Background Challenges Resultant Risks Project Implementation and Methodology Road Map LARP Phase 1 – Investigation LARP Phase 2 – Implementation Implementation Challenges – Risks & Lessons Learnt Concluding Remarks Questions
Locality Plan: UKZN Westville Campus
Background To The Project • The initial revaluation of Westville Campus buildings for insurance and financial reporting purposes prompted the identification of this project and the need for the project. • This project highlights the effects and practical implications of the past dated development planning practices on the management and administration of physical infrastructure at the University of Kwazulu Natal (UKZN)
Challenges • Outdated and inefficient cadastral layout • Buildings straddling boundaries due to inefficient layout • Development planning delays or rejected plans due to non- compliance • Due to the inefficient cadastral layout the fixed property asset register (FAR) and valuation roll for rates not reconcilable for audit and for proper financial reporting • Property under the control of UKZN identified as not being formally transferred to UKZN due to historical ownership by the State
Resultant Risks • Ongoing difficulties in the overall effective management of UKZN property portfolio • Audit performance non-compliance • Ownership claims and delays in negotiations and acquisition to regularize ownership • Inability to act as the official legal owner or in turn acting unofficially as the legal owner
Methodology of the Project A formal two phased investigation and study was conducted which investigated the option of consolidating and subdividing the existing cadastral into more efficient layout. Phase one of the focussed on preparation planning of the methodology and solution for the study and Phase two is the full project implementation plan of the methodology determined in phase one and its activities UKZN INSPIRING GREATNESS
Project Concept and Planned Solution Perform a scoping exercise based on the challenges and risks to formulate a plan • Conducted a land legal and land use audit • Deeds office ownership verification • Surveyor General plans • Obtain Title deeds • GIS representation as support • Rates impact assessment • Conduct a review and analysis of the rates policy of the municipality • Determine an estimate of rates payable and impacts “as is” versus “options” for rating • Reporting on the findings, with proposed solution, estimate costs and recommendations for Committee approvals • Final project purpose and identification
# Approximately 150 subdivisions # All rated as business including residences
# Approximately 150 subdivisions # All rated as business including residences
# Environmental impacts (DMOSS)
# Building Straddling Boundaries Worship Site Buildings over boundaries – Development restrictions and compliance risks Rates reconciliation – split Rates reconciliation - split actual use business from business from residential residential ito MPRA
University of Johannesburg: Doornfontein Campus
University of Johannesburg: Doornfontein Campus Consolidation of 234 individual properties
University of Johannesburg: Doornfontein Campus
University of Johannesburg: Bunting Road Campus
University of Johannesburg: Bunting Road Campus
University of Johannesburg: Bunting Road Campus
Road Map Land Assembly (LARP) Project FAR Challenges and Revalue recommendations LARP Project 150 subs to Committee Project resources created & 2013 Valuer approved 2014 Rates Land Surveyor Impact Town Planner Legal conveyancer LARP 2015 Challenges identified from Revaluation Environmentalist Start a. Building Straddling Boundaries GIS Technician b. Inefficient cadastral layout Project Manager c. Difficult to manage property portfolio Municipal / d. Roll / Rates reconciliation to FAR stakeholder engagement Prepare SPLUMA App. Create new 2016 SPLUMA layout plan for Stakeholders application SPLUMA Town Planning Dept submitted Environmental Dept Land Rates Impact Real Estate Dept Audit Study Rates Dept Road Dept 2017 SPLUMA SG Office application Deeds Office Legal approved Gov. Dept (owners) conveyancing Adjoining Owners title deeds Survey and SG transfers Diagrams Roll / Rates To 13 Subs 2018 updating. LARP LARP Finish integration 2019 FAR Revalue 13 Subs
Project Implementation and Methodology • Project resources • Project Stakeholders • Phased approach – Phase 1 investigation and Phase 2 implementation
Project Resources / Stakeholders # Stakeholders / Roles and activities Resources 1 Property Owner Project owner and sponsor. To project manage and coordinate the LARP project plan implementation. This includes planning and reporting on the project 2 Project Manager implementation progress, risks, issues and delays for intervention strategies. Coordinate all stakeholder, professional and resource engagement on LARP activities and progress. To report on project budgets and costs for the project sponsor and finance committee. To support the review of municipal rates policy for property rates impacts. Engage with the municipal officials on rates and valuations for 3 Professional Valuer supplementary updating of the valuation roll based on new registered property in terms of layout plans. Facilitate and ensure supplementary valuation roll updated and implemented in terms of the municipal property rates act and valuation practices and standards. 4 SPLUMA Specialist Coordinates and prepares the SPLUMA application which includes stakeholder engagement with municipal officials such as town planners, (Legal) environmental, roads, electricity etc impacting on the SPLUMA application. Follow SPLUMA legislation and municipal bylaws. Coordinate and manage all survey related activities including designing, developing and preparation of spatial layout plans in consultation 5 Land surveyor / planner with owner, professional valuer and municipal officials on SPLUMA. Conduct physical survey of new property and prepare SG Diagrams / GIS Support / SG based on approved layout plan. Coordinate the approval of new SG diagrams by the Surveyor General. 6 Municipal Officials / Provides the SPLUMA application approval and legislative support mechanisms by the Municipality. Communication with owners and Stakeholders stakeholders affected by the application and prepare approval letters and conditions of establishment. A joint advisory committee (JAC) established in terms of the Spatial Planning and Land Use Management Act (SPLUMA) to consider 7 SPLUMA Committee applications by a property owner for approvals. Includes consolidations, subdivision, rectification and other types of land development (JAC) proposals. Provide the legal inputs in the SPLUMA application to ensure compliance, to review all current and proposed conditions of title and 8 Legal Conveyancer / endorsements and assess and regularise in terms of new layout plans and ownership details. Provide conveyancing support and prepare title Deeds Office deeds for all new property and arrange for transfer in the deeds office.
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