langebaan: proposals€¦ · • extend boulevarded (with water wise trees – e.g. palms) main...

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FRAMEWORK 28 May 2019

LANGEBAAN: PROPOSALS

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LANGEBAAN 6.4

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Figure 6.4.1 Langebaan: Aerial Photo

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Photo 6.4.1 Seaview park – effective design guidelines

Photo 6.4.2 Mykonos coastal resort

Photo 6.4.3 Construction on foredunes

Langebaan: Spatial Analysis

6.4.1 LANGEBAAN (Population + 9246) (Source: Census 2011)

6.4.1.1 Sub-regional location

• Langebaan began as a self contained fishing village strategically located between Langebaan lagoon and Saldanha Bay. It was also one of the few places on the coast line where fresh water was available;

• In the last few decades, its importance grew as a coastal resort town for holiday makers and retirees from all over South Africa, as well as weekend and day trippers from Cape Town;

• The southern part of the town largely comprises low density residential neighbourhoods;

• There is an historic, grid iron precinct along the coast with many of the original holiday cottages significantly altered and extended;

• Shark Bay comprises the latest cluster development on visually exposed slopes overlooking Langebaan Lagoon;

• In recent decades, the development of the Besaansklip industrial area and the IDZ has increased demand for middle and upper income housing in Langebaan.

6.4.1.2 Layout pattern, see Figure 6.4.2 opposite

• The town’s layout pattern reflects various property development initiatives which took advantage of the town’s economic opportunities as a tourist and retirement node from time to time. From north to south, they include:

– Mykonos coastal resort and casino based on the precedent of Greek medium density cabana living as its setting is similar to that found along the Aegean coast;

– Laguna Mall, originally an “out of town” mall which is now becoming a node for the northern section of the town;

– Long Acres estate – a collection of agricultural small holdings catering for a semi rural lifestyle; and,

– Langebaan golf course estate – developed in the 1990s when this form of development was fashionable. Its water supply relies on treated effluent from the WWTW.

• The town is well integrated with low income housing. The location of Seaview Park is particularly significant as it is at the heart of the town at its main entrance.

6.4.1.3 Urban quality

• Holiday housing townships around Mykonos have Greek or holiday architectural themes, see Photo 6.4.2;

• The golf estate has a Tuscan architectural theme fashionable at the time it was developed;

• This should be contrasted with Seaview Park, a BNG housing scheme where there has been a sincere attempt to implement inexpensive West Coast “langhuis” design guidelines, see Photo 6.4.1. This has played a large part in its uncontroversial spatial integration into the heart of the town;

• To the south are low density suburban holiday housing schemes with a wide range of architectural styles;

• The environment of a town’s main street sets the tone for its urban quality and the recent Oosterval Street upgrading should have a significant positive impact in both urban appearances and activities;

• There are still a large number of historic single residential holiday homes along the beachfront blocks which give the town a strong identifiable character, although many of these have been less sensitively renovated.

6.4.1.4 Challenges and potential

• The most important challenge is to retain and enhance the town’s distinctive west coast holiday housing atmosphere, its most important economic attribute, and ensure that development is optimally located, for instance, light industry should be well away from the coastal strip;

• Much of the coastal strip is built on the fore dune and is vulnerable to erosion and sea level rise, see Photo 6.4.3.

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Langebaan: Analysis 85

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Figure 6.4.2 Analysis: Langebaan

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Langebaan: Spatial Analysis

6.4.2 LANGEBAAN ENGINEERING INFRASTRUCTURE ANALYSIS

6.4.2.1 Water

• The 2017 Infrastructure and Growth Plan highlighted that the current water sources are insufficient to meet the projected requirements by 2035 for the medium-growth scenario. However, the water supply from the system is shared by a number of users. Therefore, shortages can be balanced in the system itself and might not be as apparent at the moment. Spare capacity in the bulk system is dependent on particular local area and generally there is no bulk spare capacity available. The following bulk infrastructure Master Plan priority projects have been identified in the 2012 Water Master Plan:

• Additional 10Ml reservoir at Olifantskop (can be placed as 2 x 5Ml);

• Corrections to WDM pipeline and install booster pump station with a duty point of 45l/s at 25m;

• 250mm diameter bulk supply pipeline to the new reservoir of 4.5 Ml.

6.4.2.2 Sanitation

• Sewer reticulation is generally in good condition. The Langebaan WWTW, an activated sludge treatment plant, is a relatively new plant and in good condition. Treated effluent is currently utilised for irrigation at Langebaan Country Club. The plant does not have facility for sludge draw off. Plans are underway to upgrade the plant capacity from 2.832 Ml/d to 5Ml/d depending on development growth of the Langebaan Country Estate. Extending the capacity of the sewerage treatment plant includes the upgrade of the rising main. However, due to space constrains, a centralised wastewater treatment facility that is capable of handling industrial needs to be investigated with a feasibility study. This study will also investigate the options for re-use of effluent for supply to industry (Infrastructure and Growth Plan Saldanha Bay Municipality Phase 2, 2017). Backlogs includes the upgrade of the rising main from Kaktus to the WWTW. Critical pump stations in the Langebaan area were upgraded. All the upgrades are aligned with the master plans (Saldanha Bay IDP 2016/2017, Revision 4)

6.4.2.3 Solid Waste

• The Langebaan waste disposal facility will be closed and rehabilitated. A waste transfer station handling building material and garden waste will be built to replace the waste disposal facility. Residential waste goes to Vredenburg. The two bag system is in place as in all towns.

6.4.2.4 Transport, Roads and Stormwater

• The access road is in good condition. The portion under the jurisdiction of DTPW has been upgraded recently and the portion that falls under municipality’s jurisdiction is being upgraded to the same standard as the provincial section. No transport facilities are available and drop off points are included in the upgrade of Oostewal Street. There is also no formal taxi rank facility in Langebaan. The Stormwater master plan for Langebaan is nearly completed. The impact of future developments on the existing stormwater system should be investigated and proposed future improvements need to be incorporated within the overall master plan where applicable.

6.4.2.5 Electricity

• Langebaan is supplied with electricity from Eskom 66/11kV substation by means of two 11KV feeders to the main municipal 11kV substation. Langebaan is currently at 8 MVA, with a total of 10MVA supply, which could last for four more year where after an increase to 12MVA by Eskom is required. A second new 11kV substation was completed in September 2014. An additional substation will be required for future development in Langebaan. Upgrade of the bulk supply infrastructure will be required for large developments and a change in the network configuration in order to improve the ring operation of the existing network. At distribution level, the electrical network is sufficient. The municipality must ensure that future electricity supply is aligned with ESKOM’s future investment plan.

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Photo 6.4.4 Proposed open space link to Olifantskop

Photo 6.4.5 Site of proposed Gateway Node

Photo 6.4.6 Well located land around Seaview Park: Node C

Langebaan: Spatial Development Framework

6.4.3 LANGEBAAN SPATIAL DEVELOPMENT FRAMEWORK

6.4.3.1 Core Landscape Area and Natural Environment NOTE: to see exact alignment of the Coastal Management Line on cadastral boundaries, zoom in on Figure 6.4.3 in digital version of report.

• Prohibit or restrict erection, alteration or extension of buildings and structures wholly or partially seaward of the Coastal Management Line;

• Investigate continuous coast to park open space corridor over Olifantskop with walking/jogging and MTB trails including negotiations with private owners where necessary, see Photo 6.4.4;

• Encourage extension of West Coast National Park to north and east; • Extend boulevarded (with water wise trees – e.g. palms) main street network to link northern central and

southern parts of the town; • Longacres country estate to remain agricultural use for rural lifestyle and services. No further subdivision will

be allowed until large remainders are subdivided to same size as current plots. Tourism activities will be permitted.

• All development to be set back behind coastal management line.

6.4.3.2 New Development areas (expansion) • NDAs 1 – resort residential/low to medium density residential • NDA 2,3 and 4 - mixed use medium density with ground floor convenience retail; • NDA 5 – investigate more intense tourist resort to promote economic and job creation potential; • NDA 6 – proposed waterfront development and resort / residential development; • NDA 7 – medium to high density residential development;

• NDA 8 – residential medium density development; • NDA 9 - public facility node, see Photo 6.4.6; • NDAs 11, 16 and 17 – residential development; • NDA 10 – proposed business and transport interchange hub; • NDAs 12 to 15 – prepare precinct plan for private/public mixed use, mixed density model urban village

including high school. Gateway location requires attention to be paid to urban design and landscaping. Note: NDAs 1, 6, 7, 11 and 13 contain CBAs which need to be resolved. 6.4.3.3 Urban Restructuring and Redevelopment Areas • Extend current Oostewal Street upgrading to complete network of high quality PT and NMT main street

including small business friendly road access management guidelines for properties alongside; Promote nodes as follows; • A: retail, high density residential; B: gateway character – well landscaped and designed social facility, light

industrial and mixed density residential; C and D: civic, transport and SMMEs; • E and F: small scale well designed pedestrian friendly convenience and café/restaurant nodes; • G to accommodate small professional businesses such as surgeries, dentist, legal services, etc.; • H to be promoted as a tourism node together with the remainder of the coastal strip properties; • Densities to guide redevelopment around the CBD are shown on insert on Figure 6.4.3; • All parking areas and public access to beaches should be upgraded where necessary and a parking study to

be compiled to identify additional public parking opportunities; • Investigate developmental potential of Erf 9888 (c/o Bree and Oostewal Streets) for low key tourism and

business orientated development; • Support further subdivisions on remaining large residential properties in Myburgh Park. 6.4.3.4 Heritage • Prepare guidelines to extend and strictly promote conservation building, road design and landscaping

guidelines on all streets and properties in proposed Heritage and Design Guideline Priority Precinct to protect and enhance historic tourist friendly character. The applicability of the 4m height restriction in this area is to be investigated.

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Langebaan: Proposals 89

Figure 6.4.3 Proposals: Langebaan

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Langebaan Proposals: New Development Areas and Nodes

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Table 6.4.1: Langebaan New Development Areas

Number Area (Ha) Residential Area (Ha)

Proposed Use Proposed Density

(gross du/ha) Engineering Comments

1 20.0 Low to medium density residential / resort residential 6 (see Section 6.4.2)

2 7.4 7.4 Mixed Use, office, retail with residential component 20



5 12.5 Proposed Resort and Tourist Facilities 12

6 15.9 15.9 Proposed Waterfront Development and residential / resort development 35

7 6.8 6.8 Residential Development 20

8 1.4 1.4 Residential medium density development 20

9 1.9 1.9 Public Facility Node n/a

10 3.5 Proposed business and transport Interchange with SMME Hub n/a

11* 104.9 104.9 Residential/Township development 20

Future cemetery option 2 included in NDA EIA may be required. Competing land use. Intergovernmental collaboration required. (GS EMF, 2017)

12 11.2 11.2 Mixed use, business and service industrial – Rapid Development Area 20 Mixed Use – Rapid Development



15 15.1 15.1 Mixed use, business and service industrial and residential 20 Mixed use – Rapid Development

16* 53.9 53.9 Residential 6

Competing land use. Intergovernmental collaboration required. (GS EMF, 2017)

17 33.1 33.1 Medium to high density residential 12

Total 309.3 273.2

* NOTE:

The 2017 draft Greater Saldanha Environmental Management Framework (GS EMF) differs from the SDF in these areas in terms of land use. Further intergovernmental

collaboration is needed to resolve the competition. Refer to the corresponding EMZ map, Figure 6.4.4, to see the competing land use and to Annexure A for a more detailed description of the EMZs.

Table 6.4.2: Langebaan Proposed Nodes

Node Comment

A High Order Commercial

B New Mixed Use/Light Industrial Civic

C Civic/Transport/SMME

D Civic/Transport/SMME

E High Order Commercial

F Heritage Node and Resort

G Small business node

H Tourism Node

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Langebaan: Proposals 91

Figure 6.4.4 EMZ Land Uses: Langebaan

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Langebaan: Spatial Development Framework

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6.4.3.5 Environmental Management Zones (source: GS EMF, 2017)

The 2017 draft Greater Saldanha Environmental Management Framework (GS EMF) differs from the SDF in that it identifies areas of competing land

use throughout Saldanha. Further intergovernmental collaboration is needed to resolve this competition. When formulating development proposals

the town proposals map should be interpreted in conjunction with the Environmental Management Zones (EMZs) land use map, see Figure 6.4.4, and

Annexure A for a more detailed and comprehensive description of the EMZs.

Zone Summarised Description of Environmental Management Zone

CONSERVATION FOCUSSED ZONES: ZONES 1-4

EMZ 1 Urban Conservation Zone

This EMZ is based on ensuring the conservation and protection of irreplaceable resources and biodiversity, which are under considerable development pressure, due to their proximity to urban and industrial areas.

EMZ 2 Rural Conservation Zone

This EMZ is based on the same attributes and sensitivities as the urban conservation zone. The EMZ aims at ensuring the conservation and protection of irreplaceable resources and biodiversity. Although as this EMZ occurs within the rural setting, the pressures exerted on the resources in this EMZ are not as severe as within urban and industrial areas. However, the environmental attributes and significant impact are still substantial enough for strict measures to be required.

EMZ 3 Controlled Development Zone

This EMZ is based on resources that fulfil an important supportive role in maintaining critical natural resources identified in EMZ 1 and EMZ 2 through means of a buffer is some areas and maintaining ecological corridors in others. Furthermore, it contains resources that may be regarded as particularly sensitive to certain types of disturbance (i.e. high impact development that may have a more significant risk in terms of severity, duration and extent) but also considered to be more resilient to low impact (i.e. impacts that are considered having lower risk in terms of severity, duration and extent) developments. Therefore, controlled development would be allowed within this EMZ thereby avoiding development form taking place in more sensitive receiving environments.

EMZ 4 Restoration Zone

There are two concepts embedded in the development of this EMZ. Firstly, areas exist where there is an opportunity for rehabilitation and restoration to achieve a functioning state and increase conservation. Secondly, some development in sensitive areas cannot be avoided. The aim of this EMZ is to provide an area for restoration and offsetting initiatives that can be safeguarded from future development and can contribute to the overall conservation targets of the region.

DEVELOPMENT FOCUSED ZONES: ZONES 5 – 7

EMZ 5 Agricultural Development Zone

This EMZ is informed by existing agricultural areas and aims at protecting and retaining productive agricultural land that is vital for ensuring food security.

EMZ 6 Industrial Activity Zone

This EMZ takes into account the major role industrial development plays in the region and aims to promote industrial development in less sensitive areas to ensure sustainable economic development.

EMZ 7 Urban Development Zone

This EMZ takes into account the need for service delivery and aims to promote service related development in less sensitive areas to ensure sustainable urban development.

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GS RSIF: Social Infrastructure Study: Langebaan

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Figure 6.4.5 Location of Social Facilities: Langebaan (source: GS RSIF, 2017)

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Langebaan Social Facilities

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Category Facility Description Population Threshold: Small to

Medium Towns (CSIR, 2015)

Requirements based on 2011 Census population + growth rate over 10 yrs

(Table 3.3.11.2.of SQ) to 2021 (3.2 persons/household) = 24 964 persons

Required by 2021 Existing Shortfall / Oversupply

Health Community Health Centres 60 000 - 100 000 0 0 -

Primary Health Clinic 24 000 - 70 000 1 1 -

Culture

Local Library 20 000 - 70 000 1 1 -

Community Hall 60 000 1 1 -

Cultural Facilities (Community Performing Arts Centre) 50 000 0 0 -

Education

Primary School (incl. sportsfield) (@ 2.8 ha) 7000 4 2 -2

Secondary School (incl. sportsfield) (@ 4.8 ha) 12 500 2 2 -

Small Créche / Early Childhood Development Centre (@ 0.2 ha) 2 400 - 3 000 8 3 -5

Skills Training (Adult Education Training Centres / Further

Education Training Colleges) (@ 1 ha)

1 per town larger

than 5000 1 0 -

Sport

Sports Complex 60 000 0 1 1

Multipurpose Sports Hall 100 000 0 1 1

Community Park 60 000 0 1 1

Table 6.4.3 Langebaan Social Facilities Requirements for small to medium town (source: CSIR Guidelines for the Provision of Social Facilities in South African Settlements, 2015)

Note: Population estimates to 2021 are used for this exercise. These estimates should be reviewed at the next revision of the SDF after the 2021 Census has been completed. ISSUES

1. Settlement considered “small to medium town” in terms of CSIR definition;

2. All registered erven permanently occupied;

3. All NDAs developed and occupied at gross average 25du/ha;

4. There is a strong case for decreasing site areas for certain facilities, e.g. primary and secondary schools; and,

5. Exact location of new social facilities to be identified in new development areas, as and when they are developed.

See also Figure 6.4.5 Town Profile: Greater Saldanha Regional Spatial Implementation Framework.

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Langebaan: Housing Demand and Supply

Table 6.4.4: Langebaan Scenario 1 - Future Demand and Supply of Land per Housing Sector: Status Quo Scenario (4.0% Annual Growth Rate) (Source: SBM Human Settlements Plan, 2015)

5 year 20 year

Langebaan

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years

Additional Projected

Demand (HHs) in 2031

(4.0% growth rate) +

Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF (ha)

Full subsidy: Serviced Site + Top

Structure

628 0 628 2 640 (74.1%) + 628 =

3 268 58.8

695.5 +605.4 273.2 183.1 Partial subsidy: Serviced Site Only

0 0 0 378 (10.6%) 6.8

Partial subsidy: Additional persons

eligible for FLISP

0 0 0 274 (7.7%) 8.2

Private Development N/A Market Related 0 271 (7.6%) 16.3

Total 628 0 628 3 563 (100%) + 628 =

4 191 90.1 696.5 +605.4 273.2 183.1

Table 6.4.5: Langebaan Scenario 2 - Future Demand and Supply of Land per Housing Sector: IDZ Only High Case Scenario (4.8% Annual Growth Rate) (Source: SBM Human Settlements Plan,

2015)

5 year 20 year

Langebaan

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years




Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF (ha)


Structure

628 0 628 1 568 (33.8%) + 628 =

2 196 39.5

695.5 +564.9 273.2 142.6 Partial subsidy: Serviced Site Only

0 0 0 1 238 (26.7%) 22.3


eligible for FLISP

0 0 0 1 368 (29.5%) 41


Total 628 0 628 4 638 (100%) + 628 =

5 266 130.6 696.5 +564.9 273.2 142.6

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Langebaan: Housing Demand and Supply

The 2018 SDF proposals include a total of 273.2 hectares of new development area for residential purposes within Langebaan.

Although there is less land identified for development than in 2011, there is still an oversupply of land. This is surplus is summarised as follows:

• Future Demand and Supply of Land per Housing Sector: Status Quo Scenario (4.0% Annual Growth Rate) = 183 hectares

• Future Demand and Supply of Land per Housing Sector: IDZ Only High Case Scenario (4.8% Annual Growth Rate) = 142 hectares

• Future Demand and Supply of Land per Housing Sector: IDZ and Other Projects High Case Scenario (6.0% Annual Growth Rate) = 92.7 hectares

Development should occur through infill and densification.

Tables 6.4.4, 6.4.5 and 6.4.6 are based on population growth rate scenarios of 4%, 4.8% and 6% respectively as provided by SBM. The latest LGMTEC assessment (ref. LGMTEC 2018/2019) suggests a population growth rate of 1.7% per annum, i.e. one third of the most conservative scenario, see Table 6.4.4 Therefore, it is proposed that the NDA proposals contained in Table 6.4.1 are reviewed in the next SDF in five years’ time when the 2021 Census results should be available.

Table 6.4.6: Langebaan: Scenario 3 - Future Demand and Supply of Land per Housing Sector: IDZ and Other Projects High Case Scenario (6.0% Annual

Growth Rate) (Source: SBM Human Settlements Plan, 2015)

5 year 20 year

Langebaan

Current Demand

in Preference

Town (waiting

list 2014)

Current

housing

projects

pipeline

Remaining

Current

Demand

after

5 years




Current Rem. Demand

Additional

Land

Required

(ha)

Available Land

per SDF 2011

(ha)

Undersupply/

Oversupply of

Land by SDF

(ha)

Available

Land

per SDF 2018

Review

(ha)

Undersupply/

Oversupply of

Land by 2018

SDF Review

(ha)


Structure 628 0 628

2 222 (33.8%) + 628 =

2 850 51.3

695.5 +515 273.2 92.7

Partial subsidy: Serviced Site Only 0 0 0 1 755 (26.7%) 31.6


eligible for FLISP 0 0 0 1 939 (29.5%) 58.2


Total 628 0 628 6 573 (100%) + 628 =

7 201 180.5 696.5 +515 273.2 92.7

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langebaan: proposals€¦ · • extend boulevarded (with water wise trees – e.g. palms) main...

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