sibaya - emdlotiuip.co.za · ballito emdloti location of the property perched above the coastal...

29° 41’11.72” S31° 05’58.61” E

co-ordinates

ONCE IN A L IFETIMEOPPORTUNITY

Sibayawww.thdev.co.za

kwazulu-natal durban sibaya

Contents

OVERVIEW AND EXECUTIVE SUMMARY

LOCATION OF THE PROPERTY

SIBAYA DEVELOPMENT

NODE 1 PACKAGE OFFERINGS

SITE CONDITIONS

TOWN PLANNING AND ENVIRONMENTAL APPROVALS

ENVIRONMENTAL AUTHORISATION

TOWN PLANNING APPROVALS

PRECINCT PLANS

SERVICES STATUS QUO

DEVELOPMENT MANAGEMENT

SIBAYA MANAGEMENT ASSOCIATION

DESIGN REVIEW

ARCHITECTURAL GUIDELINES

CONSERVATION TRUST

ENVIRONMENTAL MANAGEMENT PROGRAMME

TONGAAT HULETT’S RESPONSIBILITIES

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own Prime real estate in KwaZulu-natal

Sibaya

Durban harbour20 mins away

Gateway theatre of ShoppinG

Dube traDeport anDKinG ShaKa int. airport

10 mins away

10 mins away

Once in a Lifetimesibaya

UninterrUpted

Sea ViewS180°

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Overview and Executive Summary

Sibaya’s co-existence with the natural landscape and generous open spaces creates an exceptional live-work-play lifestyle fusion, ideal for the most astute purchaser pursuing a laid-back, tranquil, private and secure life with more than a tinge of ‘green’ on the urban fringe, all based on the ethos of environmentally- conscious development principles.

Discreet walk-ways through the hushed forest - rich in flora and fauna - offer access to the beaches below and the warm azure waters of the Indian Ocean beyond. And yet, just a few minutes’ drive away is the vibrant commercial hub of Umhlanga Ridge Town Centre and the well-known Gateway Theatre of Shopping, top hotels and leading entertainment facilities, with global connectivity a mere 10-minute drive away, at King Shaka International Airport. Adding further opportunity is the adjacent Sibaya Casino and Entertainment World.

Sibaya captures the very essence of what luxury living is all about with an idyllic feel. This is one of the finest locations in the country, a luxurious place on the coast where residents are able to truly live the dream... a residential haven in which aspiration is justly rewarded.

Sibaya, quite simply, provides the platform for the last word in elegant, stylish and sophisticated living. It is the promise of superior levels of privacy and unobtrusive security.

Tongaat Hulett is now offering the first sale and development opportunities within Sibaya.

Three distinct real estate ‘packages’ have been identified for the first phase of land release within Node 1 and represent a variety of predominantly residential opportunities, together with commercial and hotel potential.

Unique lifestyle, serene location and distinct luxury... a seamless

combination, making Sibaya an exquisite development opportunity in the affluent

landscape of KwaZulu-Natal’s north coast, between uMhlanga

and eMdloti.

Characterised by a dominant ridge, hilltop and valley landform, Sibaya nestles

comfortably on Durban’s beautiful north coast sea-front, just 25km outside the CBD, and is bordered by the M27 arterial road to

the north and, to the south, the Ohlanga River, estuary and Hawaan Forest, which is the only remaining significant pristine

coastal dune forest in KwaZulu-Natal outside the iSimangaliso Wetland Park. It stretches from the coast in the east to the

easily accessed N2 highway in the west.

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Sibaya

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Location: sibayaKwazuLu-nataLSouth africa

durban

la lucia

umhlanga

ballito

emdloti

Location of the Property

Perched above the coastal town of eMdloti, Sibaya is situated on Durban’s north coast between the coastal town of uMhlanga

and the King Shaka International Airport.

In this superb location, Sibaya has easy access to the broader region via the national N2 and provincial M4 highways.

The first phase of land release is within Node 1, situated to the east of the M4 and accessed from the existing Sibaya Circle on the M4.

Sibaya is characterised by a dominant ridge, hilltop and valley landform, together with extensive seaviews and is bordered by the Ohlanga River and estuary and the Hawaan Forest in the South. The M27 arterial road that accesses eMdloti provides the northern boundary and it stretches from the spectacular seafront in the east to the N2 highway in the west.

10 min to king shaka intl airPort

INDIAN OCEAN

20 Min to Durban

M4

M4

M27

01node

sibaya casino

node

05

node

04

node

02

preSent town of eMDLoti

sibaya

node

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Sibaya

with its undulating toPograPhy, sibaya will give rise to a new coastal node which includes residential, commercial and

office develoPment, together with recreational and

entertainment oPPortunities.

Sibaya comprises five development nodes and is 750 hectares in extent, inclusive of the Hawaan Forest, rich in flora and fauna and the only remaining significant pristine coastal dune forest, outside the iSimangaliso Wetland Park, in KwaZulu-Natal. The vision is for a compact, mixed-use urban development, enhancing sustainability by reducing the spatial footprint of the overall development and re-inforcing the natural landscape with generous open space.

In forging Sibaya’s spatial identity, a strong natural resource base is to be developed, bringing together the existing rich natural assets - sea, river and forest - which define Sibaya, as part of the open space system. These natural components are critical to Sibaya’s pursuit of a unique work-live-play lifestyle and is based on combining the best of both urban and natural environments.

The approach seeks to move beyond merely a mutual respect between these urban and natural realms, toward actively encouraging a real integration of urban development and the natural environment, whereby each element reinforces each other, providing for an entirely new urban identity and way of life for future residents and visitors.

Sibaya Development

The development provides for a vibrant and inter-connected mixed-use - though

predominantly upmarket residential - lifestyle,

maximising the area’s unique natural

conditions, whilst acknowledging and

remaining responsive to environmental

sensitivities.

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INDIAN OCEAN

20 Min to Durban

M4

M4

M27

01node

sibaya casino

node

05

node

04

node

02node

03

10 Min to KinG ShaKa internationaL airport

preSent town of eMDLoti

sibaya

The five nodes of Sibaya are, as currently planned, destined to offer the following land use opportunities:

• Residentialunits–6000• Hotelrooms–955• Commercialfloorarea–186170m2

In aiming for the this, the approach of Sibaya is to establish distinct ‘hilltop settlements’ which are concentrated on the ridges and hilltops, thereby reinforcing the natural landscape, held by a generous ‘open

space lattice’ comprising valley sides and systems. The spatial structure of a powerful urban hilltop system, played against an equally powerful open space structure represents the ‘genius loci’ of Sibaya.

node 1• 1140residentialunits• 130hotelrooms• 65800squaremetres

of commercial bulk

node 5• 1185residentialunits• 490hotelrooms• 37900squaremetres

of commercial bulk

Node 4 (115 hectares in extent) is currently in an EIA phase and will comprise 70 000m2 of office and 1 500 residential units, together with social facilities.

Nodes 1 and 5 have all necessary development rights and will see the following land use development:

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Sibayanode 1 Package offeringsnode 1 has been divided into five individual,tailored real estate packages.

three of these packages are now being offered to the market, making available a superb range of distinctly upmarket residential and lifestyle opportunities.

Package a gross eXtent: 2,4 hectares

Use residential apartments, multi-unit development, retirementMaximum Units 176Heights 2 to 4 storeysCoverage 60%Far 0,8 and 1,5total Bulk 26 472 square metres

Package b gross eXtent: 5,57 hectares

Use Commercial, residential apartments and/or multi-unit development, retirement Maximum Units 478Heights 2 to 4 storeys Coverage 60%Far 0,8 and 1,5

Commercial Floor area 9 063 square metrestotal Bulk 56 881 square metres (47 818 square metres - residential)

Package c gross eXtent: 8,78 hectares

Use Single residential opportunities of about 2 000 square metres in extent, yielding 28 exclusive standsHeights 1 to 2 storeysCoverage 50% per standFar 0,5 per stand

the three packages that are now in the market represent the first phases of the Sibaya development. within node 1 there are 2 other packages, representing mixed-use, high density development that will see the development of residential apartments, hotel and commercial/retail.

future release

available now

MhLanGaforeSt

D

C

future release

E

available now

B

available now

A

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Site Conditions

The node is gently sloped eastwards and southwards from the central high point. Node 1 is bordered to the west by the M4, by the Mhlanga Forest to its south and east and by the existing sugar cane farming to the north. The site has extensive sea views to the south and east and north-east.

A detailed toposurvey at 0.5m contour interval has been undertaken and will be made available on request in cad format.

Thekwini GeoCivils undertook a geotechnical investigation on the site and a copy of the report is available on request. This report gives a general overview of the whole of Node 1 but site-specific investigations will be required to be undertaken by the purchaser/developer prior to designs being undertaken.

town Planning and environmental aPProvals

town Planning approvalsSimilarly to the above, Nodes 1 and 5 have been rezoned to Special Zone 5: Sibaya within the North Scheme of the eThekwini Municipality. The zone provides for a wide mix of uses and a basket of development rights and precinct plans. The full zone controls are available on request.

These controls will apply to the Node 1 packages now being offered for sale and development.

environmental authorisation An Environmental Authorisation (EA) was granted for the entirety of Nodes 1 and 5 and is currently valid until 26 March 2017. The full Environmental Authorisation and its various amendments are available on request.

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Sibaya

Precinct Plans

The Precinct Plan shows the layouts of the precincts and provides the following stipulations:• Landusecategories• Parkingprovisions• Coverage• Floorarearatios• Buildingheights• Urbanformparameters• Landscapingrequirement• Buildinglines

node 1 - mixed-use

• ThisPrecinctprovidesforawidevarietyofuses,includingresidential apartments, hotels, offices, limited retail and entertainment, educational and recreational facilities

• Thecurrentapproveddevelopmentrightsforthisdevelopment node are made up as follows:

- 65 800 square metres of commercial floor area - 130 hotel rooms - 1 140 residential opportunities in the form of up-market apartment blocks and mixed-use multi-storey buildings

Changes to any of the restrictions or parameters on the approved precinct plans requires a Special Consent application, together with a public participation process.

The existing Precinct Plan is currently being amended to more accurately reflect the development intentions of each package.

a Precinct Plan has been PrePared and

aPProved by ethekwini

municiPality for sibaya node 1.

this is available on request.

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Services Status Quo

Tongaat Hulett Developments will be responsible for ensuring that service connections are installed to the boundary of each of the real estate packages within Node 1 ahead of any building occupation within any of the packages.

sewerA new gravity sewer trunk main will be installed from the southern boundary of Node 1 to connect ultimately to the existing sewer pump station situated adjacent to the Ohlanga River, from where it is pumped to the Ohlanga pump station and then to the Phoenix wastewater treatment works.

Half of Node 1 will drain into the gravity main, whilst the northern portions will drain to a new sewer pump station located at the northern boundary of Node 1, from where a rising main will transfer the wastewater to the gravity main at the southern end of Node 1.

waterThe bulk water supply will be provided from the existing Waterloo Reservoir from where a new 500mm water main will be installed, by Tongaat Hulett Developments, to the boundary of Node 1. Internal water reticulation will be undertaken by Tongaat Hulett Developments to the boundary of each package. The primary water reticulation will be installed within the main boulevard that will run through Node 1.

Water recycling and reuse is encouraged and recommended to further underpin the principle of sustainability.

stormwaterStormwater is to be managed according to the Sibaya Stormwater Management Plan, in which it is a requirement that each site attenuates its own stormwater before it is discharged into the infrastructure. The use of stormwater run-off for internal irrigation is encouraged and strongly recommended.

electrical Node 1 will be supplied from the existing eMdloti electrical sub-station, which is situated to the west of the development and west of the N2.

11kV cables will be installed from the eMdloti sub-station to a new mini-sub within Node 1. The internal MV reticulation will be installed to the site boundary of each development package. Depending on the nature of each development, there may be a requirement for a development-specific mini-sub within the property.

roadsAccess to Node 1 will be, in the short term, via the M4 at the Sibaya circle. Tongaat Hulett Developments will construct a boulevard road from the existing circle on the M4 into and through the middle of Node 1. In the future, when the adjacent Node 5 is developed, the road will be extended to link onto the M27. Information pertaining to this is available on request. Access to each package will be from the main boulevard road that runs through the centre of Node 1.

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Sibaya

Development Management

sibaya management association

A precinct-encompassing Sibaya Management Association (SMA) is to be established, to which all Body Corporates and individual Management (Home-owner) Associations will belong. The SMA will be responsible for:• ParticipationintheConservationTrust• Thedesignreviewprocess• SecuritywithintheSibayaprecinct• Thelandscapingof‘public’areaswithintheSibayaprecinct• Maintenanceoftheforestbufferzone• TheimplementationandmanagementofanOperational

Management Plan (OEMP)• Otherdutiesandresponsibilitiesasmaybedeemed

necessary from time to time

Where no Body Corporate exists, provision will be made for sub-precinct Management or Homeowner Associations to be established and a representative of this body will be a member of the SMA. All SMA members are required to pay monthly levies. A component of this amount includes provision for a levy towards the Conservation Trust.

Key elements of the development process will

be a design review process and the utilisation of formal

environmental and operational management plans.

Given Sibaya’s location within an unspoilt and exquisite environment, all development within the precinct will be subject to firm management, design and construction guidelines.

This management process will be undertaken by the Sibaya Management Association in

conjunction with Tongaat Hulett.

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conservation trust

A Conservation Trust will be established to ensure the rehabilitation, management and maintenance of the forest areas - Hawaan Forest, Mhlanga Forest and Forest 31 - and the adjacent floodplain, which together form the precinct’s ‘conservation area’.

It is envisaged that the Conservation Trust will include, inter alia, members from the Sibaya Management Association, eThekwini Municipality and Ezemvelo KZN Wildlife. All property owners within Sibaya will be required to pay an upfront Conservation Levy to the Conservation Trust, whilst the Sibaya Management Association will provide a monthly levy to the Conservation Trust.

It is anticipated that all residents within Sibaya will have access to the conservation area to enjoy the flora and fauna, walks and bird-watching. The provisions and details relating to such access will require ratification by the Conservation Trust.

environmental management Programme

In terms of the Environmental Authorisation, an Environmental Management Programme for both construction and operational activities had to be drawn up.

The aim of the Environmental Management Programme (EMP) is to provide an appropriate mechanism for the management of all construction activities within the precinct, as well as to ensure management post construction. The EMP therefore provides a guideline and management system for all the components of the development that require ongoing management from an environmental perspective.To achieve this, the EMP specifies the

environmental management actions that the owners, consultants, contractors and occupants of land and buildings within the development must abide by during the construction and operational phases of the development.

The Construction Environmental Management Plan (CEMP) for purchasers and developers is Volume 2 of the overall EMP and provides an appropriate mechanism to mitigate construction impacts associated with the construction activities that are the responsibility of purchasers and developers within Node 1. Principles and instructions contained in this document are to be implemented by all purchasers and their consultants, contractors and sub-contractors.

The Operational Environmental Management Plan (OEMP) represents Volume 3 of the EMP and is the formal document that provides details pertaining to the management of the development post construction. All occupants of Node 1 will need to abide by the provisions of the OEMP and the Sibaya Management Association will be the primary responsible party to ensure compliance.

Both the OEMP and CEMP provide a clear indication of the environmental management requirements of each of the role players involved in the development. Guidance for the implementation and compliance of the OEMP and CEMP are provided and corrective actions and/or penalties in the event of non-compliance are also considered.

Both the Operational and Construction Environmental Management Plans are available on request.

design review

A design review process will be implemented with regard to all development undertakings within the Sibaya precinct.

This will involve the establishment of a Design Review Panel, together with appropriate design guidelines and a Development Manual. The Development Manual will include the approved Environmental Management Programme.

architectural guidelines

Architectural Guidelines have been drafted for Sibaya by Iyer Urban Design Studio and will be administered by the Sibaya Management Association through the design review process. The architectural guidelines and controls are considered to be an important tool to achieve a high-quality, value-maximising urban space. However, it may be modified or the approach altered by the purchaser, should this be considered more compatible with the purchaser’s investment objectives. These are available on request.

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Sibaya

Tongaat Hulett’s Responsibilities

• Constructionofthemainboulevard• ProvisionofbulkinfrastructuretoNode1,inclusiveof

water, electricity, roads and wastewater• Serviceconnectionstotheboundaryofeachpackage,

inclusive of water, electricity, roads, wastewater and stormwater, as well as the construction of a new access to the precinct from the existing traffic circle on the M4 highway. This will take the form of a central boulevard, generously landscaped and providing for ample cycling and walking opportunities

• Rehabilitationofthe40mforestbufferandprovisionofwalking trails within the buffer

• EstablishmentoftheSibayaManagementAssociationtowhich all property owners within Sibaya will belong

• Implementationofadesignreviewprocessforallconstruction activity within the precinct

• EstablishmentofaConservationTrust,toberesponsiblefor the rehabilitation, management and maintenance of the forest portions of the overall precinct, including the Hawaan Forest, Mhlanga Forest and Forest 31

Tongaat Hulett undertakes responsibility for the following

components of the development:

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sibaya - emdlotiuip.co.za · ballito emdloti location of the property perched above the coastal...

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