OFFERS VALID 08 - 19 AUGUST 2012

Checkout Rice5kg 26992699

.

Draft Back of Port Local Area Plan

PUBLIC STAKEHOLDER ENGAGEMENT

The Municipality is calling on residents of the

South Durban Basin to comment.

The eThekwini Municipality has developed a draft Back of Port Local Area Plan. This Plan proposes changes to the future land use and zoning in the areas/precincts of Congella, Clairwood, Jacobs, Mobeni, Umbilo and Rossburgh. It accommodates and plans for the existing and expected market related pressures on the Durban South Basin. This pressure is due to the current demand and expansion of the Port of Durban, increasing container volumes, proposed new freight rail corridor and other economic activities directly and indirectly related to the port. The Municipality would like to share information and is calling on residents of the South Durban Basin to comment. (Refer to Page 4 for opportunities to engage.)

What i s the Draf t Back o f Por t P lan?

On 23 November 2006 the Economic Development Committee (ECOD) passed a resolution to support to the strategic review of zoning and landuse within the Back of Port Area. This was in the interest of economic growth, alleviating community and business uncertainty and formulating a long term solution for the area. This formed the basis for the develop-ment of the Back of Port Local Area Plan.

E c o n o m i c D e v e l o p m e n t C o m m i t t e e R e s o l u t i o n

S t u d y A r e a C h a r a c t e r i s t i c s The study area forms part of the South Durban Basin (SDB) district which is located within the eThekwini Municipality. The SDB, which includes the port and associated areas is Durban's largest concentration of industrial activity and logistics companies within the city and the province. In addition, the region's major petrochemical industry and major automotive industry cluster is located within the district. The SDB is also the prime international connector for the City of Durban, given the dominant presence of the port in the metropolitan area. For the purpose of this study the following areas were considered; Congella, Umbilo industrial, Rossburgh, Clairwood, Jacobs, Mobeni as well as the former Durban International Airport site which is earmarked for the new dig-out port. Interspersed between these are a number of residential areas.

National Road Routes and Other Truck Freight Route Plans: A number of major freight route projects are planned as shown. These include proposed upgraded and new extensions of freight routes linking the Port of Durban to the N3 corridor at Mariannhill, as well as connector routes to improve linkages within the Durban South Basin and to the N2.

The Constitution of South Africa recognises that the national, provincial and local government spheres cannot work independently of each other. It provides for co-operative governance and that all three spheres of government align their functions, responsibilities, policies, strategies and programmes. This includes mutual cooperation and support to facilitate the delivery of services, overall development and growth. Cooperative governance also applies to parastatal organisations such as Transnet and SANRAL. In keeping with constitutional principles, government must also share information and consult with public stakeholders.

R o l e P l a y e r s a n d t h e i r r o l e s a n d r e s p o n s i b i l i t i e s

Accordingly various role players are participating in the development of the Back of Port Local Area Plan. These include the State, Transnet, SANRAL, Provincial Government and the Municipality. Residence and businesses in the area are also important stakeholders as interested and affected parties.

Transnet Freight Rail Plans: In April 2012, the national Investment and Implementation Plan was approved allowing approximately thirty-four confirmed developments to “freight” rail up to 2050. This 2050 vision allows an integrated solution to the growing expansion requirements of the Durban to Gauteng freight corridor. These developments include a number of projects within the Bayhead, Clairwood, Reunion, DCT, Cato Ridge and other areas which will impact on the study area as well as the upgrade of the Natal Corridor Line.

F r e i g h t C o r r i d o r s

Transnet’s long term framework plans includes the phasing in of major upgrades and expansions of the existing port, followed by the construction of a brand new dig-out port at the ‘old’ international airport site and thereafter major digging out and expansion of the existing port southwards at Bay Head.

P o r t U p g r a d e s a n d E x p a n s i o n s

A Local Area Plan will ensure that land use changes meet the strategic objectives of the country and

that they happen in an orderly manner.

M u n i c i p a l C o n t e x t : The high level strategic planning for the major Port of Durban expansions, a new ‘dig-out’ sea port at the vacated Durban International Airport site and the Back of Port area started several years ago. As part thereof the Municipality developed the DRAFT Back of Port Local Area Plan, which includes land use planning and rezoning. The Municipality recognises that the study area will be significantly affected by the national strategic visions and that land use will evolve due to the future demands. A Local Area Plan will therefore ensure that land use changes meet the strategic objectives of the country and that they happen in an orderly manner. To inform the Plan, the Municipality has undertaken numerous surveys and investigations. The Plan forms part of a comprehensive strategy based on current land use practices and future demands within the context of an expanding Port.

N a t i o n a l C o n t e x t : During his State of the Nation Address on 9 February 2012 President Jacob Zuma invited the nation for the year 2012 and beyond, “to join government in a massive infrastructure development drive”. He explained that this includes improving the movement of goods and economic integration through a Durban-Free State-Gauteng logistics and industrial corridor. The intention is to connect the major economic centres of Gauteng and Durban / Pinetown, and at the same time, connect these centres with improved export capacity through the sea-ports. He announced a Market Demand Strategy for Transnet, which entails an investment over the next seven years of 300 billion rand in capital projects - mainly for rail and port projects in the country.

Why is the p lan impor tan t?

All these developments will impact on the study area. Therefore the

Municipality has an obligation to ensure that any development is

carefully and systematically planned. Socio-economic and environmental

impacts need to be considered.

Draft Back of Port

Local Area Plan Current zoning

Proposed zoning

Indawo enganyel iwe: eh longozwa C o n g e l l a / U m b i l o / R o s s b u r g h

Current: Congella contains a mixture of land uses, dominated by retail/distribution outlets, service industrial uses and several forms of logistics use. Umbilo has larger sites, dominated by service industrial, retail and distribution uses. The area of Rossburgh includes conventional factories, retail/distribution outlets and service industries. Overall manufacturing industries are prominent in these three areas and there is limited parking and truck storage facilities.

Proposed Future: Congella, Umbilo and Rossburgh will continue to function as commercial, industrial manufacturing and service related uses, as well as offer some form of growth for the logistics type operations. No major land use interventions are planned however potential impacts will be reduced by buffering adjacent residential areas with General business zones and traffic and loading issues will be reduced. Harmful industries will be retained in specific areas. General industries will be down-zoned to light industry and logistics uses will be discouraged.

Within the South Durban Basin (SDB) there are a number of stable communities with strong social connections, allowing residents to value the place they live in and benefit from the positive social dimensions. The SDB area also has good work-residential linkages, allowing residents to meet their needs to “live, work and play” in the area enhancing their quality of life. Functioning social organisations, e.g. religious and sporting organisations exist, which add value and contribute to the social capital of the communities and neighbourhoods particularly for the local youth. The Back of Port study area will be transformed by the proposed new developments and these impacts will be felt on the communities living within the area and its periphery. It was vital that the land use studies therefore acknowledges the SDB as a positive social environment and carefully considers the potential impacts on this area.

S o c i a l C o n t e x t

P r o p o s e d z o n i n g

Within the SDB, at least 85 % of the area is urban land-uses and the remaining natural environment is fairly degraded. Nevertheless, within the existing port, the old airport and the back of port area, more than 650 ha of wetland, grassland and estuarine habitats still exist that are both important from a local perspective but also for any rare and endangered species. These habitats are threatened by future strategic projects, since the proposed port expansion and associated infrastructure projects will result in a significant loss (± 300ha) of these habitats. The impact is therefore likely to be extensive, irreplaceable and have national and possibly international significance. Pressure from stakeholders for the retention of the habitats is likely and offsets will therefore be required. Addressing these issues in a co-ordinated manner and accounting for cumulative impacts is critical to both maintain biodiversity and minimise development delays.

E n v i r o n m e n t a l C o n t e x t

`

Precincts: Current and Proposed Zoning

Conclusion

C l a i r w o o d

Current: Clairwood is considered to be a generally rundown area of mixed land uses, namely; noxious (toxic) industry, general industrial, residential, logistics and shopping/commercial outlets. The edges of this area are zoned industry while the central portion is zoned residential. The logistics group of uses being the largest user of the land. Industries consist of small clothing outlets occupied by several transport users and light and service industries. Small scale retail outlets are also scattered in the area. There are also many vacant and recreational sites within the area including a canal system. There are also several informal settlements in the area.

Proposed Future: In order for land uses in Clairwood to function efficiently, a total new layout will be required, including wider roads with improved access from truck freight routes. Residential and non-logistics related uses would be rezoned to logistics uses in order to accommodate the circulation of larger trucks, and on-site parking and handling. The Fresh Produce Market and Transnet Diesel Depot would function as the site of the initial logistics platform. Listed buildings, places of worship and cognate institutional uses would be retained. The redevelopment of this area would alleviate flooding problems. The proposal to rezone does not interfere with the current zoning rights. Should people choose to live in the area may do so. However, there is recognition that existing and future amenities are likely to decline.

Current: Merewent is outside of the study area, but is within close proximity to contribute to traffic congestion, pollution and access issues within the study area. This area is zoned general industry with the balance being zoned residential and similar activities. Large manufacturing facilities are located and constrained to three large sites within this area each with their own access point via residential areas. These include namely; Engen Oil Refinery, Mondi Paper and Sasol Fibres. Residential areas border these industrial activities, resulting in residents being unhappy about industrial pollution.

Proposed Future: The industrial developments and surrounding area will largely remain the same with the exception of an extension of the existing industrial area proposed to accommodate the (DIA) dig out. This extension will require a buffer of offices between the residential and industrial areas. Industries will therefore be graded so that lighter industries are adjacent to residential areas. The existing noxious (toxic) industries and general industries will continue functioning in their present format, and access will be via a new system along the periphery to the new dig out port, removing heavy traffic flow from the residential areas. Traffic congestion will also be improved with a segregation of local and light vehicles from heavy vehicles, reducing the pollution in the South Durban Basin.

M e r e w e n t

Current: Jacobs is considered to be one of the oldest and largest ‘industrial estate townships’ with a mix of noxious (toxic) industries, general industrial, logistics (40% of the landuse) and Private Open Space (Clairwood Racecourse). There are a number of large scale textile and chemical related manufacturers and many smaller service industrial users. There are also several large warehousing, storage and freight transport activities to the north of Jacobs. Overall there are a number of large medium and small sites to accommodate a range of industrial opportunities.

Proposed Future: Jacobs will not have any major planning interventions but will include a minor adjustment to zoning to allow for a gradation of zoning in the area. It is proposed to maintain the various types of logistics, manufacturing and service related uses but in a more directed format. Mobeni-East will be zoned for logistics to form part of the logistics ‘belt’ that stretches from the harbour to the new dig out port. The Clairwood Racecourse is proposed as a recreation and environmental zone with the southern portion containing a series of office parks/logistics related uses. The development footprint will be determined through an EIA.

J a c o b s a n d M o b e n i E a s t

Current: The majority of Mobeni West consists of general industry, a narrow band of noxious (toxic) industries located in a central portion of the township, and residential areas strategically placed with access to the N2. There is a substantial amount of warehousing, storage, freight and transportation services uses all occurring on large sites. Many of the sites also include manufacturing of clothing and textiles, chemical activities, motor and transport related industrial activities. This area has not been subject to invasion by small scale service providers, as there are not many small and medium sized sites available.

Proposed Future: Minor changes in the landuse within Mobeni are proposed in order to facilitate a conversion to logistics adjacent to the Southern Freeway and the railway lines. Noxious and general industries will be transformed to a Logistics A zone and the Merewent Industrial area will be converted to Logistics B zone to better interface with the adjacent residential areas. Also by retaining Hospital and hostel areas, these will act as buffers from the logistics zones to adjacent residential areas.

M o b e n i W e s t

These studies are available for viewing at libraries in the study area, the South Durban Basin ABM Offices and the Municipal web site.

The Municipality has conducted various and extensive studies to inform the development of the Back of Port Local Area Plan. These were conducted by independent experts in their fields.

The studies include:

Economics Social Environmental Infrastructure Property Real Estate Traffic

Draft Back of Port

Local Area Plan H o w w a s t h e P l a n d e v e l o p e d ?

W h a t i n f o r m s t h e P l a n ?

Frequently asked questions

create a special freeway linking the harbour to the N3, and the two ports. While the exact route is not yet available, planners are confident that feasible route can be achieved. This route will also reduce pollution (as the greatest contributor to pollution in the area is due to trucks and congestion) and the number of accidents in the area. The freight route plan also takes into consideration the important role to be played by rail. 4. How will the plan affect heritage sites and listed buildings? The Municipality understands the cultural importance of the area and intends to ensure that all listed buildings and heritage sites are preserved in terms of the Heritage Act. 5. How will the plan affect property value? Research has been conducted that indicates that property values in the area will increase. 6. How does the plan consider the impact on the environment? A study on the environmental impacts of the plan was conducted by independent specialists. It must be recorded that Environmental Impact Assessment (EIAs) will be done should any proposed infrastructure develop-ment and or change in land use require it.

1. How is the plan different to the new dug out port that will be built on the old Durban International Airport site? The BOP LAP is not a plan for the development of the dug-port. This is a project that Transnet is driving. Expansion of Ports is also a national priority. The Municipality’s BOP LAP is a plan that responds to the current and future impacts that this development will have on the city, particularly in the South Durban Basin. The Municipality has to make sure the City is prepared and ready to cater for the impacts that this will have on area, therefore it is necessary to relook at the zoning in the area. Current Port and industrial activity in the BOP are also demand zoning and infrastructure changes.

2. If the area is being rezoned as logistics, will communities be asked to move? The current zoning rights for property owners will remain and retain legal status and only when land is sold or redeveloped or acquired will this be done in terms of the proposed future zoning. So residents will not be asked to move. However, the current environment in the most impacted area- Clairwood lacks normal residential amenity and will continue to decline. 3. How will communities be impacted by the dedicated freight route? The dedicated freight route will remove heavy trucks from roads, and reduce congestion. The freight route intends to

Establish a Dedicated Institutional Organisation to Implement the Back of Port Zone Re-development: This organisation must have the necessary capacity to ensure the re-development of

the Back of Port area and also it is also recommended that the organisation makes provision for current property owners to invest their properties (optional).

Inter-Government Co-operation and Investment and Partnerships: All three spheres of government (including government agencies and parastatals)

should jointly co-operate and invest in the study area through a Medium -Term Expenditure Framework (MTEF) and public-public and private partnerships.

Clairwood Stakeholders: The legal status and use of property owners will not be affected - the residential and

legal business use of such property will continue for as long as owner would like to. Fair outcomes regarding property acquisition (buying) should be negotiated with

individual land owners if owners choose to sell. All options of acquisition should be considered and the best value to the property owner should be the option of choice.

Property owners should be given the option to invest their property into a legal entity for the re-development of the area.

The rates code status of current legal use of property should remain unchanged. A change in rates code should only take effect when the proposed rezoning and associated infrastructure is in place and the use of the land is in accordance with the proposed zoning (logistics).

Informal Housing: Housing options and a housing plan for the current and recognised informal

settlements should be expedited and treated as a special housing programme. Clairwood Racecourse: The development footprint and future use of Clairwood

racecourse will be determined through the required Environmental Impact Assessment and Rezoning process.

Fresh Produce Bulk Market: The relocation of the Fresh Produce Bulk market will have both economic and social

implications and it is recommend that a suitable feasibility and identification of an alternative site is identified and prepared for a seamless transition.

Environmental Protection and Mitigation: The clean-up, greening and maintenance of the canal systems serving both as an

environment and social asset are important to balance and support the economic aspects and re-development of the area.

Changes in Town Planning Schemes for Current Industrial Zoning within the Study Area: an incremental approach is recommended.

Back of Port Zone Re-development to be Coupled with Other Strategic Development Areas within EThekwini and Beyond: Back of Port development must be coupled with new industrial development.

H o w w i l l t h e P l a n b e i m p l e m e n t e d i f a p p r o v e d ?

Based on market demand analysis a

massive increase in port trade is forecast for the foreseeable future. This will significantly affect the Port of Durban, the city’s BoP district and

the road freight corridors through the

city.

Many people are concerned about the Draft Back of Port Local Area Plan (BOP LAP). Here are some answers to the frequently asked questions for clarification.

Local Libraries:

The South Durban Basin ABM Offices The Municipal website

NGO = Non Governmental Organisation FBO = Faith-based Organisations CBO = Community-based Organisations

A toll-free call line is also available to log your comments:

It m ust be stressed that the Local Area Plan w ill only be finalised once the consultation process is com plete and all com m ents from the public have been considered.

Please complete a Comment Sheet and place it in the comments boxes available at the libraries, the South Basin ABM Offices or at the mentioned meetings. Alternatively completed sheets can be sent to:

25/07/12 (18H00-20H30)

04/08/12 (11H00-14H00)

07/08/12 (18H00-20H30)

13/08/12 (18H00-20H30)

14/08/12 (18H00-20H30)

16/08/12 (18H00-20H30)

20/08/12 (18H00-20H30)

Penzance Hall, Corner ZK Mathews and Penzance Rd

Clairwood Tamil Institute Hall,59 Sir Kumar Reddi Rd

Austerville Comm Hall, Austerville Dr

Bluff Eco Park, 55 Grays Inn Rd, Bluff

Lotus Park Aracudia Rd, Lotus Park

Clairwood Tamil Institute Hall,59 Sir Kumar Reddi Rd

Merebank Hall, Krishna Rabilal Dr (Opposite library)

The Draft Local Area

Plan proposes the separation of freight

routes and residential routes, thereby reducing traffic congestion in the suburbs of Merewent, Merebank, Austerville,

Wentworth and the Bluff.

Where necessary, the appropriate and full

extent of developments (e.g. the Clairwood Racecourse) will be

determined through an Environmental Impact

Assessment and/or rezoning process.

The Plan was developed in a number of steps as shown in the diagram. Current stakeholder engagement will inform the review of the Plan.