Enquiries:
J Fourie/I Huyser
Town Planning
Planning and Development
E-mail: [email protected] / [email protected]
Tel: +27 (0)44 801 9477
Date:2020.08.21 Applicant name: VPMPlanning Email Address: [email protected] COMPLIANCE LETTER (SECTION 38 OF LUP BY-LAW, 2015) APPLICATION IN TERMS OF SECTIONS 15(2)(d) AND 15(2)(a) OF THE LAND USE PLANNING BY-LAW, 2015 FOR THE SUBDIVISION OF ERF 7523, TYOLORA INTO FOUR PORTIONS AND THE REZONING OF PORTION B TO DEVELOP A CHURCH. The above-mentioned application submitted per email dated 12 August 2020 is deemed complete in terms of Section 38 of the Land Use Planning By-law for George Municipality, 2015. Please email Lorraine Malangeni at [email protected] providing this compliance letter to obtain an invoice (application fees) for the following:
• Rezoning (Inside Urban Edge: Community);
• Subdivision into 4 portions (Community). Once payment is done, the complete application (all required documents) with the proof of payment and this letter must be emailed to Lorraine Malangeni at [email protected] for further processing and acknowledgement of receipt Once acknowledgement of receipt has been received, the applicant may advertise the application in accordance with the Public Participation Instruction available on the municipality’s website. The applicant shall also obtain comments from the following external departments and interested and affected parties as indicated in the table below (contact details are available with the advertisement instruction letter).
DEPARTMENT/BODY DEPARTMENT/BODY
National - Environmental Affairs Western Cape Dept. Social Development
DEA&DP – Environmental Affairs TRANSNET
DEA&DP – Planning and Development ESKOM
Heritage Western Cape x Western Cape Dept. Mineral Resources
Dept. Agriculture (National) Western Cape Dept. of Health
Western Cape Dept. Agriculture (Elsenburg) Western Cape Dept. of Education
Dept. of Agriculture, Forestry & Fishery (DAFF) Farmers Association
Dept. Water Affairs (Western Cape) Home Owners Association
Cape Nature Wilderness & Lakes Environmental Action Forum
SANPARKS Ratepayers Association (Wilderness) (30 days)
SANRAL Ratepayers Association (Hoekwil)
Dept. Transport & Public Works (DRE) x Ratepayers Association (Herolds Bay)
Environmental Health (Garden Route District
Municipality)
Wilderness (1921) Company (Pty) Ltd
mailto:[email protected]:[email protected]:[email protected]:[email protected]
Town Planning (Garden Route District
Municipality)
Civil Aviation Authority
Dept. Rural Development & Land Reform Ward Councilor (30 days) x
Western Cape Dept. Economic Development Other
Note: All state departments and organs of the state must be provided 60 days to comment on applications. Please be advised that the Municipality may request additional information or documentation deemed necessary to consider the application in terms of Section 42 of the Land Use Planning By-law for George Municipality, 2015. Yours faithfully
pp
T. BOTHA MUNICIPAL MANAGER
Members: R.J. Kohler B.Sc (Land Sur) Pr.L (SA); L. Botha(Pr. Pln 1234); Assisted by: Nikolaos Kyriacos Pr.L (SA) ; Cameron Kohler (B.Sc Geomatics); Masixole Bantom(B.Sc Geomatics)
FAX: 0866 897 095 EMAIL :[email protected] WEB: www.vpmsa.co.za
GEORGE 8 FIRST AVENUE
FERNRIDGE PO BOX 173
KNYSNA TEL:+27 (0)44 873 0957
KNYSNA 16 GREEN STREET
KNYSNA PO BOX 173
KNYSNA, 6570 TEL: +27 (0) 44 3022300
PORT ELIZABETH 75 HEUGH ROAD, WALMER
PORT ELIZABETH PO BOX 13867
HUMEWOOD, 6013 TEL +27 (0)41 581 2530
TOWN AND REGIONAL PLANNERS AND PROFESSIONAL LAND SURVEYORS George Municipal Manager 20 July 2020
PO Box 19
George
6530
FOR ATTENTION: MANAGER TOWN PLANNING
Sir/Madam,
ERF 7523 TYOLORA, GEORGE : PROPOSED SUBDIVISION & REZONING
VPM Planning has been appointed by Machiel Carel Van Niekerk, Michiel Daniel Burger and Louise Burger,
the owners of Erf 7523 Tyolora, to prepare and submit the following applications in terms of Section 15
(2) and Chapter III of the George Municipality: Standard Municipal Land Use Planning By-Law, to the
Knysna Municipality (See Power of Attorney attached as Annexure A).
•Section 15 (2) (d): Application for Subdivision of the property into four portions [Portion A
(±5012 m²), Portion B (±5000 m²), Portion C (±5944 m²) and a Remainder (±7654 m²)]
respectively, as indicated on the attached Subdivision Plan Nr E7523/GRG dated 25 June 2020.
•Section15 (2) (a): Application for Rezoning of Portion B from “Community Zone I” to
“Community zone II” (Church).
For your further consideration, attached herewith please find the following documentation:
i. Application form T2 duly completed and signed
ii. Proof of payment of application fees
iii. Motivation Report
iv. List of plans:
Diagram 1: Locality Plan
Diagram 2: Aerial Photo
Members: R.J. Kohler B.Sc (Land Sur) Pr.L (SA); L. Botha(Pr. Pln 1234); Assisted by: Nikolaos Kyriacos Pr.L (SA) ; Cameron Kohler (B.Sc Geomatics); Masixole Bantom(B.Sc Geomatics)
FAX: 0866 897 095 EMAIL :[email protected] WEB: www.vpmsa.co.za
GEORGE 8 FIRST AVENUE
FERNRIDGE PO BOX 173
KNYSNA TEL:+27 (0)44 873 0957
KNYSNA 16 GREEN STREET
KNYSNA PO BOX 173
KNYSNA, 6570 TEL: +27 (0) 44 3022300
PORT ELIZABETH 75 HEUGH ROAD, WALMER
PORT ELIZABETH PO BOX 13867
HUMEWOOD, 6013 TEL +27 (0)41 581 2530
Diagram 3: Zoning Plan
Diagram 4: Proposed Subdivision Plan
Diagram 5: CBA Map
Diagram 6: Schematic proposal for Portion B
List of Annexures:
Annexure A: Power of Attorney
Annexure B: Title Deed
Annexure C: SG Diagram
Annexure D: Previous Approval
Annexure E: Conveyancer Certificate
Annexure F: Pre-application minutes
Annexure G: Memo from CES
I trust that the above will be self-explanatory. Do not hesitate to contact the writer should you wish to
discuss the matter or require any additional information /clarification.
Please be so kind as to acknowledge receipt of this letter.
Yours faithfully
Lizemarie Botha
Page 7 of 18
GGEEOORRGGEE MMUUNNIICCIIPPAALLIITTYY
APPLICATION FORM FOR APPLICATION SUBMITTED IN
TERMS OF THE
LAND-USE PLANNING BY-LAW FOR GEORGE MUNICIPALITY
NOTE: Please complete this form using BLOCK capitals and ticking the appropriate boxes.
PART A: APPLICANT DETAILS
First name(s)
Surname
SACPLAN Reg No.
(if applicable)
Company name
(if applicable)
Postal Address
Postal
Code
Tel
Fax Cell
PART B: REGISTERED OWNER(S) DETAILS (if different from applicant)
Registered owner
Address
Postal
code
Tel
Fax Cell
16 GREEN STREET, KNYSNA
C/O VPM PLANNING CC
MACHIEL CAREL VAN NIEKERK, MACHIEL DANIEL BURGER AND LOUISE BURGER
6570
082 855 1125 044 302 2300
044 302 2300 082 855 1125
6570KNYSNA
PO BOX 173
VPM PLANNING CC
A/1234/2002
BOTHA
LIZEMARIE
Page 8 of 18
PART C: PROPERTY DETAILS (in accordance with Title Deed)
Property
Description
[Erf / Erven /
Portion(s) and
Farm number(s),
allotment area.]
Physical Address
GPS Coordinates
Town/City
Current Zoning
Extent m2 / ha
Are there existing
buildings? Y N
Current Land Use
Title Deed
number & date T
Any restrictive
conditions
prohibiting
application?
Y N
If Yes, list
condition
number(s).
Are the restrictive
conditions in
favour of a third
party(ies)?
Y N If Yes, list the
party(ies).
Is the property
encumbered by
a bond?
Y N If Yes, list
Bondholder(s)?
Has the
Municipality
already decided
on the
application(s)?
Y N
If yes, list
reference
number(s)?
Any existing unauthorized buildings and/or land use
on the subject property(ies)? Y N
If yes, is this application to legalize
the building / land use? Y N
Are there any pending court case / order relating to
the subject property(ies)? Y N
Are there any land claim(s)
registered on the subject
property(ies)?
Y N
PART D: PRE-APPLICATION CONSULTATION
Has there been any pre-
application consultation? Y N
If Yes, please complete the information below and attach the
minutes.
Official’s name Reference
number
Date of
consultation
GEORGE
3,3605ha
12 FEBRUARY 2020JEANNE FOURIE
000008220/2014
COMMUNITY BASED FACILITIES
ERF 7523 TYOLORA, GEORGE
COMMUNITY ZONE I
Page 9 of 18
PART E: LAND USE APPLICATIONS IN TERMS OF SECTION 15 OF THE LAND USE PLANNING BY-LAW FOR GEORGE
MUNICIPALITY & APPLICATION FEES PAYABLE
*Application fees that are paid to the Municipality are non-refundable and proof of payment of the
application fees must accompany the application.
BANKING DETAILS
Name: George Municipality
Bank: ABSA
Branch no.: 632005
Account no.: 01022220981
Type: Cheque
Swift Code: ABSAZAJJCPE-SORTCODE 632005
VAT Registration Nr: 4630193664
E-MAIL: [email protected]
*Payment reference: GRG…………………………………or Erf nr: …………………………………………………
PART F: DETAILS OF PROPOSAL
Brief description of proposed development / intent of application:
PART G: ATTACHMENTS & SUPPORTING INFORMATION FOR LAND USE PLANNING APPLICATIONS
Please complete the following checklist and attach all the information relevant to the proposal. Failure to
submit all information required will result in the application being deemed incomplete.
Is the following compulsory information attached?
Y N Completed application form Y N Pre-application Checklist (where
applicable)
Y N Power of Attorney / Owner’s consent if
applicant is not owner Y N Bondholder’s consent
Y N Motivation report / letter Y N Proof of payment of fees
Y N Full copy of the Title Deed Y N S.G. noting sheet extract / Erf diagram /
General Plan
Y N Locality Plan Y N Site layout plan
Minimum and additional requirements:
Y N N/A Conveyancer’s Certificate
Y N N/A Land Use Plan / Zoning plan
Y N N/A Proposed Subdivision Plan Y N N/A Phasing Plan
but to create smaller sites that can be utilised for a larger variety of community facilities; such as small educational facilities, churche, etc. At the time when these individual
properties are in a position to be developed, the new landowner's may have to submit rezoning or consent use applications.
It is the intention to subdivide the subject property for the objectives of implementing community-based facilities to promote a variety of public amenities and enhance
Thembalethu area.
See motivation report.
The owners would like to subdivide the stand into four portions (Portion A, B, C and a Remainder). The intention at this stage is to retain retain the Community Zone I zoning,
This application includes the rezoning of Portion B to
“Community Zone II”.
Page 10 of 18
(including street names and
numbers)
Y N N/A Consolidation Plan Y N N/A Copy of original approval letter (if
applicable)
Y N N/A Site Development Plan Y N N/A Landscaping / Tree Plan
Y N N/A Abutting owner’s consent Y N N/A Home Owners’ Association
consent
Y N N/A
Copy of Environmental Impact
Assessment (EIA) /
Heritage Impact Assessment
(HIA) /
Traffic Impact Assessment (TIA) /
Traffic Impact Statement (TIS) /
Major Hazard Impact
Assessment (MHIA) /
Environmental Authorisation
(EA) / Record of Decision (ROD)
(strikethrough irrelevant)
Y N N/A 1 : 50 / 1:100 Flood line
determination (plan / report)
Y N N/A
Services Report or indication of
all municipal services /
registered servitudes
Y N N/A Required number of
documentation copies
Y N N/A
Any additional documents or
information required as listed in
the pre-application consultation
form / minutes
Y N N/A Other (specify)
PART H: AUTHORISATION(S) IN TERMS OF OTHER LEGISLATION
Y N/A National Heritage Resources Act, 1999
(Act 25 of 1999)
Y N/A
Specific Environmental Management
Act(s) (SEMA)
(e.g. Environmental Conservation Act,
1989 (Act 73 of 1989), National
Environmental Management: Air Quality
Act, 2004 (Act 39 of 2004),
National Environmental Integrated
Coastal Management Act, 2008 (Act 24
of 2008), National Environmental
Management: Waste Act, 2008 (Act 59
of 2008),
National Water Act, 1998 (Act 36 of
1998)
(strikethrough irrelevant)
Y N/A National Environmental Management
Act, 1998 (Act 107 of 1998)
Y N/A Subdivision of Agricultural Land Act,
1970 (Act 70 of 1970)
Y N/A
Spatial Planning and Land Use
Management Act, 2013 (Act 16 of
2013)(SPLUMA)
Y N/A
Occupational Health and Safety Act,
1993 (Act 85 of 1993): Major Hazard
Installations Regulations
Y N/A Land Use Planning Act, 2014 (Act 3 of
2014) (LUPA) Y N/A Other (specify)
Y N If required, has application for EIA / HIA / TIA / TIS / MHIA approval been made? If yes, attach
documents / plans / proof of submission etc.
Y N If required, do you want to follow an integrated application procedure in terms of section 44(1)of
the Land-Use Planning By-law for George Municipality?
Page 11 of 18
SECTION I: DECLARATION
I hereby wish to confirm the following :
1. That the information contained in this application form and accompanying documentation is
complete and correct.
2. The Municipality has not already decided on the application.
3. I’m aware that it is an offense in terms of section 86(1)(d) to supply particulars, information or answers in
an application, knowing it to be false, incorrect or misleading or not believing them to be correct.
4. I am properly authorized to make this application on behalf of the owner and (where applicable)
copies of such full relevant Powers of Attorney/Consent are attached hereto.
5. I have been appointed to submit this application on behalf of the owner and it is accepted that
correspondence from and notifications by the Municipality in terms of the by-law will be sent only to
me as the authorised agent and the owner will regularly consult with the agent in this regard (where
applicable).
6. That this submission includes all necessary land use planning applications required to enable the
development proposed herein.
7. I confirm that the relevant title deed(s) have been read and that there are no restrictive title deed
restrictions, which impact on this application, or alternatively an application for
removal/amendment/suspension forms part of this submission.
8. I am aware of the status of the existing bulk services and infrastructure in the subject area and that I
am liable for any possible development charges which may be payable as a result of the proposed
development.
Applicant’s signature: Date:
Full name:
Professional capacity:
SACPLAN Reg. Nr:
FOR OFFICE USE ONLY
Date received:
Received by:
Receipt number:
Date application
complete
ANNEXURES
Please do not submit these Annexure exemplars with
the application form.
Annexure A: Exemplar of locality plan (consult
guidelines for precise requirements)
Annexure B: Application submission checklist
Annexure C: Exemplar of typical layout plan (consult
guidelines for precise requirements
Annexure D: Examples of required documents
LIZEMARIE BOTHA
TOWN & REGIONAL PLANNER
A/1234/2002
10 JULY 2020
NOTIFICATION OF PAYMENT
To whom it may concern:
First National Bank hereby confirms that the following payment has been made:
Date Actioned : 2020-08-28
Time Actioned : 14:39:58
Trace ID : Z8XPTZRG01
Payer Details
Payment From : VPM PLANNING CC
Amount : 4289.50
Payee Details
Recipient/Account no : ...220981
Recipient Name : George Municipality
Bank : ABSA Bank
Branch Code : 632005
Reference : Erf nr 7523 Grg Tyolora
Channel : INTERNET
END OF NOTIFICATION
To authenticate this Payment Notification please visit our website at https://www.fnb.co.za, click on Online Banking, select the "Verify Payment" option and
follow the on-screen instructions
Our customer (the payer) has requested First National Bank Limited to send this notification of payment to you. Should you have any queries regarding the
contents of this notice, please contact the payer. First National Bank Limited does not guarantee or warrant the accuracy and integrity of the information and data
transmitted electronically and we accept no liability whatsoever for any loss, expense, claim or damage, whether direct, indirect or consequential, arising from the
transmission of the information and data.
Disclaimer:The information contained in this e-mail is confidential and may contain proprietary information. It is meant solely for the intended recipient. Access to this e-mail
by anyone else is unauthorised. If you are not the intended recipient, any disclosure, copying, distribution or any action taken or omitted in reliance on this, is
prohibited and may be unlawful .No liability or responsibility is accepted if information or data is, for whatever reason corrupted or does not reach its intended
recipient. No warranty is given that this e-mail is free of viruses. The views expressed in this e- mail are, unless otherwise stated, those of the author and not those
of FirstRand Bank Limited or its management. FirstRand Bank Limited reserves the right to monitor, intercept and block e-mails addressed to its users or take any
other action in accordance with its e-mail use policy. Licensed divisions of FirstRand Bank Limited are authorised financial service providers in terms of the
Financial Advisory and Intermediary Services Act 37 of 2002.
Company Secretary: C Low
First National BankA division of FirstRand Bank Limited. An Authorised Financial Services and Credit Provider (NCRCP20).
An Authorised Financial Services and Credit Provider (NCRCP20).
ERF 7523 TYOLORA, GEORGE
Lundikazi Khuphiso
www.vpmsa.co.za
7/20/2020
Subdivision and Rezoning Application
TABLE OF CONTENTS
1. INTRODUCTION ......................................................................................... 1
2. BACKGROUND ........................................................................................... 1
3. PROPERTY INFORMATION .......................................................................... 1
3.1 LOCALITY .................................................................................................................... 1
3.2 BIO-PHYSICAL SITE CONDITIONS .................................................................................. 2
3.3 IMPROVEMENTS ......................................................................................................... 3
3.4 PROPERTY DETAIL ....................................................................................................... 3
3.5 TITLE DEED RESTRICTIONS ............................................................................................. 4
4. PROPOSAL ...................................................................................................... 4
5. FACTORS TO CONSIDER .................................................................................. 5
5.1 NEED AND DESIRABILITY OF THE PROPOSED SUBDIVISION .......................................... 5
5.2 COMPLIANCE WITH PROVISIONS OF THE ZONING SCHEME BY-LAW ............................. 5
5.3 ANTICIPATED IMPACTS OF THE PROPOSAL .................................................................. 6
5.3.1 Impact on the character of the area ....................................................................................................... 6
5.3.2 Impact on the Road network .................................................................................................................. 6
5.3.3 Impact on the Service provision ............................................................................................................. 7
5.4 CONSIDERATION OF APPLICABLE FORWARD PLANNING DOCUMENTS ......................... 7
5.4.1 George Municipal Spatial Development Framework (MSDF) 2019 .................................................. 7
5.4.2 Thembalethu Local Spatial Development Framework (LSDF)/ Thembalethu Precinct Plan Report
2016 8
5.5 POLICIES, PRINCIPLES AND PLANNING AND DEVELOPMENT NORMS AND CRITERIA SET
BY THE NATIONAL AND PROVINCIAL GOVERNMENT ............................................................ 9
5.5.1 Spatial Justice: ....................................................................................................................................... 9
5.5.2 Spatial Sustainability: ........................................................................................................................... 10
5.5.3 Spatial Efficiency: ................................................................................................................................. 10
5.5.4 Spatial Resilience and Good Administration: ....................................................................................... 10
6. SUMMARY OF APPLICATION ..................................................................... 11
LIST OF PLANS
Diagram 1: Locality Plan
Diagram 2: Aerial Photo
Diagram 3: Zoning Map
Diagram 4: Proposed Subdivision Plan
Diagram 5: CBA Map
Diagram 6: Schematic proposal for Portion B
LIST OF ANNEXURES:
Annexure A: Power of Attorney
Annexure B: Title Deed
Annexure C: SG Diagram
Annexure D: Previous approval
Annexure E: Conveyancer Certificate
Annexure F: Pre-application minutes
Annexure G: Memo from CES
Annexure H: Windeed search results
INFORMATION REQUIRED IN TERMS OF SECTION 38. OF THE BY-LAW
COMPULSORY INFORMATION AND DOCUMENTATION REQUIRED
SU
BD
IVIS
ION
OF
LA
ND
RE
ZO
NIN
G
AN
NE
XU
RE
RE
FE
RE
NC
E
Completed & signed application form √ √ Attached
Power of Attorney / Owner's consent (1) √ √ Annexure A
Resolution (2) √ √ Not required
Proof of registered ownership (3) √ √ Annexure B
Bondholder's consent (if any) √ √ No bond
Written motivation (4) √ √ Main document
S.G. diagram / Extract of General plan √ √ Annexure C
Locality plan √ √ Diagram 1
SDP / conceptual layout plan √ √ Not required
Subdivision plan [incl. street name(s) &no √ − Diagram 4
Proof of payment of application fees √ √ Attached
Copy of title deed √ √ Annexure B
Conveyancer certificate (7) √ √ Annexure E
Minutes of pre-application meeting (8) √ √ Annexure F
SUPPORTING INFORMATION AND DOCUMENTATION REQUIRED
Zoning plan − − Diagram 3
Phasing plan − − No Phasing required
Consolidation plan − −
Proof of lawful use right − −
Proof of failure of HOA (9) − −
Copy of original approval letter (s) − −
ADDITIONAL INFORMATION REQUESTED AT PRE-APPLICATION MEETING Memo from CES √ − Annexure G
1
1. INTRODUCTION
VPM Planning has been appointed by Machiel Carel Van Niekerk, Michiel Daniel Burger and Louise Burger,
the owners of Erf 7523 Tyolora, to prepare and submit the following applications in terms of Section 15 (2)
and Chapter III of the George Municipality: Standard Municipal Land Use Planning By-Law, to the Knysna
Municipality (See Power of Attorney attached as Annexure A).
• Section 15 (2) (d): Application for Subdivision of the property into four portions [Portion A (±5012 m²),
Portion B (±5000 m²), Portion C (±5944 m²) and a Remainder (±7654 m²)] respectively, as indicated on
the attached Subdivision Plan Nr E7523/GRG dated 25 June 2020.
• Section15 (2) (a): Application for Rezoning of Portion B from “Community Zone I” to “Community zone
II” (Church).
2. BACKGROUND
• Erf 7523 was created in 1995 when Erf 3879 was subdivided.
• There is an existing historical building known as a “Church House” that is situated on the south-
eastern section of the site. The building was built in 1796 and was owned by Ds Ballot from the NG
Kerk. The house served as a church and school at the time and offices at a later stage. The building
is presently unoccupied.
• In 2015, an application for rezoning and subdivision was approved to facilitate the development of a
local shopping centre on a portion of the site. The portion was subdivided and is now known as Erf
11768. The development has not been implemented but the land use rights are still valid (see
Annexure D: Previous Approval). This property does not form part of this application.
3. PROPERTY INFORMATION
3.1 LOCALITY
Erf 7523 is situated on the south-eastern end of the Sandkraal Road, close to Thembalethu Primary School
and across the road from the new Thembalethu High School (See Locality Map attached as Diagram 1).
2
3.2 BIO-PHYSICAL SITE CONDITIONS
• The site has an even gradient and is not prone to flooding;
• The site does not contain any sensitive vegetation;
• The site is mostly covered with grass species with a few mature trees around the church house;
• The property is not environmentally sensitive and has not been identified as Biodiversity
Areas’(CBAs) or ‘Ecological Support Areas’ (ESA) according to the most recent maps from the
Western Cape Biodiversity Framework 2017.
Figure 2: Topography. Figure 3: Vegetation.
Figure 1: Locality.
3
3.3 IMPROVEMENTS
There are several structures and buildings on the site. The most significant of these is the historical building,
known as the “Church House”. There are also two small brick houses and two informal structures used for
community facilities.
Figure 4: Church House. Figure 5: Brick Houses.
3.4 PROPERTY DETAIL
Title Deed Description: Remainder of Erf 7523 Tyolora in the Municipality & Division
of George, Western Cape.
21 Digit code C02700100000752300000
Title Deed Number: T000008220/2014 (Attached as Annexure B)
S.G./GP Diagram No.: SG 4994/1999 (attached as Annexure C)
Title Deed Restrictions: None
Property Size: 23 610m²
Property Owner (s): Machiel Carel Van Niekerk
Michiel Daniel Burger
Louise Burger
Bonds: None
Land Use Community-based facilities
Zoning: Community Zone I
4
3.5 TITLE DEED RESTRICTIONS
The title deed does not contain any conditions that will restrict the subdivision or rezoning of the land. In the
pre-application assessment, mention was made of the 6m right of way servitude mentioned in Condition C
of the said Title Deed. This servitude relates to the remainder of the mother Erf 3879 and is indicated as line
KL on the Sg Diagram SG 4994/1999 attached as Annexure C. The servitude has no bearing of the
remainder of Erf 7523.
4. PROPOSAL
The owners would like to subdivide the stand into four portions (Portion A, B, C, and a Remainder). The
intention is to create smaller sites that can be utilised for a larger variety of community facilities, such as
smaller educational facilities, churches, etc. At the time when these individual properties are in a position to
be developed, the new landowners may have to submit rezoning or consent use applications.
• Portion A measures ±5012m² and contains the structure from where Life Ministries currently operates
a crèche. The George Municipality Engineering Services Department has indicated during the pre-
application phase that this site is higher lying than the surrounding area and that their long-term master
plan proposes a reservoir and water tower on this section of the property. They have indicated that the
size of Portion A is suitable for their needs and they have expressed an interest in buying the land,
provided that their budget can be approved. For the time being the zoning will remain “Community Zone
I” and the creche will continue to operate from the premise. Should the municipality buy the land in the
future, the necessary rezoning procedure will be undertaken.
• Portion B measures ±5000m² and is presently vacant apart from a small house that will be demolished
when the site is developed. It is the intention to sell this land off to a church group that has already
signed a conditional purchase agreement. This application includes the rezoning of this portion to
“Community Zone II”.
• Portion C measures ±5944 m² and contain the historical “Church House” which had different land uses
from a church, school, and offices in the past, but is presently vacant and the portion will, for the time
being, retain the “Community Zone I” zoning. The SDF highlights the need to establish and expand the
Church House (one of the oldest buildings in George) as a cultural centre and tourism attraction. This
is still an option and possibly more feasible if the building is situated on a separate property.
• The Remainder measures ±7654m² and contains the old farm shed that is presently used for temporary
community purposes and will also retain the “Community Zone I” zoning.
5
The result of the subdivision is to create four individual erven for the implementation of community-based
facilities. The development of the individual properties has not been conceptualised at this stage and will be
subject to submitting detailed Site Development Plans before building plans are approved.
5. FACTORS TO CONSIDER
5.1 NEED AND DESIRABILITY OF THE PROPOSED SUBDIVISION
• The property is an exceptionally large privately owned property, zoned for educational purposes. The
site is large enough to contain a school, but Thembalethu Primary School and Thembalethu High School
are both situated directly to the east of the property. It is highly unlikely that another large school will be
built on this site. Although there may be a need for another school, this property is not desirable as it
will not result in the even distribution of schools through the area.
• The property is very large in extent and it is difficult for a single private landowner to develop the entire
site. The subdivision will allow the owners to sell smaller stands to other community-based organisations
that need land. One of the sites will be used for worship purposes. The need for church sites is well
established in the IDP and this subdivision will create the opportunity for the church to buy a suitably
sized portion of land within the community that it will serve.
• The property does not have any structures or servitudes or other biophysical constraints that could
prevent the functional subdivision of the stand.
• The area is not environmentally sensitive or required for conservation, rehabilitation, or connectivity.
• The slope of the land is even, allowing easy access and optimal use of land.
• The property is situated within the urban fabric of the George Municipal area where services are
available and easy to connect to.
5.2 COMPLIANCE WITH PROVISIONS OF THE ZONING SCHEME BY-LAW
Portion B is presently vacant, apart from a small structure in the north-eastern corner which will be
demolished when the site is developed. The development parameters for “Place of Worship” and “Place of
Instruction” is the same.
Detail designs are not available at present and detailed Site Development Plans will be submitted when the
properties are developed. A schematic proposal is attached as Diagram 6, illustrating that a church with a
seating arrangement of approximately 320 people can fit comfortably onto the site without requiring any
relaxation.
6
Portion C contains the historical church house that will not be demolished. The position of the subdivision
will allow the building to comply with the parameters set out in the Zoning Scheme By-Law.
Structures on Portion A and the Remainder are informal and will in the future make room for formal buildings
that will have to comply with the zoning parameters.
5.3 ANTICIPATED IMPACTS OF THE PROPOSAL
5.3.1 Impact on the character of the area
The property is situated in the southern periphery of the Thembalethu township and is surrounded by low-
cost housing developments, informal settlements, schools, and churches. The proposed subdivision of the
site into four portions will not impact negatively on the surrounding properties, instead, the envisioned
subdivision will benefit the community as it will allow more opportunity for community-based projects to
establish on the land. It is in the interest of the public that the large open land parcel is used more efficiently
and to the benefit of all.
The rezoning of Portion B to Community zone II will also not introduce a new land use in the area. The
historical Church House was as constructed in 1796. The house served as a school and church and
community center and has established the use of the site for some community facility, whether for
educational, worship, or institutional purposes. This southern section of Thembalethu is developing into a
cluster of community services, with two existing schools and a planned local shopping centre. The addition
of a church will strengthen the character and efficiency of this node.
5.3.2 Impact on the Road network
All portions will gain access from the existing road network. The subdivided portion is large enough to
ensure that new entrances can be spaced to ensure compliance with minimum distances between access
points.
In the pre-application meeting, mention was made about the planned Southern Arterial Road which passes
to the south of the property. From the available maps on the SDF, it appears that this road is not adjacent
to the property, but a bit further south. There should thus be no impact on the access or the proposal.
7
5.3.3 Impact on the Service provision
During the pre-application, CES provided comments indicating that they require a portion (+- 6000m²) of erf 7523
Tyolora, Thembalethu for the expansion of the bulk water network. During discussions with the department, they have
indicated that Portion A has suitable elevation and size for the future placement of the reservoir. The subdivision of
the land will create the opportunity for the Municipality to obtain the portion of land that they need for long term service
provision.
5.4 CONSIDERATION OF APPLICABLE FORWARD PLANNING DOCUMENTS
5.4.1 George Municipal Spatial Development Framework (MSDF) 2019
According to the George Municipal SDF 2019, Erf 7523 falls within the urban edge and also within a TOD
development node where optimal use of urban land is encouraged. The proposed subdivision is compatible
with this general view of the SDF as it will facilitate the use of vacant urban.
Figure 6: SDF extract.
8
5.4.2 Thembalethu Local Spatial Development Framework (LSDF)/ Thembalethu Precinct Plan
Report 2016
The implementation of the MSDF is supported by a series of Local Spatial Development Frameworks of
which the Thembalethu Local Spatial Development Framework is relevant in this instance.
The proposal is not in conflict with the concepts contained Thembalethu LSDF. The subject property is
situated within an identified node, and the proposed subdivision application will promote the individual
development of the properties. It will facilitate the efficient use of urban land and widen the range of
opportunities for the people of Thembalethu.
The property is situated in an identified node (Node 3). The nodal function has been strengthened by the
development of 2 schools on the eastern side of the node and the approved commercial development to
the west of the intersection.
The LSDF states that this node “is likely to develop in importance, particularly if the well-located vacant
land around this point is used for medium and high-density development rather than the low-intensity open
space and educational facilities indicated by the SDF and zoning scheme”. Although this application is not
to change the zoning of the land or to intensify the land use per day, it will create more opportunities for
people.
Although there seem to be limited tourism opportunities for Thembalethu, the Local SDF has identified the
historic “Church House” as a tourism resource that should be harnessed to drive tourism in the Precinct.
The document proposes the following with regard to the “Church House”:
• Establish and expand the “Church House” as the cultural centre and a tourism attraction in the
Precinct.
• Protect the “Church House” and surrounding trees as a place of historical significance.
The subdivision plan ensures that the church house with its lovely trees is contained on Portion C.
The urban design proposal contained in the document is to a large extent outdated. Since 2016, the new
school has been built in a different location and the heritage value of the Church house has also not been
considered in the proposals. Nevertheless, the principle of a high density and high-intensity node is still
9
valid and although this subdivision does not directly implement this vision, it does also not conflict with these
long-term goals.
There are however other needs, such as church sites and suitable sites for utility services that will also have
to be planned for.
The subdivision will result in four properties that can be bought by potential developers who could develop
the sites according to what is prescribed in the LSDF or what is needed in the community. It is sufficient to
say that at the present moment the subdivision will not close any doors.
5.5 POLICIES, PRINCIPLES AND PLANNING AND DEVELOPMENT NORMS AND
CRITERIA SET BY THE NATIONAL AND PROVINCIAL GOVERNMENT
In considering the application, the decision-maker needs to be guided by the DEVELOPMENT PRINCIPLES
contained in (Chapter II) of Spatial Planning and land Use Management Act 2013 (Act no 16 of 2013)
SPLUMA and Chapter VI of the Land Use Planning Act, 2014 (Act 3 of 2014) (LUPA).
The Spatial Planning and Land Use Management Act 16 of 2013 (SPLUMA) is a national Act that was
passed by Parliament in 2013. SPLUMA aims to develop a new framework to govern planning permissions
and approvals, sets parameters for new developments, and provides for different lawful land uses in South
Africa. SPLUMA is a framework law, which means that the law provides broad principles for a set of
provincial laws that will regulate planning.
Section 7 of the Act describes a set of development principles that need to be considered when evaluating
any development application. These principles include the following:
5.5.1 Spatial Justice:
The principle of spatial justice requires that past spatial and other development imbalances must be
redressed through improved access to and use of land. Thembalethu was originally developed in the
apartheid era as a segregated residential area with mainly a residential function. The integration or
Thembalethu with the City of George is a vital step in addressing the apartheid spatial character of George
and providing a spatially inclusive city. The Urban Upgrade Precinct Plan for Thembalethu aims to achieve
this goal, mostly through improved access and opening up opportunities. The proposed subdivision will open
http://cer.org.za/wp-content/uploads/2013/08/Spatial-Planning-and-Land-Use-Act-16-of-2013.pdf
10
such opportunities for several new facilities and does, therefore, have an element of spatial redress and
public interest.
5.5.2 Spatial Sustainability:
The proposal supports this principle of spatial sustainability in the sense that it will facilitates development
within the urban area and thereby limiting urban sprawl and encouraging the optimal use of existing urban
land and services.
Another way proposed to achieve spatial sustainability is to promote and stimulate the effective and
equitable functioning of land markets. Subdividing this 3.3ha site into smaller portions will allow more
affordable land portions and more manageable development projects that can be accessible to more people.
There has already been interest from various church groups, community services groups, and even the
municipal service department to acquire land portions that will serve various identified community needs.
5.5.3 Spatial Efficiency:
The proposal supports the efficient use of existing resources. The positive consideration of the application
will contribute to the efficient use of vacant urban land and will create an opportunity for smaller entities to
gain access to urban land. The proposal will also promote the quality of the public spatial environment by
increased use and simultaneous upgrading of the area.
5.5.4 Spatial Resilience and Good Administration:
Resilience is the capacity and ability of a community to withstand stress, survive, adapt, bounce back from
a crisis or disaster, and rapidly move on. This application will create an opportunity to create the provision
of community facilities as it will contribute to serving the public with the required services.
11
6. SUMMARY OF APPLICATION
• Application is made for planning permission to allow the owners of Erf 7523 Tyolora, George to
subdivide the property into four portions and rezone Portion B from “Community Zone I” to “Community
zone II” (Church). Council is requested to consider the approval of the application for the following
reasons:
• There is no need for a large school site in the area as there are already a high school and a primary
school directly next to the site.
• There is a need for more church land in the area, and this site provides an opportunity to address
this need.
• The subdivision will create 4 smaller portions that can be used for a variety of needed community-
based land uses.
• The proposal is not in conflict with spatial planning policies on national, provincial, and local levels.
• The proposal complies with the development principles contained in Chapter II of SPLUMA.
• The proposal will have a significant positive impact on the surrounding area as it will serve to create
opportunities for the establishment of needed community-based services and infrastructure.
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11117
DIAGRAM 1: LOCALITY MAP
Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMapcontributors, and the GIS User Community
Streets
Registered Properties (Deeds Office)
Wards
11
21
20/11/2019, 09:54:47 0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:4,514
Web AppBuilder for ArcGISGeorge Municipality | Esri Community Maps Contributors, Esri South Africa, Esri, HERE, Garmin, METI/NASA, USGS |
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DIAGRAM 2 : AERIAL PICTURE
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
Registered Properties (Deeds Office)20/11/2019, 10:03:14 0 0.03 0.060.01 mi
0 0.05 0.10.03 km
1:2,257
Web AppBuilder for ArcGISGeorge Municipality | George |
NkonjaneSt
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DIAGRAM 3 : ZONING MAP
Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMapcontributors, and the GIS User Community
Integrated Zoning Scheme (GIZSB)
Non conforming use
Agricultural Zone I
Business Zone I
Community Zone I
Community Zone II
Community Zone III
Open Space Zone I
Open Space Zone III
Single Residential Zone I
Single Residential Zone III
Transport Zone II
Utility Zone
20/11/2019, 10:01:11 0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:4,514
Web AppBuilder for ArcGISGeorge Municipality | Esri Community Maps Contributors, Esri South Africa, Esri, HERE, Garmin, METI/NASA, USGS |
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CapeNature, DEA
DIAGRAM 5 : CBA MAPERF 7523 TYOLORA 0 190 38095 Meters GEORGE MUNICIPAL AREA ± PLAN NR: E7523-5 GRGDATE: 25 JUNE 2020
LEGEND CBA: TerrestrialCBA: Terrestrial (CT)CBA: ForestCBA: RiverCBA: EstuaryCBA: WetlandCBA: Aquatic (CT)
Subdivision and Rezoning
Subdivision and Rezoning
Subdivision and Rezoning
1
From: Ricus Fivaz
Sent: Monday, 06 July 2020 11:12 AM
Subject: FW: Erf 7523, Thembalethu
Attachments: Tyolora 2020 Option 3.pdf; RE: GeorgeIMQS - Thembalethu (East) Res & Toring on Erf
7523 Tyolora (1,55 MB)
From: Ricus Fivaz
Sent: Wednesday, 17 June 2020 15:35
To: Adrian van Molendorff
Cc: Marius Swart ; Donald Gelderbloem ; Lindsay
Mooiman ; Jeanne Fourie ; Delia Power
Subject: Erf 7523, Thembalethu
Adrian,
With reference to our teams meeting with the developer of erf 7523, Thembalethu, the following feedback:
During the pre-application CES provided comments indicating that we required a portion (+- 6000m^2) of erf 7523,
Thembalethu for the expansion of the bulk water network. The developer, with reference to the requirement, have
provided 3 subdivision options for our discussion this afternoon, with option 3, attached for easy reference, being the
most suitable site in terms of high. Portion A, as indicated on the proposed subdivision, are sized at 5200 m^2, which is
smaller, but workable to construct both the required reservoir and water tower.
The process ahead for the developer will be to submitted a formal subdivision application. The developer alluded to the
fact that they are already in discussion with a possible buyer regarding portions A & B, and will proceed with the transfer
of this portions, as soon as subdivision approval and sale agreements are in places. The currently time for this process is
estimated at 8 months, which brings us to our dilemma. We have +- 8 months either get both council approval and
budget approval to acquire this portion, or follow an expropriation process acquire this portion from the new owner in
future. Keeping in mind that the expropriation costs will included any upgrades to the portion as well.
Should council approval be obtained, the municipality will have to make budget provision in the order of +-R 1 200 000
within either the 20210/2020 adjustment budget or within the 2021/2022 budget.
On the side, from the discussion, it was indicated that Life centrum was one of the parties, which are interested in
buying portion A. Council may possible consider to, subject to the municipality acquiring the portion, renting it to Life,
up to the time when the municipality sources sufficient funding to constructed the required infrastructure. This could
possibly prevent uncontrolled informal settlements from establish on the site.
I hope this is sufficient feedback, but do not hesitated to ask for any other information in this regard.
Regards
2
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