Nahoon Local Spatial Development Framework

NAHOON MOUTH AND SPORTS PRECINCT LOCAL SPATIAL DEVELOPMENT FRAMEWORK

13 November 2008

ROPOSED AGENDA

. Opening and Welcome

. Purpose of the meeting

. Presentation by Umhlaba Consulting Group

. Comments / Questions / Discussion

. Proposed Way Forward

losure of meeting

Buffalo City Development AgencyBuffalo City Development Agency

Nahoon Mouth & Sports Precinct Nahoon Mouth & Sports Precinct Local Spatial Development FrameworkLocal Spatial Development Framework

Presentation to Public Meeting:Presentation to Public Meeting:

UMHLABA UMHLABA Consulting Group (Pty) LtdConsulting Group (Pty) Ltd

13 November 2008

Overview of Phase 2 FindingsOverview of Phase 2 Findings

Work carried out in Phase 2:Work carried out in Phase 2: Site AssessmentsSite Assessments

PhysicalPhysical Land useLand use EnvironmentalEnvironmental

Infrastructure AssessmentsInfrastructure Assessments

Transport/Traffic AssessmentTransport/Traffic Assessment

Land-Legal AssessmentLand-Legal Assessment

Preliminary conclusionsPreliminary conclusions

Ownership & Lease InformationOwnership & Lease Information All Subject Sites owned by BCMAll Subject Sites owned by BCM

Lease information given as:Lease information given as:Site No.

Lessee Facility Lease period

2a Karen Henderson Beach Break Café Monthly lease

3a Border Canoe Club Old Sea Scout Hall (Playwaters) To end Sept 2011

3a EL Surf Lifesaving Boathouse at BB Café parking To end Jan 2009

3a EL Surf Lifesaving Lifesavers Clubhouse (Beach) Monthly lease

4a Nahoon Point Nature Reserve Working Group

Footprint Café Temp lease to end Dec 2008

1b EL Golf Club EL Golf Club To end Aug 2025

2b Stirling High School Vacant Land along Galway Rd To end Jan 2025

2b Stirling Badminton Club Badminton Hall Expired 2005 – to be renewed

3b EL Golf Club Golf Driving Range To end Aug 2025

Nahoon Mouth

Caravan Park

OpportunitiesOpportunities Less sensitive areas Less sensitive areas

(disturbed) & opportunity for (disturbed) & opportunity for improving caravan park and improving caravan park and provision of chalet provision of chalet accommodation.accommodation.

Scenic beauty, close to beach Scenic beauty, close to beach & river& river

Total area potentially available Total area potentially available for land use enhancement (i.e. for land use enhancement (i.e. not subject to significant not subject to significant physical or environmental physical or environmental constraints) is 1.62 ha.constraints) is 1.62 ha.

Current Zoning (Resort)Current Zoning (Resort) Remain a popular caravan Remain a popular caravan

destinationdestination

ConstraintsConstraints Title Conditions – prohibit Title Conditions – prohibit

alienation without consent alienation without consent from parliamentfrom parliament

Coastal Protection ZoneCoastal Protection Zone Small parts along western Small parts along western

boundary of site classified as boundary of site classified as high sensitivityhigh sensitivity

Proximity to residential areaProximity to residential area

• Access limitations to Nahoon Access limitations to Nahoon

Mouth areaMouth area

The Dunes (Campsite No. 3)

OpportunitiesOpportunities

Less sensitive areas (disturbed) Less sensitive areas (disturbed) & opportunity for low impact & opportunity for low impact tourist / education / training tourist / education / training accommodation.accommodation.

Scenic beauty, close to beach & Scenic beauty, close to beach & riverriver


Current Zoning (Resort)Current Zoning (Resort)

Enhancement of Beach Break Enhancement of Beach Break Café and potential “Village Café and potential “Village Square”Square”

ConstraintsConstraints Title Conditions – prohibit Title Conditions – prohibit

alienation without consent alienation without consent from parliamentfrom parliament

Coastal Protection ZoneCoastal Protection Zone Parts of site classified as high Parts of site classified as high

sensitivitysensitivity Health Risks due to failing Health Risks due to failing

infrastructureinfrastructure

• Lease areas (Lifesavers Lease areas (Lifesavers

Clubhouse)Clubhouse)

• Access restrictions to Access restrictions to

Nahoon Mouth areaNahoon Mouth area

Old Camp Site

OpportunitiesOpportunities Non Motorised Water SportNon Motorised Water Sport Less sensitive areas Less sensitive areas

(disturbed) & opportunity for (disturbed) & opportunity for low impact tourist / low impact tourist / education / training education / training accommodation.accommodation.

Scenic beauty, close to beach Scenic beauty, close to beach & river and sheltered from & river and sheltered from windwind


Current Zoning (Resort)Current Zoning (Resort)

ConstraintsConstraints Title ConditionsTitle Conditions Coastal Protection ZoneCoastal Protection Zone Parts of site classified as Parts of site classified as

high sensitivityhigh sensitivity Health Risks due to failing Health Risks due to failing

infrastructureinfrastructure

• Lease areas (Boathouse Lease areas (Boathouse

and Lifesavers Clubhouse)and Lifesavers Clubhouse)

• Access limitations to Access limitations to

Nahoon Mouth areaNahoon Mouth area

• Proximity to Residential Proximity to Residential

areaarea

Nahoon Reef & Corner

OpportunitiesOpportunities Safe bathing area, good Safe bathing area, good

surfsurf Prestine Environment – Prestine Environment –

potential for incorporation potential for incorporation into a proclaimed into a proclaimed Conservation AreaConservation Area

Total area potentially Total area potentially available for land use available for land use enhancement (i.e. not enhancement (i.e. not subject to significant subject to significant physical or environmental physical or environmental constraints) is 2.10 ha.constraints) is 2.10 ha.

Potential for additional Potential for additional parking provisionparking provision

Potential for upgrading Potential for upgrading ablution facilitiesablution facilities

ConstraintsConstraints Zoning (POS) & Title Zoning (POS) & Title

ConditionsConditions Coastal Protection ZoneCoastal Protection Zone East Bank STW bufferEast Bank STW buffer Majority of site classified Majority of site classified

as high sensitivityas high sensitivity Prospective proclaimed Prospective proclaimed

Nature ReserveNature Reserve Health Risks due to Health Risks due to

failing infrastructurefailing infrastructure

East London Golf Club

ConstraintsConstraints

•Current zoning (POS 1) and Current zoning (POS 1) and

Environmental RegulationsEnvironmental Regulations

•Development restrictions Development restrictions

associated with the permit to associated with the permit to

operate the East Bank operate the East Bank

Wastewater Treatment Works Wastewater Treatment Works

( 500m buffer zone)( 500m buffer zone)

•Restrictive Condition of Title Restrictive Condition of Title

restricting uses on the landrestricting uses on the land

•Current lease commitmentsCurrent lease commitments

•Areas of high sensitivityAreas of high sensitivity

•Steep slopesSteep slopes


Further enhancement of current Further enhancement of current

facilities and coursefacilities and course

Potential for development of golf-Potential for development of golf-

themed hotel or similar identified themed hotel or similar identified

by some IAPsby some IAPs

High-income residential High-income residential

development on land close to development on land close to

entrance of Golf Club identified as entrance of Golf Club identified as

potential enterprise by Club itselfpotential enterprise by Club itself

Area potentially available for land Area potentially available for land

use enhancement (i.e. not subject use enhancement (i.e. not subject

to significant physical or to significant physical or

environmental constraints) is 45.19 environmental constraints) is 45.19

ha.ha.

Glen Eagles Sports Complex


•Current zoning (Private Open Current zoning (Private Open

Space) and Environmental Space) and Environmental

RegulationsRegulations


•Proximity to residential area Proximity to residential area

along Epsom Road and Galway along Epsom Road and Galway

RoadRoad


•Development of potential sports Development of potential sports

facilities including:facilities including:

oHigh Performance Sports High Performance Sports

CentreCentre

oAstroTurf hockey fieldAstroTurf hockey field

•Sport and tourism related Sport and tourism related

accommodation and facilities accommodation and facilities

developmentdevelopment

•No significant physical No significant physical

constraintsconstraints

•Total area potentially available Total area potentially available

for land use enhancement is 4.80 for land use enhancement is 4.80

ha.ha.

Golf Driving Range


•Current zoning (POS 1) and Current zoning (POS 1) and

Environmental RegulationsEnvironmental Regulations

•Restrictive Condition of Title Restrictive Condition of Title

restricting uses on portion of restricting uses on portion of

the landthe land

•Development restrictions Development restrictions

associated with the East Bank associated with the East Bank

Wastewater Treatment Works Wastewater Treatment Works

(500m buffer zone)(500m buffer zone)


•Minor area assessed as high Minor area assessed as high

sensitivitysensitivity

•History of area as garden History of area as garden

refuse tip-site and potentially refuse tip-site and potentially

unstable ground conditionsunstable ground conditions


•Extension of sports Extension of sports

precinct to link up with precinct to link up with

James Pearce ParkJames Pearce Park

•Total area potentially Total area potentially

available for land use available for land use

enhancement (i.e. not enhancement (i.e. not

subject to significant subject to significant

environmental constraints) environmental constraints)

is 8.86 ha.is 8.86 ha.

Development Strategy FormulationDevelopment Strategy Formulation

Nahoon Mouth Area - PerspectiveNahoon Mouth Area - Perspective Low density residential settingLow density residential setting From original title conditions and present zoning – clear that From original title conditions and present zoning – clear that

the land is intended for “Public Use” (sale only with the land is intended for “Public Use” (sale only with permission of parliament) and Resort purposes. permission of parliament) and Resort purposes.

Sites range from Moderate to high Environmental SensitivitySites range from Moderate to high Environmental Sensitivity Presently poorly maintained and developedPresently poorly maintained and developed

Caravan Park in poor conditionCaravan Park in poor condition Dunes fenced out with limited maintenanceDunes fenced out with limited maintenance Littering and illegal dumping in the areaLittering and illegal dumping in the area

Accessibility limitations – lower order road with traffic Accessibility limitations – lower order road with traffic calmingcalming

No major civil Infrastructure limitationsNo major civil Infrastructure limitations High Potential for Low Intensity Tourist and Recreational High Potential for Low Intensity Tourist and Recreational

development focus development focus


Nahoon Reef Area - PerspectiveNahoon Reef Area - Perspective Focus mainly on beach access, Focus mainly on beach access,

bathing/surfing, low impact recreation (hiking, bathing/surfing, low impact recreation (hiking, view points) and conservationview points) and conservation

From original title conditions – clear that the From original title conditions – clear that the land is intended for “providing access to beach land is intended for “providing access to beach and conservation purposes”.and conservation purposes”.

Area predominantly rated as Highly sensitive – Area predominantly rated as Highly sensitive – set within an area of similar classificationset within an area of similar classification

Accessibility reasonable, opportunity to Accessibility reasonable, opportunity to improve.improve.

High Potential for Low Intensity recreation and High Potential for Low Intensity recreation and conservation. conservation.


Sports Precinct - PerspectiveSports Precinct - Perspective

High intensity to low-intensity sports High intensity to low-intensity sports developmentsdevelopments

Sites range from low to moderate Sites range from low to moderate environmental sensitivityenvironmental sensitivity

Accessibility reasonable – opportunity for Accessibility reasonable – opportunity for improvementimprovement

Potential for development of sports/tourism Potential for development of sports/tourism related accommodation and facility related accommodation and facility development.development.

No major civil Infrastructure limitationsNo major civil Infrastructure limitations

Thank You Thank You

Discussion?Discussion?

Technology

Nahoon Local Spatial Development Framework