THE PROPOSED DEVELOPMENT OF A RETIREMENT VILLAGE AND RESIDENTIAL ESTATE, TOKAI

Transcription

1 THE PROPOSED DEVELOPMENT OF A RETIREMENT VILLAGE AND RESIDENTIAL ESTATE, TOKAI DATE: Monday, 26 th November 2012 VENUE: John Jacobs Room, City of Cape Town offices, Constantia TIME: 17h30 19h00 FACILITATOR: Sadia Chand CLIENT AND PROJECT TEAM ATTENDEES Mike Vietri Derek Chittenden Tommy Brummer Izak Burger Sadia Chand Elizabeth Dudley Mellissa McJames KEY STAKEHOLDERS IN ATTENDANCE Penny East Jenny Dickerson Michael Scott Louise Kinrade Jean Fillis Guenter Reuels Hutch Hutchings The Tokai Trust (Faircape) BlueGreen Planning & Design Tommy Brümmer Town Planners MLB Architects Chand Environmental Consultants Chand Environmental Consultants Chand Environmental Consultants Ward Councillor Tokai Residents Association (TRA) Tokai Residents Association (TRA) 1

2 INTRODUCTION AND THE PURPOSE OF THE MEETING: SC welcomed all the key stakeholders to the Focus Group Meeting and explained that the purpose of the meeting was to gather initial comment and concerns from key stakeholders. It was also explained that as representatives of their organisations, it would be important for the key stakeholders to disseminate the information presented at the meeting to other interested parties. SC requested that all the attendees introduce themselves. SC noted that Chand Environmental Consultants is an independent environmental company appointed to conduct the legislated Basic Assessment process. PRESENTATION: SC and presented to the key stakeholders. described the design informants and conceptual proposal and SC explained the Basic Assessment process that is being undertaken. AGENDA: Introduction and Aim of the Meeting Description of the Site Design Informants Conceptual Proposal Environmental Impact Assessment Process and Public Participation Activities Discussion DISCUSSION: COMMENTATOR COMMENT RESPONDENT RESPONSE GR Is the site considered to be in Tokai? Why is it the Tokai Estate? We understand the M3 to be the boundary and that east of the M3 is considered to be Kirstenhof. The name creates confusion. TB Technically, the greater area falls within Constantia. However, the City was approached for confirmation and it was indicated that there appears to be confusion around this and that residents in the area consider themselves to be in either Kirstenhof or Tokai depending on the individual. There is also an understanding that east of the M3 but north of Tokai Road is considered Tokai. Blue Route Mall is considered by many to be in Tokai. 2

3 GR Perhaps the use of Dreyersdal in the development name should be considered to avoid confusion. The rich history associated with the farm adds to this name. People usually refer to the Blue Route Mall as being in Tokai. The farm owner will not allow for the farm name to be used. An official name for each of the developments has not yet been decided. LK Are you aware of the source to sea project? A lot of work has been done on the Keysers River channel both up and downstream of the proposed site and this project should be used to inform the rehabilitation work proposed. It is suggested that you engage with Mandy Noffke of WESSA, who has been involved in this project. I have received an electronic copy of the Source to Sea project. Initial input received from Dr Liz Day and frog specialist James Harrison was used to inform the design of this development and it is understood that Liz Day was also involved in the Source to Sea project. I would however be happy to also consult with Mandy in this regard. GR How will the development be rolled out e.g. as units are bought or upfront? It has not been decided as yet. JF Does the Keysers River fall inside the property boundary? No, the river falls outside the property boundary. There is a 25m long servitude between the property boundary and the land on the opposite bank which accommodates the river channel as well as a sewer line. JF What is the setback of buildings from the river edge? metres, it varies with each river-side unit. LK Although the majority of the site is flat, it slopes steeply towards the river channel. How will you handle construction of buildings in this area? The setback line proposed in the current layout means that no construction would occur within this sloped area, building lines would stop before the steep slope towards the river channel. Initial work with Liz Day on the potential river rehabilitation measures that could be undertaken suggested that the river bank should be adjusted to a more natural gradient which would change the gradient of this slope in places. How will you preserve the permeability of the site? Stormwater design is compliant with the City s stormwater 3

4 management policy and promotion of recharge forms part of the design. Permeable paving will be utilized. Originally, stormwater retention ponds were incorporated into the design however the use of permeable materials has eliminated the need for these ponds. Will the Private Open Space be leased or do you intend to buy it? How will it be managed? It has not been confirmed as yet, either we will purchase it or have a long term lease agreement. Regardless, there will be a joint management agreement to control the maintenance of the wetland area and to prevent vagrancy. It is within our interest to ensure that the wetland remains pristine and it is intended that access would be provided to the public in this area. What is the zoning of the land to the north of the site and who owns that land? TB/ The land to the north of the site (where the olive grove is planted) is zoned single residential and therefore has property rights for residential development in the future. This land is owned by the farm owner of Dreyersdal Farm. A road from the northern section of the proposed site has to be provided to this land as an access point should the landowner decide to develop in the future. It is therefore possible that besides the traffic generated by this development proposal, future development of the land to the north would also contribute to the traffic in the area. Correct. The presentation indicates that the proposal is well below the allowable bulk provided for by the zoning of the site. But these property rights are 40 years old, the surrounding area has become increasingly built-up over that time and there has been a huge increase in traffic resulting in gridlock situations. Although the landowner has land use rights, the City of Cape Town needs to accommodate the additional Traffic is as much a concern for the developer as it will affect the future residents of the proposed developments. This is why a decision has been made to undertake a Traffic Impact Assessment. The findings of this study will assist in determining how to address this issue. It should further be noted that the Cape Town Zoning Scheme was promulgated by the City of Cape Town today. This re-entrenches these property rights and as such, they are technically only a day old. 4

5 traffic that is occurring on the roads as a result of ever increasing development. Furthermore, it was indicated that traffic volumes will be less because of the nature of the development, however the health care centre would not only generate traffic from staff, but also from food delivery, medical waste trucks etc. on a regular basis. In addition, it should be assumed that each household in the retirement village would have at least one car these days the retired community are active and usually have their own transport. Traffic is a big concern to us. How big is the scope of the Traffic Impact Assessment? The scope of the TIA will include: Analysis of service levels of the accesses at the controlled gates to ensure that public roads are not affected negatively; and Changes in traffic on Vans Road and Keyser River Drive due to the development. JF The site is currently used by dog walkers as the only available open land in the area. Will consideration be given to accommodating them when the site is developed? There is currently public open space alongside the southern boundary of the site. However, we would like to accommodate the dog walkers and it is intended that a walkway on the opposite side of the river in the Private Open Space area would be provided for use by the surrounding public. JF Is this land accessible? A small footbridge or similar structure would need to be constructed over the channel. JF There are a number of small plot developments on Park Avenue (off Windsor Road) which face onto the proposed site. Given that the retirement development would comprise two storey units, the design should consider these Noted. The units on this boundary have been designed to be northfacing and as such would not overlook these properties. Furthermore, a 8m wide landscaped buffer with trees is proposed on the western boundary to provide visual screening. 5

6 neighbouring units, and if possible, the development should not overlook these properties. LK You may be aware of a proposed Meridith Harrington office development in the vicinity of Dam Road, the BP garage and Keysers River Drive which is currently in court. If this development gets approved there will be a huge increase in traffic flow at the Keysers River Drive intersection. It is suggested that you investigate the possibility of extending the current deadend at Brocker Road* which currently ends in the M3 flyover as an access to the residential estate. This would take at least half the traffic load off Keysers River Drive and only vehicles for the retirement village would need to use Keysers River/Windsor and Vans Road as access. The team will investigate this possibility with the appointed traffic specialists. Note: In further discussions which took place after the closure of the meeting, stated that this alternative access would not be a feasible option for a number of reasons; the flyover intersects land that is not owned by the developer and would require a long extension (greater than 500m) across undeveloped land (currently farmed with olive trees) down to the site. Furthermore, it would affect an additional group of residents in the Lizmore Road area. *It was later established that this road is actually an extension of Lizmore Road and not Brocker Road. SC thanked all those present for their attendance and valuable input. The meeting concluded at 18h30. 6