HARTENBOS NORTH (population: Census 2011)

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1 5.8 HARTENBOS NORTH (population: Census 2011) Figure Hartenbos North: Aerial photograph CNdV africa (Pty) Ltd DRAFT CONCEPTUAL DEVELOPMENT FRAMEWORK REPORT page 439

2 5.8.1 SPATIAL ANALYSIS, see Figures General: Hartenbos north comprises a 4 km stretch of open country between the Klein Brak and Hartenbos rivers. This area has been a major contributor to ecosystem services including biodiversity conservation and agriculture. For many years the partially developed Monte Cristo gated village, comprising approximately 400 units on 60 ha, was the main urban development in this region other than the Hartenbos Landgoed and some smallholdings on the northern side of the estuary. More recently, a number of large projects totaling approximately 500 ha to accommodate approximately 2400 dwelling units have been approved, with another project of 40 units approved. Sub-regional location When viewed travelling north along the N2, Hartenbos North has historically formed a green lung containing the Hartenbos river estuary in the foreground and agriculture and renosterveld covering the hills in the background. Layout Currently, there are only two partially developed townships in the sub-region: the Hartenbos Landgoed and the Monte Cristo gated residential estate. They comprise far-flung leapfrog residential development at least 1.5 km and 2.5 km respectively across open country from the nearest urban development in Hartenbos south of the river, see Photo 5.8.1(a). They are also separated by the estuary and the exclusion zone around the wastewater treatment works. These projects have low-density curvilinear township layouts with plots varying between 800 and 1000 m² (gross density approx. 6.5 du/ha). The township layouts of the approved undeveloped projects are similar. The gross density of the large project east of the N2, excluding the major portion of the site designated for open space purposes, appears to achieve a slightly higher gross density of 8 dus/ha. The ecoestates/resorts abutting Monte Cristo s western boundary has larger plots of approximately 1600 m² (gross density 3.8 du/ha). Photo 5.8.1(a) View of Hartenbos north with river in middle ground and leap frog developments in the distance Urban quality Judging from the urban environment of Monte Cristo, likely to be the model for the other projects if and when they are developed their urban quality will be best described as low density car dependent suburban sprawl, see Photo 5.8.1(b). The draft township layouts, as well as that of Monte Cristo,, although they have large tracts of open space are devoid of urban squares and spaces that could serve as community gathering points, places of urban quality and convenience business nodes. These low densities, even if residents have very high disposable incomes, do not support viable thresholds for even small businesses and community facilities, see Photo 5.8.1(c). Therefore, even convenient, i.e. shopping will require driving to the nearest retail facilities as will attending places of worship, sports facilities, the beach and employment. This will add to the congestion already experienced in Voorbaai and the CBD. Challenges and opportunities If the approved townships are developed in their current form they will have a significant negative impact on the Garden Route appearance that is a central theme to the successful marketing of Mossel Bay and other towns along N2 in the southern Cape. It is concerns about the long-term impact and sustainability of this form of urban development gave rise to SPLUMA and its principles of spatial efficiency, sustainability, justice, and resilience. These concerns have also given rise to proposed amendments to the Subdivision of Agricultural Land Act. The recently completed Mossel Bay municipality Growth Options study recorded a number of concerns with the low density urban sprawl model for long-term municipal financial and environmental sustainability. However, it noted that as a result of the current urban form and a number of recent approvals it will be difficult for Mossel Bay Municipality to move away from this urban form in the short and medium term. There is little that can be done about the current approvals and unless they were to be expropriated, which would be prohibitively expensive and an unwise use of public funds. However, judging by the lack of development on these properties and the slow take-up even of Monte Cristo which has been approved and serviced for almost a decade there may be insufficient market demand to implement these townships. Should all or part of them lapse the most suitable use for these properties should be reassessed given the new planning, environmental and agricultural legislation. The ongoing development i.e. low density, suburban development, does significant damage to the natural environment which negatively affects the Garden Route brand., Photo 5.8.1(b) Photo 5.8.1(c) Monte Cristo gated estate, partially developed View showing travel distance from Monte Cristo to Hartenbos and Mossel Bay page 440

3 Figure Hartenbos North: Synthesis CNdV africa (Pty) Ltd DRAFT CONCEPTUAL DEVELOPMENT FRAMEWORK REPORT page 441

4 5.8.2 HARTENBOS NORTH : DRAFT SPATIAL DEVELOPMENT FRAMEWORK AND DESIRED STATE OF THE ENVIRONEMENT, see Figure Core landscape and agricultural areas All remaining agriculture and biodiversity conservation land outside of the urban edge in Hartenbos North should be conserved. Should the large, low-density township approvals around Monte Cristo lapse, consideration should be given to returning this land to biodiversity conservation and agricultural use. Given this land is close proximity to Hartenbos and Mossel Bay small-scale intensive agriculture may be viable. The purified sewerage water must be used for irrigation in these areas, where possible and subject to approval form relevant departments. Figure shows the preferred alignment of the Urban Edge according to SPLUMA principles if the large approved townships lapse. No formal township development should occur within the 100 year flood line of the half can boast river estuary to take into account the increasingly volatile storm water events and river profiles arising from climate change. It should be noted that most of the New Development Areas fall within CBAs and for this reason Environmental Authorisations will be needed to carry out land use approvals, if these have not already been obtained. Photo (a) Possible future node site West of R102/N2 intersection (Monte Cristo) in background) Urban Development Due to the: - uncertain nature of the approved projects in this area as to when and if they will be developed; - their large scale, almost 2000 units have been approved which will more than account for all likely demand in the municipality over the term of the spatial development framework (five years); - the better located opportunities for urban development elsewhere in the municipality; - the impact that these approved townships low-density large township layout is likely to have on the sustainable delivery of services; - the worsening transport congestion that their car orientated remote locations are likely to cause; and, - the visual impact the development is likely to have on the scenic quality of the Garden Route No other proposals for urban development should be made in this sub-sector of the municipality for the time horizon of this SDF. No additional development rights should be granted below the 1:100 year flood line. Photo (b) Possible future node site east of R102/N2 intersection (Hartenbos equestrian estate in background) Heritage Areas Not applicable Urban Restructuring The Hartenbos River Basin Precinct Plan will provide detail planning for the area. Should development have occurred on the approved townships by the time this SDF is reviewed in five years time, then proposals for urban restructuring following the principles in section 5.3 can be made. NDAs 4 and 5 should be developed as compact mixed use nodes, see Photos (a) and (b). page 442

5 Hartenbos North Total Population 184 Total No. Households 58 Average Household Size 3.2 Cadastral Erven (CE) (SG 2015) 590 Proposed & Approved Units (MBM 2016) Total Erven Urban Edge Area (Ha) (MBM 2016) Person/Ha 0.2 Household/Ha 0.1 CE/Ha (Registered Erven) 0.6 CE/Ha( incl. proposed projects) Permanent Households % assumes all registered erven developed) Hartenbos New Development Areas No Area (ha) Comment Approved: Allow to lapse Approved Approved Develop as Node Develop as Node Approved: Allow to lapse Total Figure Hartenbos: Conceptual Spatial Development Framework and Desired State of the Environment page 443

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