TOWNPLANNING APPLICATION FOR REZONING, AMENDMENT OF SDP AND CONSENT USE:- PORTION 30 OF THE FARM LA MOTTE NO

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1 LA PETITE FERME:- TOWNPLANNING APPLICATION FOR REZONING, AMENDMENT OF SDP AND CONSENT USE:- PORTION 30 OF THE FARM LA MOTTE NO. 1108, PAARL (LA PETITE FERME), AMENDMENT OF SDP TO RE-ALIGN EXISTING RESORT ZONE I FOOTPRINT TO INCLUDE 4 BEDROOMS FOR GUEST ACCOMMODATION IN OLD WINERY STRUCTURE, AMENDMENT OF SDP TO REZONE BUSINESS ZONE II FOOTPRINT BACK TO AGRICULTURAL ZONE I WITH A CONSENT USE FOR A TOURIST FACILITY (EXISTING RESTAURANT WITH WINE TASTING AND SALES), MAIN HOUSE AS GUEST HOUSE (EXISTING), PROPOSED NEW MULTI PURPOSE TOURIST FACILITY FOR IN-HOUSE GUESTS AND 4 EXISTING STRUCTURES AS ADDITIONAL DWELLING UNITS (4 EXISTING HUGENOT HOUSES FOR FARM HOLIDAY ACCOMMODATION PURPOSES) AND NEW PRIMARY USE FARM MANAGER HOUSE Posbus / PO Box 963 Worcester 6849 bolandplan@breede.co.za MARTIN Oosthuizen: BolandPlan Date submitted :- 11/ Date submitted :- 11/2017 Our Ref.:- #FRA/830/2 Council Ref.:- FARM 1108/30, Paarl App Nr:- LU/5384 1

2 DEFINITIONS:- #FRA/830/2 Act :- The Land Use Planning Act, 2014 / Stellenbosch Municipality Land Use Planning By-Law Scheme Regulations :- Section 8 Zoning Scheme Regulations Owner :- The Nest Estate South Africa (Pty) Ltd Property :- Portion 30 of the Farm La Motte No. 1108, Stellenbosch Application :- Application for amendment of approved SDP, Rezoning and Consent use 2

3 INTRODUCTION:- #FRA/830/2 Motivation report 1. Introduction 2. Purpose 3. The property 3.1. Property description 3.2. Location 3.3. Total extent 3.4. Ownership 4. Existing and surrounding land 5. Proposed amendment of the SDP, Rezoning and Consent use 6. Title deed 7. Zoning scheme regulation 8. Location and accessibility of the property 9. Forward Planning 10. Services 10.1 Water 10.2 Refuse disposal 10.3 Electricity 10.4 Sanitation 10.5 Storm water 10.6 Access Road Infrastructure 11. Natural environment 12. Desirability 13. Opportunities 14. Closure Plans Plan 1:- Regional setting Plan 2:- Locality plan Plan 3:- Site Development Plan Annexure Annexure A:- Application form for amendment of SDP, Rezoning and Consent use Annexure B:- Power of Attorney and letter of appointment Annexure C:- Title deed:- T 24019/2013 Annexure D:- LG diagram Annexure E:- Zoning certificate Annexure F:- Conveyancer s Certificate Annexure G:- Previous site plans Annexure H:- Engineering Services Report 3

4 MOTIVATION REPORT:- LA PETITE FERME:- TOWNPLANNING APPLICATION FOR REZONING, AMENDMENT OF SDP AND CONSENT USE:- PORTION 30 OF THE FARM LA MOTTE NO. 1108, PAARL (LA PETITE FERME), AMENDMENT OF SDP TO RE-ALIGN EXISTING RESORT ZONE I FOOTPRINT TO INCLUDE 4 BEDROOMS FOR GUEST ACCOMMODATION IN OLD WINERY STRUCTURE, AMENDMENT OF SDP TO REZONE BUSINESS ZONE II FOOTPRINT BACK TO AGRICULTURAL ZONE I WITH A CONSENT USE FOR A TOURIST FACILITY (EXISTING RESTAURANT WITH WINE TASTING AND SALES), MAIN HOUSE AS GUEST HOUSE (EXISTING), PROPOSED NEW MULTI PURPOSE TOURIST FACILITY FOR IN-HOUSE GUESTS AND 4 EXISTING STRUCTURES AS ADDITIONAL DWELLING UNITS (4 EXISTING HUGENOT HOUSES FOR FARM HOLIDAY ACCOMMODATION PURPOSES) AND NEW PRIMARY USE FARM MANAGER HOUSE #FRA/830/2 1. INTRODUCTION AND BACKGROUND BolandPlan Town and Regional Planning, was appointed during October 2016 by Mr. Karim Charaf on behalf of The Nest Estate South Africa (Pty) Ltd, to apply for an amendment of the Site Development Plan, Rezoning and Consent use on La Petite Ferme. Our first application submitted to Stellenbosch Municipality with reference #FRA/830 dated November 2016 refers. This application was placed on hold, a new project architect was appointed and the Siteplan was revised and toned down. This application is seen as an amended version with reference #FRA/830/2 and can now be prosessed for Municipal planning purposes. The planned Rezoning of a portion from Agricultural zone I to Agricultural zone II (agricultural industry) for new boutique style winery, olive press and bottling plant with a consent use on proposed Agricultural zone II for tourist facility (wine and olive product tasting and wine and olive product sales) is cancelled. Background:- Historic Franschoek Wine Estate, La Petite Ferme, is situated high upon the slopes of Oliphant s Pass and Middagkrans Mountain, overlooking the Franschoek valley. La Petite Ferme offers exquisite guest accommodation, unparalleled vistas and a bouquet of multi-award winning fine wines complimented by rustic contemporary cuisine. The accommodation, set amongst vineyards on a working wine farm, boasts magnificent views from the variety of beautifully appointed private suites. As one of the more intimate wineries in the Cape Winelands, La Petite Ferme takes pride in delicately hand-crafting wines using time as its artisan, with constant respect for terroir. Wine is not made on the property itself. Listed as one of the top 15 Best Value establishments in the word by Condé Nast Traveler, the cuisine incorporates an influence of international methods and flavours, made from the freshest locally sourced produce. 4

5 With growing demand La Petite Ferme had to look into an upgrade of the existing very successful facility, it was decided to do this TOWN PLANNING APPLICATION to realign existing approvals and include new activities. This application does trigger listed activities for DEADP s Environmental Section s authorization. Doug Jeffery Environmental Consultants (Pty) Ltd (DJEC) was appointed to handle this process in line with BolandPlan s town planning application. 2. PURPOSE MUNICIPAL PRE-APPLICATION CONSULTATION MEETINGS:- Pre Application consultation meetings with the following Municipal Planning officials was done to obtain information on the currant land use planning approvals and to discuss this new application:- Ilse Couvaras on 22 September Craig Alexander on 22 September Ilse Couvaras on 11 November MC Williams, information officer, copies of all relevant existing approvals on 26 November Meeting at Stellenbosch Municipal office with Town planner, Mr. Pedro April on 11 February Meeting at Franschoek Municipal office with Town planner, Mr. Lawrence Ramakuwela on 20 September 2016 to finalize the application. Meeting at Franschoek Municipal office with Town planner, Mr. Lawrence Ramakuwela on 11 October 2016 to finalize the application final SDP discussed. Application 1 submitted November 2016 was not processed client requested Council to put the application on hold discussed with Town planner, Mr. Lawrence Ramakuwela. Amended and toned down application re-submitted November 2017 for prosessing. Stellenbosch Municipality in his letter Farm 1108/26 dated 6 May 2003 approved in terms of Section 15 of the Land Use Planning Ordinance, No. 15 of 1985, for the amendment of the Development Plan, in order to replace the three intended buildings, accommodating six dwelling units (which were already approved in the previous application) with five buildings, containing 6 units. Stellenbosch Municipality in his letter Farm 1108/17, Paarl dated 10 June 2005 approved a subdivision and consolidation on Portion 17 of Farm 1108, Paarl in terms of delegated powers that resolved as follows:- That a zoning of Agricultural zone I be determined for Farm Nol. 1108/17, Paarl Division, in terms of Section 14(1) of the Land Use Planning Ordinance, No. 15 of That approval be granted in terms of Section 25 of the Land Use Planning Ordinance, No. 15 of 1985 the subdivision of Farm No. 1108/17, Paarl Division into two portions of ± 4,9 ha and ± 0,90 ha (Remainder) and the consolidation of Portion A with Farm No. 1108/26, Paarl Division, as illustrated by Subdivision Plan P2420/90(2) Plan No. 1 dated August The consolidated unit, consisting of Portion A and Farm No. 1108/26, Paarl Division, has therefor the following spot zonings;- Resort zone I (0,75 ha) restricted to the amended site development plan for five buildings consisting of 6 units, of which the area covered by die 6 units may not exceed 255 m². Business zone II (1,2 ha) consisting of a restaurant and associated wine cellar/wine store, with a consent use of a 180 m² flat, and Agricultural zone I (±4,9 ha). 5

6 Stellenbosch Municipality in his letter Farm 1108/30, Paarl dated 19 November 2008 approved an application for consent use:- That the application for Consent Use in terms of Regulation 4,6 of the Scheme Regulations made in terms of Section 8 of the Land Use Planning Ordinance, No. 15 of 1985 to convert the existing main dwelling into a guesthouse on Farm No. 1108/30, Paarl Division as per Drawings No to , dated November 2007 and compiled by Santie Witter s Design Architects, be approved, subject to conditions. LA PETITE FERME VIEW OF FRANSCHOEK VALLEY Zoning certificate from Stellenbosch Municipality with reference 1108/30 P dated 4 October 2012 from Municipal Town planner, Mr. Craig Alexander refers to:- Certified that the zoning of Farm 1108/30, Paarl, in terms of the Zoning Scheme Regulations (PN 1048/1988) promulgated in terms of Section 8 of Land Use Planning Ordinance (No. 15 of 1985) is:- Agricultural zone I Business zone II for an area of 1,2 ha that includes the restaurant with associated wine cellar / wine store, with consent uses for a 180 m² flat to be used as guest accommodation unit, and a 5 bedroomed guest house. (the consent use:- residential building is highlighted in the certificate) Resort zone I for an area of 0,7 ha restricted to six (6) units in five buildings. 6

7 The Business zone II area with primary use in the above zoning certificate we had lots of problems with, it reads totally wrong and we are of opinion that the it would need to read as:- Business zone II for an area of 1,2 ha that includes the restaurant with associated wine cellar / wine store, with consent use (take out s ) for a 180 m² flat (residential building) to be used as guest accommodation unit (take out, and a ) and include 5 bedroomed guest house in brackets. The main house referred to as guest house used to be a manager s house, then converted into main house as part of the smaller unit. After a consolidation it seems that an area not used for agricultural facilities in the middle of the property was earmarked as a site for an owners dwelling, thus the reason for the at that stage main house given a consent use as residential building (flat) to be used as a 5 bedroomed guest house of maximum footprint 180 m². The structure at that stage exceeded the maximum footprint of 180 m² allowed as part of Council s approval. Most of the older site plans (not good quality) as obtained from Stellenbosch Municipality are attached as Annexure H for information. The purpose of this application is to apply for an amendment of the approved Site Development Plans (SDP), a Rezoning and Consent use, to re-align approvals given and to correct alignment and inappropriate zonings and consent uses given. The amendment of the SDP, the rezoning and consent use will be done in terms of Section 15 of the new Stellenbosch Land Use Planning By-law. VIEW OF FRANSCHOEK VALLEY FROM LA PETITE FERME For municipal processing purposes the application can be described as such:- LA PETITE FERME:- TOWNPLANNING APPLICATION FOR REZONING, AMENDMENT OF SDP AND CONSENT USE:- PORTION 30 OF THE FARM LA MOTTE NO. 1108, PAARL (LA PETITE FERME), AMENDMENT OF SDP TO RE-ALIGN EXISTING RESORT ZONE I FOOTPRINT TO INCLUDE 4 BEDROOMS FOR GUEST ACCOMMODATION IN OLD WINERY STRUCTURE, AMENDMENT OF SDP TO REZONE BUSINESS ZONE II FOOTPRINT BACK TO AGRICULTURAL ZONE I WITH A CONSENT USE FOR A TOURIST FACILITY (EXISTING RESTAURANT WITH WINE TASTING AND SALES), MAIN HOUSE AS GUEST HOUSE (EXISTING), PROPOSED NEW MULTI PURPOSE TOURIST FACILITY FOR IN-HOUSE GUESTS AND 4 EXISTING STRUCTURES AS ADDITIONAL DWELLING UNITS (4 EXISTING HUGENOT HOUSES FOR FARM HOLIDAY ACCOMMODATION PURPOSES) AND NEW PRIMARY USE FARM MANAGER HOUSE 7

8 3. THE PROPERTY 3.1. Property description:- Applicant property is formally described in Title Deed T 24019/2013 as follows:- Portion 30 of the Farm La Motte No. 1108, in the Stellenbosch Municipality, Paarl Division, Province of the Western Cape. Applicant title deed attached as Annexure c Location:- The picturesque farm is located less than 1 km south-east of Franschoek, within 2,4 km from the CBD of Franschoek, on Main Road 191 (R45) at the foot of the Franschoek pass. Applicant property is in the magisterial district of Paarl, and falls within the administrative jurisdiction of Stellenbosch Municipality outside the urban edge of Franschoek. 8

9 POSITION OF LA PETITE FERME:- FARM LA MOTTE NO. 30/1108, STELLENBOSCH Google coordinates: S E 3.3. Total extent:- Portion 30 of the Farm La Motte No. 1108, Stellenbosch:- 6,5355 ha Ownership:- The Title Deed refers to Charaf Estate (Pty) Ltd but we do attach as part of the Title Deed in Annexure C confirmation of the name change from Charaf Estate (Pty) Ltd to The Nest South Africa (Pty) Ltd received from the CIPC. Kindly note that the directors has since changed, and are as reflected in the further attached Search Works Report. 9

10 GOOGLE IMAGE OF THE PROPERTY:- FARM LA MOTTE NO. 30/1108, STELLENBOSCH 4. EXISTING AND SURROUNDING LAND USE Existing land use:- Subject property is zoned as:- Agricultural zone I (±4,9 ha); Resort zone I (0,7 ha or 0,75 ha) restricted to the amended site development plan for five buildings consisting of 6 units, of which the area covered by die 6 units may not exceed 255 m²; and Business zone II (1,2 ha) consisting of a restaurant and associated wine cellar/wine store, with a consent use for a 180 m² flat (residential building as guest house). Most of the site plans filed for La Petite Ferme at Stellenbosch Municipality differs regarding size of footprints and the alignment and/or position of approved Resort zone I area and the Business zone II area. The above land use is also indicated on the Rural Zoning plan Nr. 3 File reference G025, April 2012 plan Nr. 125:G/025 filed at Stellenbosch Municipality. 10

11 Agricultural zone I Agricultural zone I has a primary use of Agriculture. Agriculture means:- The cultivation of land for raising of crops and other plants, including plantations, or The breeding of animals, including:- Any form of farming activity, for example stock, bee or bird farming, or Any stud farm or farm for the keeping or breeding of animals, or A riding school, or Running of a game farm on an extensive basis, or Natural veld, And comprises only those activities and buildings that directly relate to the main farming activities on the farm, but does not include abattoirs, feedpen farming, aquaculture or other defined consent uses. Consent uses on Agricultural zone I:- Additional dwelling units, farm store, farm stall, intensive-feed farming, riding school, nursery, service trade, tourist facilities. Resort zone I:- Resort zone I has a primary use of Holiday accommodation. Holiday accommodation means:- A harmoniously designed and built holiday development in a unique natural environment with an informal clustered layout which may include the provision of a camping site, mobile homes or dwelling units, whether in private or public ownership, which comprises a single enterprise and which shall only be marketed by means of short-term renting or time sharing, but does not include a hotel or motel. Consent uses on Resort zone I:- Resort shop, tourist facilities. Business zone II:- Business zone II has a primary use of shop. Shop means:- A site or building or structure utilized for the purpose of carrying on a real concern and includes a nursery, restaurant, launderette, dry-cleaner or retail concern where goods which are sold in such concern are manufactured or repaired; provided that the floor space relating to such manufacture or repair shall not comprise more than one third of the floor space of the shop; shop does not include an industry or a public garage, service station, bottle store or supermarket. Consent uses on Business zone II:- Town house, flats, residential building, place of assembly, offices, supermarket. 11

12 The existing manor house as guest house on the property was approved as a consent use on Business zone II for a flat, should rather have been a residential building (hotel / guest house) or Residential zone V footprint, but both out of place within a rural area. Above mentioned zonings are in terms of the applicable Section 8 Zoning Scheme Regulations applicable to the rural area of Stellenbosch Municipality. Surrounding land use in the rural area includes the following:- Primary agricultural related activities in the form of top quality wines and tourism related facilities. Tourism related facilities in the area include:- MontMartre guest chalets, Cabriere at haute cabriere, and Bo La Motte Farm cottages. 5. PROPOSED AMENDMENT OF SDP AND ADDITIONAL USES La Petite Ferme s aim is to create a unique and extraordinary experience within a peaceful natural setting. This sustainable project will focus on RE-developing a successful tourism enterprise incorporating:- Community development; Local economical support and development; and Environmentally friendly agri tourism. 12

13 Franschoek valley is the Western Cape s most exciting tourist destination. The area is marketed as: - EAT SLEEP DRINK FRANSCHOEK with its Huguenot theme. Franschoek offers a wide variety of activities from being the food capital of South Africa, adventure outdoor events, family getaway, wedding venues, and the world famous wines as the nouveau wine area of South Africa. The Nest Estate South Africa, owner of subject property has taken this giant step into tourism to buy the La Petite Ferme property in 2013 and taking the existing structures and wine making to a next level. The existing restaurant was upgraded within the existing footprint by well-known local architect, Johan Malherbe of Malherbe Rust Architects in Paarl, well known for their work at Babylonstoren and La Motte. The way forward:- very important to take note that there is a lot of measurement mistakes and different alignment of footprint areas with currant land use approvals on La Petite Ferme. The following activities are proposed for the proposed realignment of existing land use approvals, new zonings and consent uses on Portion 30 of the Farm La Motte No. 1108, Paarl (La Petite Ferme):- Activity 1:- Amendment of existing Resort zone I footprint on SDP to re-align and to include 4 new suites and reception within the old winery structure. Activity 2:- Amendment of existing Business zone II footprint on SDP to rezone from Business zone II back to Agricultural zone I with a consent use for tourist facility (restaurant / tea garden / La Petite Ferme wine tasting / La Petite Ferme wine sales / giftshop) and manor house as guesthouse (existing). Activity 4:- Consent use on Agricultural zone I for a NEW multipurpose tourist facility for in-house guest only. Activity 5:- Consent use on Agricultural zone I for 4 existing vacant Huguenot houses as additional dwelling units on Agricultural zone I for farm holiday accommodation purposes. 13

14 Activity 6:- Managers house as part of primary use on Agricultural zone I. Activity 7:- Grassed tennis court as part of the primary use on Agricultural zone I. Activity 8:- Farm store and working yard + new entrance gate as part of the primary use on Agricultural zone I. Activity 1:- REALIGN RESORT ZONE I FOOTPRINT, AMENDMENT OF UNIT SIZE CONDITION + 4 NEW SUITES IN OLD WINERY STRUCTURE Amendment of SDP to realign Resort zone I footprint to include the old winery structure to be converted into 4 bedrooms for guest accommodation with new reception. According to Councils Zoning Certificate with reference 1108/30 P received from Mr. C Alexander on 4 October 2012 the area of Resort zone I is restricted to an area of 0,7 ha / 0,75 ha restricted to six (6) units in five buildings. The applicable Zoning Certificate is attached to this application as Annexure E. History:- Site Plan from Stellenbosch Municipality dated April 2003 attached as part of Annexure G indicate the area as Open Space Zone II (0,7ha) with picnic area with proposed cottages. Development Plan from Stellenbosch Municipality indicate existing cottages that measures up to 129 m² and new cottages proposed at 126 m² with a total footprint of 255 m² (not correct measurement). The units are also shown on a Detail Site Plan from SW Design dated January The position of the cottages differs on all these site plans but the reference to size more or less the same; - 0,7 ha and 0,75 ha. 14

15 On a Paarl Town Planning Division Site Plan dated March 1997 the position is totally wrong and the size of the previous Open Space Zone II area to be rezoned to Resort zone I was referred to as an area of 0.75 ha and not 0.7 ha as in the Zoning Certificate. In a copy of an old agenda item to Council the area for Resort zoning is indicated as 0.75 ha restricted to six units in five buildings but with no restriction to the size of the units. After my first discussion at the Stellenbosch Town planning department it was clear that one of the main objectives of this new town planning application on the property would be to get a clear and detailed site plan to realign and indicate the correct position of the existing structures and the proposed land use. With the realignment of the Resort zone I area we made sure we did not include any land that can be used for agricultural purposes and correctly surveyed a definite 0,75 ha area for Resort zone I footprint. We consulted with Land Surveyor Marcel Viljoen from Earth-2-Sky to assist with the new detailed site plan. ± CURRENT AREA RESORT ZONE I PROPOSED REALIGNED RESORT ZONE I Approval letter from Council with reference Farm 1108/17, Paarl (before consolidation to form currant property) dated 10 June 2005 refers to the spot zoning area of Resort zone I (0,75 ha) restricted to the amended site plan. The spot zoning or footprint area for existing Resort zone I is thus 0,75 ha and not 0,7 ha as indicated in Council s zoning certificate. The alignment of the 0,75 ha Resort zone I footprint is proposed to be altered to have no negative impact on the agricultural potential of the property. An 0,75 ha area has been earmarked as an area that include the previous Open Space zoned area and plaaswerf. The primary use of the 0,75 ha footprint will stay zoned as Resort zone I in terms of the applicable Section 8 Zoning Scheme Regulations. Primary use of Resort zone I is:- Holiday accommodation In terms of the applicable section 8 Zoning Scheme Regulations the description of Holiday accommodation is described as: - A harmoniously designed and built holiday development in a unique natural environment with an informal clustered layout which may include the provision of a camping site, mobile homes or 15

16 dwelling units, whether in private or public ownership, which comprises a single enterprise and which shall only be marketed by means of short-term renting or time-share, but does not include a hotel or motel. The following consent uses area available: - Resort shop, and tourist facilities. This application has no proposed consent uses for the realigned Resort zone I footprint. On the new REVISED PROPOSAL site plan the realigned Resort zone I area is clearly indicated in blue. The area will include the following:- Existing cottage A, with footprint of 120 m², one structure comprising of two units for farm holiday accommodation purposes. Existing cottage B, with footprint of 70 m², one unit for farm holiday accommodation purposes. Existing cottage C, with footprint of 70 m², one unit for farm holiday accommodation purposes. Existing cottage D, with footprint of 70 m², one unit for farm holiday accommodation purposes. Existing cottage E, with footprint of 70 m², one unit for farm holiday accommodation purposes. Parking area Existing winery structure of 195 m², proposed to be converted into 5 non interleading new bedroom suites and reception facility for farm holiday accommodation purposes. The existing structure is double volume / two levels. Landscaped garden with walkways. After my initial discussion with Municipal Town planner, Mr. Pedro April, the existing Resort zoned area would be more ideal for holiday accommodation expansion than new structures on areas zoned as Agricultural zone I on subject property. His main reasons for this seems to have been that an existing Resort zone I zoning was already approved and could more easily be altered. After the confusion with the alignment and size it seemed best to realign to the best possible way for all. No change in the footprint of the existing 6 units in 5 structures. BUT do take note that Council s approval with reference Farm 1108/17, Paarl (before consolidation to form currant property) dated 10 June 2005 refers to the Resort zone I (0,75 ha) that is restricted to the SDP for five buildings consisting of 6 units, of which the area covered by the 6 units may not exceed 255 m². After we formally measured the existing structures the total footprint is: m² + 4 X 70 m² = 400 m² that exceeds the maximum allowed footprint, this must also have been a measurement mistake by previous applicants. We made use of a formal Land Surveyor to check all measurements on site. The structures are existing and we re not aware of recent illegal alterations. No change to the existing footprints proposed the only change within the Resort zoned area will be the alignment change and the conversion of the existing winery structure into 4 interleading new suites and reception for farm holiday accommodation purposes (total footprint of 300m²). The amendment of the SDP on an existing approval can be done in terms of Section 15 of the Stellenbosch Municipality s Land Use Planning By-law in terms of section 2(h). 16

17 The proposed development is in accordance with the spatial planning policy for the site, constitutes expansion of an existing resort to meet growing demand and associated with minor potential planning and environmental impacts. The proposed expansion of the resort represents an economically viable scheme in response to the growing demand. The site contains no indigenous vegetation and is not on land used for agricultural purposes. Activity 2:- REZONE EXISTING BUSINESS ZONE II FOOTPRINT BACK TO AGRICULTURAL ZONE I WITH A CONSENT USE ON PROPOSED AGRICULTURAL ZONE I FOR A TOURIST FACILITY (RESTAURANT / TEA GARDEN / LA PETITE FERME WINE TASTING / LA PETITE FERME WINE SALES / GIFT SHOP) AND EXISTING MANOR HOUSE AS CONSENT USE ON PROPOSED AGRICULTURAL ZONE I FOR A GUEST HOUSE (EXISTING OPERATION) Amendment of the SDP to Rezone the Business zone II footprint for restaurant and associated wine cellar/wine store, with a consent use for a 180 m² flat (Guest house) back to Agricultural zone I with a consent use for tourist facility (existing restaurant / tea garden / wine tasting / wine sales) and main house as Guest house. Business zone II has a primary use of shop. Shop means:- A site or building or structure utilized for the purpose of carrying on a real concern and includes a nursery, restaurant, launderette, dry-cleaner or retail concern where goods which are sold in such concern are manufactured or repaired; provided that the floor space relating to such manufacture or repair shall not comprise more than one third of the floor space of the shop; shop does not include an industry or a public garage, service station, bottle store or supermarket. Consent uses on Business zone II:- Town house, flats, residential building, place of assembly, offices, supermarket. When rural land use planning was a function of the District Municipality and old Divisional Council some farms received Business zone II zoning footprints for restaurants. Some examples of this is the jurisdiction area of Cape Winelands District Municipality. Another example of a rural restaurant with a Business zone II footprint zoning is Fraai Uitzict rural restaurant in the Klaasvoogds rural area of Robertson. This zoning would allow a land owner to operate much bigger shop from the property as long as die shop is not bigger than 350 m². The guest house as a consent for a flat / residential building on Business zone II is also not ideal. To bring the current uses back to the current norm we propose to take the Business zone II footprint back to Agricultural zone I and work with consent uses for both the restaurant and guest house. There are no limitations to the size of the existing restaurant. The following is proposed for the La Petite Ferme restaurant: - 17

18 The restaurant and tea garden indoor and outdoor footprint is proposed at m², this include the currant building footprint of 616 m² and outdoor patios at 217 m², the rest contains the outside garden space also used as restaurant / tea garden / outside reception areas. There is also a wine sales, wine tasting and giftshop section at the restaurant, this needs to be included in the description tourist facility. RENOVATED INTERIOR OF THE RESTAURANT / TAPAS BAR In terms of the Section 8 Zoning Scheme Regulations Tourist facility means: - Amenities for tourists such as lecture rooms, restaurants, gift shops and restrooms permitted by the Council as a consent use, but does not include overnight accommodation. Take note of the following regarding tourist facilities : - As pointed out in the description of the term tourist facilities, this means amenities for tourists. Tourist facilities can include various types of facilities. The restaurant was internally upgraded by die project architect and interior designers during 2016 within the existing footprint. The new owner kept to the spirit of the original restaurant and enhanced the character of the structure. A new state of the art kitchen was added and his stuff now works in a five-star establishment. The detail is exquisite and of very fine detail with custom designed crockery and state of the art furniture. 18

19 The restaurant used to trade only during the daytime but a dinner menu was added. This seems to be very successful and give tourist another great venue as part of the Franschoek culinary scene. On the new REVISED PROPOSAL site plan the footprint for guest house is clearly indicated in solid green with referral to footprint size of 351 m². OUTSIDE DINING / TEA GARDEN The Guest house has a limited footprint of 180 m² (5 bedrooms). The original manor house was changed into the currant Guest house, the size of the manor house is actually way bigger than the given 180 m² and measures up to a building footprint of 351 m². The structure is existing and we re not aware of recent illegal alterations. We propose on Revised Proposal Site Plan a Guest house consent on Agricultural zone I with a maximum footprint of 500 m² to make provision for possible future extensions and not to limit the amount of bedrooms to 5 only but only to the maximum size with condition that it adheres to the definition of Guest house in the Zoning Scheme applicable to the rural area. 19

20 In terms of the Section 8 Zoning Scheme Regulations Guest house means a dwelling house which is used for the purpose of letting individual rooms for residential accommodation, with or without meals, and which exceeds the restrictions of a bed and breakfast establishment, provided that The dwelling house is retained in a form which can easily be re-used by a family as a single dwelling house, and All amenities and provision of meals shall be for the sole benefit of bona fide lodgers. The rezoning and consent use applied for in terms of Section 15 of the Stellenbosch Municipality s Land Use Planning By-law in terms of section 2(a) and 2(o). Activity 3:- EXISTING GUEST HOUSE PROPOSED MULTI-PUROSE TOURIST FACILITY FOR IN-HOUSE GUESTS ONLY (NOT A NEW WEDDING VENUE) Consent use on Agricultural zone I for a new in-house tourist facility (no weddings). VACANT PORTION OF LAND EARMARKED FOR MULTI-PUROSE TOURIST FACILITIES FOR IN-HOUSE GUESTS ONLY (NO WEDDINGS) 20

21 Take note that the above mentioned area was part of a previous approval and was indicated as an area for the new plaaswerf / owners dwelling, thus no impact on the agricultural potential. Consent use on Agricultural zone I for multi-purpose tourist facilities for in-house guests. Examples of use within the structures:- Art space, Kitchen, Tea house, Bathrooms, Shop (La Petite Ferme products), Storage areas, and Spa and gym area. 3 smaller clustered structures will together form the new tourist facility. The total building footprint is proposed on 790 m² within a m² earmarked footprint on the SDP. AREA PREVIOUSLY INDICATED AND APPROVED AS SITE FOR MAIN HOUSE In terms of the Section 8 Zoning Scheme Regulations Tourist facility means:- Amenities for tourists such as lecture rooms, restaurants, gift shops and restrooms permitted by the Council as a consent use, but does not include overnight accommodation. Take note of the following regarding tourist facilities :- As pointed out in the description of the term tourist facilities, this means amenities for tourists. 21

22 Tourist facilities can include various types of facilities and cannot be restricted to only the examples that have been mentioned in the definition and would it be incongruous to argue that it only includes the 4 uses as indicated above. There would have been no other tourist facilities in the rural areas of the Western Cape besides the mentioned 4 activities. We see the proposed tourist facility uses as in line with the definition of a tourist facility. The consent use applied for in terms of Section 15 of the Stellenbosch Municipality s Land Use Planning Bylaw in terms of section 2(o). Activity 5:- 4 ADDITIONAL DWELLING UNITS FOR FARM HOLIDAY ACCOMMODATION Consent use on Agricultural zone I for 4 additional dwelling units (4 existing Huguenot houses for farm holiday accommodation purposes) There used to be 5 dwelling units within a node on the most southern side of the farm. This seems to be old Huguenot houses that was altered over the years in such a way that not much of the heritage value is left. The new landowner however would like to upgrade the existing vacant and vandalized 4 structures and use them for farm holiday accommodation purposes. After discussing this activity with Municipal Town planner, Mr. Pedro April he indicated that although the property is limited in size and density would normally be a problem for additional dwelling units on Agricultural zone I but Council do allow rural land owner to apply for a conversion of the existing structures but they would not take the existing demolished footprints into account. We thus apply for the existing 4 structures to be used as additional dwelling units for farm holiday accommodation units. The Huguenot cottages could have been very pretty structures, there is traces of old stone that was used and beautiful old roses and fruit trees in the surrounding area that could have been a communal garden of some sort. EXISTING OLD HUGUENOT COTTAGES FOR CONVERSION All areas for farm holiday accommodation purposes will be footprint areas measuring maximum 108 m² with outside stoep areas of 30 m² each, total per unit = 138 m². 22

23 Cottage No.1:- Existing cottage:- 114 m² Proposed cottage:- 108 m² Proposed stoep:- 30 m² Proposed footprint:- 138 m² Cottage No.2:- Existing cottage:- 80 m² Proposed cottage:- 108 m² Proposed stoep:- 30 m² Proposed footprint:- 138 m² Cottage No.3:- Existing cottage:- 75 m² Proposed cottage:- 108 m² Proposed stoep:- 30 m² Proposed footprint:- 138 m² Cottage No.4:- Existing cottage:- 88 m² Proposed cottage:- 108 m² Proposed stoep:- 30 m² Proposed footprint:- 138 m² Cottages area x 4 = 552 m² Please refer to attached SDP. POSITION OF THE EXISTING HUGUENOT COTTAGES 23

24 Proposed land use: - consent use on Agricultural zone I for 4 existing structures to be used for farm holiday accommodation purposes. The land use rights can be obtained with an application for footprint areas for consent use on Agricultural zone I as additional dwelling units for the four (4) farm holiday accommodation purposes. Additional dwelling units:- Additional dwellings means dwelling units that may be erected with the consent of the Council on a land unit in agricultural zone I; one additional unit in all cases and further units with a density of one unit per 10 ha up to a maximum of five additional units per land unit may be allowed. The above density restriction is not applicable at Stellenbosch Municipality should the structures be existing; Council still needs to decide on the proposal. Department of Environmental Affairs and Development Planning in their guideline document for resort developments in the Western Cape dated December 2005 state the following: - Provincial policy on the number of additional dwelling units that may be permitted on a specified property in general, can be found in the Section 8 Scheme Regulations. In the Agricultural zone I, one additional dwelling unit may be allowed, and further additional dwellings are permitted with the consent of the municipality for every 10 ha of farm area (up to a maximum of 50 ha after which no further units are permissible). Should applications therefore be made for a small number of holiday units on a farm, it may thus be dealt with as a consent use application, remembering that the additional units could never be alienated separately form the farm. The scale density and type should always be determined with due recognition of the impact on the rural / agricultural landscape. 24

25 Department of Environmental Affairs and Development Planning also suggest a maximum permissible floor size of 120 m² per unit. The original purpose of additional dwelling units on Agricultural zone I was to attend the demand of facilities for farm holidays and not to bypass resort zoning procedures or the process of township establishment. All units adjacent to existing roads and infrastructure. No new roads or entrances needs to be made. There is a possibility of two accesses to the units in activity 5: - Entrance option 1:- LAMBRECHTS ROAD Main entrance on Main road 191 (Paarl / Ou Tol) at log km 26,99 Entrance option 2:- MIDDAGKRANS ROAD 2 nd entrance on Divisional road 5619 via Divisional road The consent use applied for in terms of Section 15 of the Stellenbosch Municipality s Land Use Planning By-law in terms of section 2(o). Activity 6:- MANAGERS HOUSE:- NOT FOR TOURISM USE Part of primary use on Agricultural zone I for farm manager (related to agricultural use). Position of the proposed structure is indicated on the SDP. 25

26 The land owner is from Geneva / Dubai and does not live permanent in South Africa, he would like to have the option to build a manager s house. There are different interpretations at Municipalities in the Western Cape on this, some interpret this as part of the primary use on Agricultural zone I and some interpret it as a consent use for an additional dwelling unit for farm manager although the use refers to the main farming activities and is supposed to be part of the primary use. This has been sorted with the Municipality, and the proposed managers house is seen as part of the primary use. No policy on this. Proposal:- single storey dwelling ± 500 m² footprint including all outside areas and stoep. See SDP. Activity 7:- TENNIS COURT Owner would like to build a grassed tennis court. This would be part of the primary use of Agricultural zone I and no rezoning, consent use or departure for the court is deemed necessary. Activity 8:- AGRICULTURAL OUTBUILDINGS New farm stores and working yard proposed with a building footprint of 210 m². Proposed new entrance gate with building footprint of 20 m². 6. TITLE DEED Title deed Nr. 2407/2013 has no limitations that could have a negative impact on this application. Attached annexure F is a conveyancer s certificate from Mandy Lynne Cupido, Commissioner of Oaths. 7. ZONING SCHEME REGULATIONS The subject property falls within the boundaries of Stellenbosch Municipality as local authority but outside the urban edge of the town of Franschoek and is this application for the proposed amendment of SDP, rezoning and consent use in terms of the currant Section 8 Zoning Scheme Regulations. The proposed amendment application, rezoning and consent use meet the requirements as prescribed by the applicable Zoning Scheme Regulations. 8. LOCATION AND ACCESSIBILITY OF THE PROPERTY Access to the property is taken off the Paarl / Ou Tol Main Road 191 (Paarl / Ou Tol) R45 at log km 26,99. The property is highly accessible due to its location in relation to the primary distributor roads to Stellenbosch, Paarl, Cape Town and the N1 to the north of the country, as well as to Villiersdorp and the N2. 26

27 The currant access and sight distance requirements for safe in- and egress from the property are sufficient and adequate. Coordinates for the existing entrance: S O In effect this application will have minimal to no impact on road infrastructure. The only additional traffic generated would be from the 4 proposed en-suite bedrooms in the old winery and the existing 4 huguenot house conversion for farm holiday accommodation purposes. With one of the previous applications the Department of Transport and Public Works commented as follows in their letter with reference no:- PR 22/29/105/0485(08) (P Ellis / M van Niekerk) dated 24 June 2008:- Slegs die toegang tot Hoofpad 191 (Paarl / Ou Tol) gebruik sal word by log km 26,99 en te wysig na n standaard wydte van 6,8 m en geskikte radiuses van 12 m, met n permanente en vaste oppervlak by die klokmond; Geen ander vorm van besigheid op die perseel toegelaat sal word sonder die skriftelike toestemming van die Distrikspadingenieur Paarl nie; Geen advertensies of enige tekens wat sigbaar is van die geproklameerde pad op te rig nie, sonder die nodige skriftelike uitklaring van die Distrikspadingenieur Paarl te bekom voor oprigting, dit geld ook vir kontrakteurs wat op die perseel werksaam is; Die voorafgaande goedkeuring is slegs van toepassing op hierdie aansoek en verleen nie vrystelling van enige ander Wet, Ordonnansie of Regulasie nie. No change to the existing entrances are proposed. No new accesses. Sufficient existing formal parking for visitors on site. External access to the new manager s house, refurbished Huguenot cottages and farm related store/outbuilding (see SDP) could have alternative access from existing excess from Divisional road 5619 (Middagkrans road) which enter the estate on the south western corner of the site. Internally the existing gravel roads will be used to access the new facilities. Provision is made for 10 parking bays at the 4 Huguenot cottages. 27

28 EXISTING ROAD NETWORK TO SUBJECT PROPERTY:- MR 191 (R45 PAARL / OU TOL) AND OP 5619 (MIDDAGKRANS ROAD) VIA OP

29 Direction Franschoek Direction Villiersdorp 9. FORWARD PLANNING 1. Stellenbosch Municipality s Spatial Development Framework:- The application complies with the Spatial Development Framework of Stellenbosch Municipality. Franschoek is an administrative and agricultural service center that has become popular as a destination for upmarket tourism and cuisine. Tourism that reinforces the municipality s sense of place (e.g. agri-tourism, wine tourism and eco-tourism) should be encouraged on rural land outside the urban edge. Variety in the region s tourism should be preserved rather than focus on one unique resource (e.g. wine tourism), but attractions must remain appropriate to the region s tourism themes. Restaurants, wine tasting and holiday accommodation should be encouraged, but must be within the parameters of the rural housing guidelines and provincial resort guidelines. Agri-tourism should be promoted where such activities are not detrimental to the primary agricultural activities and the general environment, and where such activities make a sustainable contribution to agricultural activities. Tourism plays an important role in the development of the region. Certain agricultural areas lend themselves to development, such as areas of natural recreation facilities e.g. rivers, which allow opportunities for boating or birding. At the same time, a balance between conservation and development must remain the overarching goal. The scale and type of development must compliment the aesthetic qualities of the environment. 29

30 2. Stellenbosch Municipality s IDP:- The proposed extension of the resort, rezoning and consent use is in accordance with the IDP as it seeks to optimize tourism and economic development within the appropriate zone. 3. Western Cape Provincial Spatial Development Framework:- One of the primary points of departure of the Western Cape s PSDF is that new development rights should be approved or refused according to the principle of sustainability developments must not be to the detriment of elements of nature or mankind. The Western Cape s natural environment is unique and both the natural environment and the pattern of human-made rural and agricultural development must be protected and preferably enhanced. There is a need to increase access to tourism opportunities, create jobs and increase economic participation. The PSDF recognizes that Intensive Agricultural areas offer opportunities for low impact recreational and tourist activities. Priority should be given to the re-use of previously developed sites in preference to greenfield sites. To diversify the Western Cape s rural economic base into the tourism and recreation sectors, and develop these sectors on a sustainable and equitable basis; and To offer a range of appropriate nature, cultural and agri-based rural tourism facilities, and recreational opportunities across the rural landscape. Whiles tourist and recreational facilities should be accommodated across the rural landscape the nature and scale of the facility provided needs to be closely aligned with the environmental characteristics of the local context. Environmentally sensitive areas should be avoided, and the placement of facilities and activities should be informed by a landscape assessment. 4. Western Cape Integrated Tourism Development Framework: - The Western Cape has the strongest tourism products in South Africa. Agri tourism is a key objective because of the beautiful natural environment. More tourists want to see the country-side and participate in diverse and unique activities. Tourists are interested the region and its products:- for example wine and the history. 5. Resort zone policy Holiday resorts refer to developments that provide short-term rental accommodation and opportunities for recreational activities. This form of development is mostly accommodated in terms of the Section 8 Scheme through a Resort zoning. However, this zone was being used to create de facto residential developments where these would not normally be allowed, and thus the PGWC published a comprehensive set of guidelines to assist municipalities and developers in formulating and assessing applications for resort developments. A critical aspect of these guidelines is the requirement that a resort zone may only be attached to a specific resource (i.e. that element that provides the recreational opportunity). A resource is then described as:- A natural feature that includes physical amenity (e.g. beach, hot spring, river); and/or An existing, established, man-made feature (historic homestead, rock art); and A property of such a nature that it is advantageously distinguishable from surrounding properties; and 30

31 Of high enough value, that holiday makers want to travel to it from afar and spend more than one day there; and Accessible for the benefit of the general public; and Inseparable from the proposed resort to the extent that the permanence of access from the resort to the resource can be guaranteed. Whereas these guidelines are clearly intended to curb inappropriate township-type development by not allowing for holiday housing outside urban edges, it would seem that it is also restrictive with regard to the provision of bona fide short-term rental accommodation for so-called agritourism in rural areas by not recognizing farms and farming as a potential resource. It is however understood that the provincial government, which considers all resort zone applications, will give consideration to the cultural landscape as a resource. If this cannot be achieved, farm owners have to accommodate rental accommodation within the additional dwelling units. The difficulty in achieving resort zonings has also resulted in landowners opting for other mechanisms to achieve either holiday accommodation or holiday housing through, for instance, open space and conservation zonings which does allow for such development, including subdivision in some instances. The aim would be to protect the character of rural areas, to promote densification of urban settlements, to protect natural resources and processes, to ensure the continued viability of agriculture and create efficient settlement patterns with regard to services and transport. Thus, in principle, it should be agreed, in line with provincial and district policies, that units which could be individually alienated or separately allotted to individuals (i.e. holiday housing) should be strictly controlled outside of urban areas. The PGWC suggest that this is best achieved by controlling the fragmentation of ownership or limiting the unit sizes (PGWC, 2005) and the guidelines then set requirements in this regard. It should also be acknowledged that bona fide short term holiday accommodation, in combination with additional dwelling units on agricultural land and farmworker housing, could have a negative impact on the rural character of an area if the location, built form and numbers are not controlled, to the extent that it could also impact on livelihoods of residents in the area. In addition, it should be acknowledged that the various forms of residential units, including farmworker housing, can overtime be used for different purposes (e.g. permanent occupation by residents not involved in farming, or as chalets for short term rental) without the municipality being able to control such uses effectively. Density of dwelling units:- Thus a solution to the control of low density residential uses in rural areas, (including farmworker housing, additional dwelling units, estate housing and holiday accommodation), could be to set an overall density according to the carrying capacity of a specific area and/or landscape, in addition to the requirements which control the built form, servicing and location of residential development. Such a density should be based on the existing settlement pattern, reasonable requirements for farmworker housing (this will vary according to predominant agricultural types), reasonable projections of requirements for resort/holiday accommodation and availability of services and should ideally be determined as part of landscape assessment. This density should be set as Council policy as part of the SDF, which should be reviewed regularly to ensure appropriateness. The policy will then be used in the assessment of different types of applications for residential development (including holiday accommodation and houses). The table below sets out the density guidelines for resort zones as per PGWC resort guidelines, which should be used to inform overall density policies as described above. 31

32 Generalized visual carrying capacity Maximum permitted number of units Landscape type Short term rental accommodation units Units that can be individually alienated /separately allotted to individuals High medium Mountains and hills 1 unit per 10 ha 1 unit per 20 ha Low Plains 1 unit per 50 ha 1 unit per 100ha Locational Considerations:- In addition to the control of the number of dwelling units in a given area, as well as the locational considerations, the following are critical considerations for the locations of resort developments:- Planning policies, The availability of a resource, and Environmental opportunities and constraints. In addition, applications in the following areas require careful consideration, and are subject to certain requirements:- Core areas and ecological corridors, Areas outside of urban edges, in general Buffer and Transition Areas, and Areas adjacent to urban edges. Additional criteria for resort development set by the PGWC:- A proposed development should not have a negative impact on a resource There must be the need for overnight accommodation in the area There must be an inseparable link between the resource and the proposed resort The resource must be stable and well-established The establishment of a resource under false pretenses, or contrary to acceptable carrying capacity should be avoided Farmworker housing can only be considered if the last legal occupant consents to the development and the cottages are linked to a valid resource. Applicants must demonstrate the linkage between the resource and the proposed resort. The resource must be unique Carrying capacity (threshold) must be given due consideration Units should be clustered in nodes If a resource is attached to more than one property, and a resort is proposed, such properties may consider entering into a legally binding agreement. Scale, architectural, service and design guidelines:- The following guidelines are put forward by the PGWC Resort Guidelines:- Resort Zone without holiday housing consent Resort Zone outside urban edges Maximum unit size floor space 120m 2 120m 2 Maximum number of Single storey only Single storey only storeys Building height 6,5m 6,5m Individual exclusive use rea N/a 250m 2 32

33 Maximum floor area recommended for other buildings associated with resorts:- Floor area Rooms per unit B&B 350m 2 Maximum 5 Farm stalls 100m 2 Business shops 150m 2 Business restaurants 150m SERVICES Water:- Drinking water is abstracted from a natural spring from where water is pumped to gravity and stored in JOJO tanks l/hour pumped to l holding tanks which will resupplied to facility via pressure pump. Hot water system will be upgraded to solar system and gas geysers shared in a ring main hot water provided by central heat pump system. All water from roofs will be collected and stored in underground water tanks for irrigation purposes. Water for domestic use will comply with the SANS 241: 2005 guidelines for drinking water (edition 6). Regular monitoring done to ensure compliance Refuse disposal:- La Petite Ferme implemented strict recycling procedures for all garbage: - Glass; Paper; Tins; and Compost. General waste produced by die development is separated at source into glass, paper, plastic, organic waste and small component of non-recyclable waste. The separated waste is taken once a week by vehicle to Municipal site and delivered to recyclers while the unrecyclable are disposed of at the municipal tip. No waste is thus disposed of to land Electricity Supply:- The supply of bulk electricity to the existing development consists of a pole mounted transformer which is connected to Eskom s 11kV overhead line by means of an underground cable. The upgrading of the electrical infrastructure to accommodate the construction of the additional facilities will involve the following:- Establishment of a new 11kV point of supply on a 6 m X 4 m site insdie the property boundary at a point directly opposite the existing connection to Eskom s overhead line. Eskom will install on this site an oudoor Ring Main Unit and a metering unit which will be connected to their network by menas of an underground cable. 33

34 The user s substation will be established directly opposite the new Eskom site and will consist of the following:- 11kV outdoor Ring Main Unit 315 KVA 11000/420V DYN 11 ground mounted distribution transformer. Outdoor 400kVA 400V Diesel powered standby generator in a weaterproof enclosure. The generator set will be fitted with an automatic changeover facility to provide electricity to the user s network in the event of mains failure. Ground mounted 400V Main Distribution Board in a weatherproof enclosure. Low Voltage supply cables will be laid underground from the Main Distribution Board in the user s substation to the existing restaurant and manor house complex and to the buidlings forming part of the new tourist facility, managers house and farm outbuidlings. Completion of the Eskom and the user s substation and the installation of the new cable network will allow the disconnection and removal from site fo the existing 200kVA pole mounted transformer and metering kiosk located near the restaurant. Positions on SDP. Information from AH Morris, project Electrical consultant. La Petite Ferme will look at all means possible to generate and or to safe energy:- Low energy bulbs; Solar panels; and Solar hot water geysers. No structure will be built within 9 meter of any overhead power line Sewage Disposal: - EXISTING DUAL FACILITY FOR UPGRADE The existing facility is a BioSub Sewage Treatment System. The system will be upgraded and moved to the south western cadastral boundary of subject property. The BioSub sewage treatment plant is a submerged bio-contractor that utilizes the treatment capability of natural organisms to treat general household sewage to a treated effluent quality that meets the requirements of the Department of Water Affaris for the relase of such treated effluent back into the environment. (see attached engineering report as Annexure H for more detail) 34