PUBLIC PARTICIPATION

Transcription

1 PUBLIC PARTICIPATION 1. PUBLIC PARTICIPATION PROCESS Public participation is the involvement of all parties who potentially have an interest in a development or project, or may be affected by it. The principal objective of public participation in an Environmental Impact Assessment process, in particular this Basic Assessment, is to inform and enrich decision-making. GENERIC PUBLIC PARTICIPATION PROCESS SHOWING STEPS WHERE INTERESTED AND AFFECTED PARTIES CAN BE INVOLVED 1

2 2. PROCESS FOLLOWED TO DATE A Notice of Intent to Develop was submitted to the Department of Environmental Affairs and Development Planning on the 8 th of July Heritage Western Cape reviewed the NID during the period of 8 th of August to 14 th of August Specialist studies, including a Visual Impact Assessment, Soil Assessment, Agricultural Economic Assessment, Market Demand Analysis and Heritage Impact Assessment; as well as Civil and Electrical Services Assessments, and a Traffic Impact Assessment, were completed during the period of July 2016 to February The first Draft Basic Assessment Report was drafted and made available to the relevant commenting authorities and to the general public. The Basic Assessment application was submitted to the Department of Environmental Affairs and Development Planning on the 10 th of November Background Information Documents were hand delivered to residents and businesses within a 100m radius of the property boundary where the proposed activity is proposed to take place. Notification letters were sent via registered post to neighbouring land owners, potentially affected state departments, NGO s and commenting authorities. The first Draft Basic Assessment Environmental Impact Assessment Report was delivered to the relevant authorities and was made available at the local public library in Paarl for public review. The following process was undertaken to facilitate the initial 30 day Public Participation Period, which commenced on 8 th of November to 12 th of December The second public participation period will run from 7 April 2017 to 15 May Site notice To inform surrounding communities and immediately adjacent landowners of the proposed development, one set (one Afrikaans and one English) of site notices were erected on site at visible and accessible locations close to the site on 8 th of November Notice boards was fixed at the site of activity. The site notices were placed beside the entrance to the property, accessed from Optenhorst Street. One site notice was placed on either side of the entrance road to the property. 2.2 Direct notification of identified I&APs Identified I&APs, including key stakeholders representing the following sectors, were directly informed of the proposed development by post on 9 November Local Authorities Provincial Authorities Service providers Ward Councillors 2

3 Non-governmental organizations, and Directly adjacent landowners. 2.3 Hand-delivered notifications Letters were hand-delivered to adjacent landowners within 100 meters of Erf 9209 on 8 November 2016 to notify and inform them of the proposed project. 2.4 Concerns raised by I&APs I&APs registered by completing registration forms and forwarding comments by , fax, post and telephonically. Comments received from I&APs are captured on a stakeholder database, acknowledged by personal letters and forwarded to the relevant environmental specialists for consideration. 1. COMMENT AND RESPONSE REPORT Comments and issues of concern contributed by I&APs were listed, along with the I&APs name and means of communication in the Comment and Report. 2. CONCLUSION The most significant concerns to be raised by I&APs will be summarised here as a conclusion to the Public Participation section: I&APs to respond and who are most likely to be affected by the proposed development are: Directly adjacent neighbours Provincial Authorities 3

4 Issues / comment raised by: Date Means of communication Mr Pieter Burger 8 November Paarl need housing urgently. This will only be of great value. Good luck!! Dear Mr Burger, thank you for your interest and comment in the above mentioned proposed development. Mr Jan & Mrs Miemie van Schoor 10 November Wil graag uitleg sien en op hoogte gehou word van die ontwikkeling. Huurders en hoogte van woonstelle is moontlik n probleem? Dear Mr Jan and Mrs Miemie van Schoor, thank you for your interest and comment in the above mentioned proposed development. GNEC will inform you of future progress with regards to the proposed development. Mr. A. A. Viljoen 10 November I object to the proposal. Too many vacant space in Paarl. Negative impact on Paarl s character. Dear Mr Viljoen. Thank you for your interest and comment in the above mentioned proposed development. An important objective of the proposed development is to retain the character of Paarl and incorporate elements unique to the town of Paarl into the design and layout of the proposed development. Therefore, the proposed 4

5 development will enhance the character the town of Paarl, and not lead to the degradation of the character of the town. Please refer to Addendum D for the layouts and landscaping plan of the proposed development. Môre Carina Dankie vir die aanwysing. Mr. F.J. Coetzee 14 November In my persoonlike hoedanigheid maak ek beswaar teen die voortgaan van die ontwikkeling ( en ek sal dit later aanvul, nadat ek al die feite het ) na opklaring van n paar spesifieke sake: 1) Ek merk daar is n steeg tussen die suidelike grens van die ontwikkeling en die noordekant van die bestaande Vrede ontwikkeling ( u erwe 8-19 ) i) Hoe breed is die steeg? ii) Dit is nie n groen gordel nie maar lyk meer na n diens gang om onderhoud werk aan die sekuriteitsheining te kan doen indien nodig.? iii) Wat word beoog in die steeg byv. plante, indien enige? iv) Aan die noordekant van die Vrede ontwikkeling is n elektriese heining. (erwe 1-8). Wat is aan die suidekant van erwe 1-19 voor die steeg? v) Is daar n steenmuur en indien wel hoe hoog is dit? Of word iets anders beplan. 2) Is daar voorskrifte mbt die hoogte ( verdiepings) van die voorgestelde eiendomme 8-19 en ? 3) Wanneer word beoog gaan daar met die ontwikkeling begin word? Wanneer is dit klaar? 4) Word die ontwikkeling in fases gedoen en indien wel met watter fase word begin (en wanneer) en watter een geëindig.? 5) Welke sekuriteit word beoog tydens die ontwikkeling en daarna.? Word die wooneenhede deel bedien met aparte toegang en sekuriteitshek/ke.? 6) Watter planne word beoog en is in plek om i) ongewensde gaste, insluitende nagslapers, by die wooneenhede, kantoorblok en inkopie sentrum te beheer en te verhoed. ii) Lawaai en stof vir die pas voltooide Vrede ontwikkeling te bekamp en te verhoed. Soos u weet is ons pas deur 3jaar woon midde in n bouperseel en die meeste bewoners wil nie weer daaraan blootgestel word nie. Noteer asb my beswaar en erken ontvangs daarvan. Die uwe Dear Mr Coetzee, thank you for your interest and comment in the above mentioned proposed development. 5

6 1. i) Residential units adjacent to Vrede Estate are widely spaced and a 6m wide no-build buffer will be established along that boundary, to allow views through, providing increased visual permeability; it is also referred to as a planted garden reserve. ii) Residential units adjacent to Vrede Estate are widely spaced and a 6m wide no-build buffer will be established along that boundary, to allow views through, providing increased visual permeability; it is also referred to as a planted garden reserve. Please note that this is not a service road. iii) Vegetation will be planted along the planted garden reserve. The garden reserve will be located in the Optenhorst erven, therefore trees and shrubs will be planted and the result will be a planted garden reserve. iv) Clearvu fencing will be the material used for fencing between Vrede Estate and Erf 9209, as well as a planted garden reserve. v) The proposed development does not entail a wall along the southern boundary of the property, Clearvu fencing will be used to fence off the Optenhorst development, as well as a planted garden reserve. 2. The heights of the buildings specified will be double storey. 3. Construction of the proposed development will commence after environmental authorisation have been granted by the Department of Environmental Affairs and Development Planning. Please note that the Basic Assessment process will extend until November The phases of the construction of the proposed development has not yet been determined. 5. Security will be an important priority as part of the proposed development. Therefore security booms will be located at the entrance to the residential houses. Furthermore, security will be located at the entrances to the retail and office sections. 6. i) This is the responsibility of the owner of the shopping centre. ii) Please note that strict guidelines with regards to the construction phase has been stipulated in the Environmental Management Programme (EMP) in order to minimise adverse impacts on the environment and surrounding citizens. The contractors are therefore required to follow these guidelines. Ms. Chantel Botha 14 November Reference Number: DEA&DP Reference Number: 16/3/3/6/7/1/B3/28/1202/16 I would like to register as an Affected party of the Optenhorst Mall development. We strongly oppose any development directly adjacent to the Vrede Residential Estate (Sanddrift Street). We bought the property because we fell in love with the view of the vineyards. Our house is right on the perimeter of the estate overlooking the vineyards. 6

7 At the time when we bought our property, we specifically inquired about the vineyard next to the perimeter fence. The developer of the Vrede Estate (which is the same Developer as the developer of the Optenhorst Mall) indicated that no plans to develop that area existed. Please note the following: 1. We will no longer have our current view of the vineyards. 2. There is only a palisade fence no privacy if houses and flats are build right next to us. 3. When you look out of our second story window and balcony, you will look staight down onto the property of any person living on the other side of the fenceonce again no privacy. 4. The discomfort of dust pollution and construction noise during the building period, is a violation of the peace and quietness of the neighbourhood. 5. Every person living next to the new proposed development is against the project. The Home Owners Association of Vrede already submitted a complaint. 6. As far as I know, there was no neighbourhood engagement, getting inputs from the residents in the area. 7. We paid more for a property with a view on the perimeter of the estate than the units in the middle what will happen to the value of our properties when you take the view away? I trust that you consider all above in finding a solution that benefits all parties. Regards Chantel Botha Pierre en Chantel Botha Trust Vrede 63 Sanddrift Street Paarl Dear Ms Botha, thank you for your interest and comment in the above mentioned proposed development. 1. It should be noted that a 6 m planted garden reserve will be located along the southern border of Erf The planted garden reserve will provide greenery to the residents of Vrede Estate. Furthermore, building lines on new erven will ensure that house placement facilitates the requirement of current views from Vrede Estate. 7

8 2. The border between Vrede Estate and Erf 9209 will not only entail a palisade fence, but will include a planted garden reserve. This will ensure privacy to all parties involved. 3. Thought was put into the layout of the proposed development with regards to privacy and surrounding views. The proposed development layout therefore incorporates the aesthetic around the rural landscape. Furthermore more than 25 percent of Erf 9209 will remain as green pockets, thereby incorporating the value of green space, as well as the privacy of all stakeholders involved. A green belt (planted garden reserve) between the Vrede Estate and proposed Optenhorst development will provide privacy to all involved parties, therefore privacy should not be a cause for concern. 4. Strict guidelines with regards to construction activities was set out in the Environmental Management Programme (EMPr). Contractors will therefore have to comply with these guidelines during the construction phase of the proposed development. 5. Noted. 6. The Public Participation Process followed as part of the Basic Assessment application is created in order to receive input from the society. Therefore, an opportunity was created for neighbouring residents to provide input with regards to the proposed development. 7. Views of the surrounding landscape will still remain as part of the proposed development. Furthermore, a 6 m wide planted garden reserve will also be located along the southern border of Erf 9209 which will provide greenery to the residents of both Optenhorst and Vrede Estate. Portions of green pockets will also remain on Erf Ms Jacolien Prinsloo 15 November Proposed Optenhorst Mall Re: Comments Good day, I currently live/own property in Olyfbos round the corner from where the Mall is going to be. I noticed that there are also plans for residential development. I welcome the development and hope that this pre-development process could perhaps assist in the reduction of heavy vehicles travelling in both directions in the Main Road. It is going to be very disturbing for residents to listen to what I listen to every day and especially every night Extremely heavy-vehicles travel into Paarl and turn into/down Optenhorts towards the river. It never becomes quite at night. Perhaps Drakenstein can regulate the heavy Vehicle past Paarl on the Wellington Road. 8

9 If is at all possible to ban the heavy-vehicles from traveling trough this to be increased residential area via the Main Road, it would be wonderful. This is one aspect that seriously impacts on the quality of living in this area. May I also have the details of the residential development, I would like to consider a property investment. Kind regards Jacolien Prinsloo. Dear Ms Prinsloo, thank you for your interest and comment in the above mentioned proposed development. Main Road is a Class 3 District Distributer with a 60 km/hour posted speed limit and serves as an important transportation spine through Paarl linking Southern and Northern Paarl. Furthermore, Optenhorst Street is also a Class 3 Distributor and serves as an important link between Main Road and Berg River Boulevard. Optenhorst Street also connects Paarl West to Paarl East. Both Optenhorst Street and Main Road are therefore important linkage roads in Paarl and traffic on these roads cannot be diverted. The circle which is proposed at the entrance to the proposed development from Optenhorst Street will however decrease the speed at which vehicles can travel on Optenhorst Street which will be to the benefit of society as a whole. Mr GJP Kriel 16 November Die plaas (Erf 9209) is binne woonbuurte en by skole geleë. Nou wil eienaar met baie verskonings maar eintlik nie meer lus vir boer nie dit omskep in besigheids area ter wille van groot finansiële voordele vir hom. Geslagte lank is hier winsgewend geboer nou moet ons inwoners skielik ter wille van hom in sakegebied woon, nog n Mall! Asseblief nee. Verkeer in die omgewing is reeds onhanteerbaar versadig, nou nog honderde motors. Onhanteerbaar! Malligheid. Dear Mr Kriel, thank you for your interest and comment in the above mentioned proposed development. Please note that the proposed development not only entails a commercial section, but that 92 residential units, including 36 single residential units, 48 semi-detached mews, and 8 labour houses, are proposed as part of the development, which addresses the housing need experienced in Paarl. Furthermore, the fact that Erf 9209 is located within the urban edge of Paarl and is surrounded by existing urban developments, indicates that the proposed development will be in-line with surrounding land-uses. The fact that the property is located in close proximity to schools and residential suburbs emphasises the suitability of the development to take place on the proposed property. Dr Marco Kogels 16 November

10 My house, a double storey with balcony, is situated on the border of the proposed project. Any flat or double storey house would quite obviously take away my view of the mountain and thus decrease my property value. The selling point of Mr Carstens was of course the beautiful views and the mountain in (2012). I therefore strongly object to the current plans. Dear Dr Kogels. Thank you for your interest and comment in the above mentioned proposed development. Views of the surrounding landscape was considered during the design phase of the proposed development. Therefore, the aim of the proposed layout is to retain aesthetic views of the surrounding environment. Furthermore, it should be noted that the planted garden reserve will ensure that Vrede Residents retain their view of the surrounding landscapes. Alana Duffel-Canham 18 November Dear Ms Nel RE: Proposed development of Optenhorst Mall, office spaces and residential development on the remainder of Erf 9209, Paarl 1 st Draft Basic Assessment Report. DEA&DP Ref: 16/3/3/6/7/1/B3/28/1202/16 Cape Nature would like to thank you for the opportunity to comment on this application and would like to make the following comments: 1. Historically, the proposed development was covered by Swartland Granite Renosterveld, which is a Critically Endangered ecosystem. The site has however,been entirely transformed by agricultural activities (mostly vineyards) and there is no significant natural vegetation remaining on the site. In addition, there are no natural freshwater features on the site. 2. CapeNature does not object to the proposed development provided that capacity of all services (for example waste removal, sewage treatment, water etc.) is confirmed. 3. The development of the site will result in additional hardening of the catchment and runoff from the site will increase, therefore consideration of flooding and whether the existing and proposed infrastructure to manage stormwater will be adequate is of high importance. 4. Note that the loss of this agricultural land must not lead to the clearing of indigenous vegetation elsewhere. CapeNature reserves the right to revise initial comments and request further information based on any additional information that may be received. 10

11 Yours sincerely Alana Duffel-Canham For: Manager (Scientific Services) Dear Ms Duffel-Canham, thank you for your interest and comment in the above mentioned proposed development. 1. Noted and Acknowledged. The entirety of the property have been transformed from natural to cultivated as part of the farming of table grapes. 2. Noted and Acknowledged. Please note that confirmation of service capacity from Drakenstein Municipality will be included in the Final BAR. 3. Noted and Acknowledged. A dam is located on the south eastern portion of the property which will serve the purpose of a retention pond during times of flooding. Drakenstein Municipality indicated that there is an existing 600 mm diameter external stormwater pipeline located along the southern boundary of the site. The existing pipeline is located inside the boundary of the site and was incorporated into the proposed development plan. It is envisaged that the site s stormwater designs will consist of a combination of dry swales and underground piping and culverts. The proposed underground drainage system will be designed to accommodate the 1:2 year storm event. All attenuation facilities, swales and open canals will be designed for the 1:50 year storm event. The bulk earthworks design as well as the layout must also ensure that the 1:100 year storm event will flow towards the proposed detention pond and not damage downstream properties. Purification and attenuation of the development s stormwater runoff will be accomplished in the proposed detention pond located in the eastern section of the site. The required storage volume is approximately 1540m³. Drainage routes will direct the 1:50 year storm event towards the detention pond. After attenuation and purification, it is proposed that the detention pond outlet connects to the existing stormwater network. It is proposed that the stormwater connection is to the existing 600 mm diameter stormwater pipeline, located along the southern boundary of the site. 4. Noted and Acknowledged. Mr. A.J.F. van Niekerk 21 November Need to be involved and need to be considered in process. Dear Mr van Niekerk. Thank you for your interest and comment in the above mentioned proposed development. GNEC will inform you about future progress with regards to the proposed development. 11

12 Mr. M.A. Taylor 21 November We wish to strongly object to the development. Our concern is with a massive increase in traffic, in an already very busy street. We understand that many of our neighbours share similar and other concerns. We are also concerned about our property devaluation. Dear Mr Taylor, thank you for your interest and comment in the above mentioned proposed development. The Traffic Impact Assessment concluded that the road network can accommodate the proposed development without major road improvements. It is therefore recommended by the transport engineer that the proposed development to be approved. Mr P Minnaar & Dr L Minnaar 22 November Re: Written comments and response from Mr P Minnaar and Dr L Minnaar concerning the Notice of Environmental Impact Assessment Process for the Proposed Optenhorst Mall, Office Spaces and Residential Development of Remainder of Erf 9209, Paarl, Western Cape dated 8 November 2016 and Reference No: 16/3/3/6/7/1/B3/28/1202/16 Dear Ms Carina Nel, GNE Consultants, Drakenstein Municipality and other stakeholders / interested parties. Thank you for affording us the opportunity to participate in the 1 st public participation process concerning the above-mentioned development. There are a number of questions, concerns and comments, which we wish to raise, and which we hope you will place on record for us in the Comment and Report. We have copied and pasted certain sections from some of the relevant documents listed in the Addenda on your website (GNEC website) and inserted our comments in red (also underlined). ADDENDUM E Socio-Economic Impact Assessment Economic-Financial Perspective of Table Grape Production Potential as an Independent Farming Unit J Laubscher Page i A further factor that impact on the affordability of agricultural production in such circumstances is the relative high land prices. The effect of this factor is that it will be very difficult, if not impossible, for a potential buyer of Optenhorst farm to realise economic returns for farming. It is thus deduced that farming at Optenhorst will probably only be possible under the present ownership. This ownership has a culture and experience towards the production of table grapes and it is thus doubtful whether another enterprise / farming branch will be more successful under this production circumstances. OUR COMMENTS: 12

13 Have the farm owners considered and investigated the viability and possibility of replacing the table grape vines with wine grape vines? How sure are they that another enterprise / farming branch will be unsuccessful? For example, the cultivation of wine grapes requires far less financial expenditure than table grapes; cellar is not required; storage facilities are not required; less pruning; less irrigation; grapes are delivered directly to nearest co-operative cellar in Paarl. Page 4 Factors that may impede successful farming at Optenhorst are, inter alia, the following: An irrigation water shortage occurs periodically during the hot summer months due to the fact that the bore hole and small storage dam cannot deliver enough water in that peak period to cool down the grapes. OUR COMMENTS: If there is insufficient water to cool down the grapes and considering the present water shortage crisis, does Paarl have the capacity to supply an additional 300 living units, a shopping centre, and office block with potable water? Surely, the increased demand for water will place additional pressure on our already extremely limited water resources. In fact, the GLS Report confirms our concern in that on page 4 of the Preliminary Services Report it emphatically states that, However, the GLS Report is clear that the bulk supply and storage capacity for the supply area is not sufficient. A theft problem as far as produce is concerned, due to the fact that the farm is surrounded by residential areas. OUR COMMENTS: If theft is a problem due to surrounding residents, how will the grapes growing in the vineyards that have been earmarked to remain on the development, be protected from theft by the residents of 300 housing units living within a few metres from the vineyards? Further, in a report about theft from vineyards, which was published in the Paarl Post dated 14 February 2013, Mr Hein Carstens said that he would consider building a wall around the farm if the costs were not so high. Walls are seldom regarded as ideal theft deterrents, as thieves can jump over them easily and steal unseen. Perhaps Mr Carstens may wish to consider an alternative, such as security fencing panels constructed of high tensile steel. The tiny apertures (mm x mm) make it difficult to cut using wire or bolt cutters. Electrified strands are places on top of the panels. Securing our properties to keep criminals out is a huge inconvenience and capital overlay confronting all farmers and property owners in our country. Mr Carstens is not alone in this challenge / frustration. 13

14 Adjacent residential areas may restrict the efficient application of pesticides and certain fertilizers and thus impact negatively on out-put value. OUR COMMENTS: Can this be considered an accurate assertion, when (according to our knowledge) high quality table grapes have been produced on this farm for approximately 53 years? Yes, legislation does place limits on the quantities of pesticides and fertilizers that farmers may apply, but we have lived opposite Optenhorst farm for the past 16 years and have never been affected adversely by pesticides or fertilizers applied on the farm. The problem with fruit fly may be enhanced by the adjacent fruit trees in gardens of houses on surrounding residential areas due to possible inefficient control thereof. OUR COMMENTS: Has the number of gardens with fruit trees surrounding Optenhorst farm been counted and inspected to establish if fruit fly is indeed a threat to the table grapes grown on the farm? There are very view, if not zero fruit trees in the residential gardens in the immediate area surrounding the farm. 14

15 The possibility that the unit is too small to generate economic return for the farmer, mainly due to over-investment in equipment and other necessary infra structure as a result of the indivisibility of important input items. OUR COMMENTS: Could it not be asserted that the unit (farm) is too small to generate a profitable return for the farmer owing to the fact that the owner sold off a vast portion of their vineyards for the Vrede housing development in Sanddrift Street? As knowledgeable and experienced farmers, surely they knew that farming on the remaining portion of the farm would not be economically viable. It is our perception that maximum financial gain is the primary priority and motive for this development. Soil Survey (Pages not numbered) Soil Survey Report of the Farm Optenhorst (Remainder of Erf 9209, Paarl) B Schloms None of the soils on farm Optenhorst has a clay content of more than 5% and thus have a low agricultural potential. OUR COMMENTS: How would the farm produce high quality, export table grapes over the past years if the soil has a low agricultural potential? This finding, although based on a soil analysis, is not sufficiently convincing. Findings that have emerged from research conducted by soil scientists show that any soil can be suitable for agricultural practices because the soil chemical profile can be changed / supplemented to suit the crop intended by for example the addition of the necessary chemicals, i.e. trace elements, macromolecules and limestone. The soil ph can also be adapted to suit agricultural cultivation. Irrigation practices can also be adopted to suit the soil type and crop intended. Sandy soil requires more frequent irrigation for short periods whereas soil with a clay content requires less frequent irrigation but for longer periods. ADDENDUM F Civil Engineering Services Report Element Consulting Engineers Page 4 Additional storage capacity at the Courtrai reservoirs and upgrades to the bulk supply pipeline are required in order to accommodate the proposed development s water demand. The 525 mm diameter bulk water pipeline, which supplies the Courtrai reservoirs with water, is in a bad state and needs to be repaired and upgraded in order to improve the reliability of the water supply. OUR COMMENTS: All these additional repairs upgrades and costs so that one / two individual people may benefit financially? At whose expense? Who will finance these repairs and upgrades? We, the residents, by means of increases in our municipal tariffs? 15

16 Page 6 Section 5.4 Solid waste collection The refuse compactor vehicle must have free access to the units in the development. If there is any obstruction, the owner or tenant is required to place the refuse bins on the kerbside no further than 20m from the nearest refuse truck access point. OUR COMMENTS: We would like to know the exact position where the refuse bins belonging to the development s 300 housing units, the shops and offices will be left for collection by the refuse removal workers / truck because it is stated that, only refuse bins at single title developments will be picked up individually. Page 8 Access Roads An engineer must be appointed as the traffic engineer to compile a Traffic Impact Assessment (TIA). OUR COMMENTS: This is a serious concern of ours. Optenhorst Street is an extremely busy road that carries large volumes of traffic each day. This is because it is the prescribed, designated route for heavy vehicles and other traffic to bypass the town centre of Paarl driving in a northerly direction to Paarl North, Windmeul, Wellington, and Malmesbury, and in the direction of Agter-Paarl through Stellenbosch, and naturally in the opposite direction too. In addition, it is also the main road linking residents from Paarl East to Paarl North and central Paarl. To ensure an accurate assessment of the present traffic situation in Optenhorst Street, we suggest that the traffic engineer pay special attention to the current traffic situation in Optenhorst Street between the hours of 7:00 am and 8:00 am, between 15:30 pm and 16:30 pm, and as from 13:00 pm on Fridays, particularly from the entrance to Optenhorst farm northwards towards Optenhorst Street s intersection with Main Street. The engineer will probably find, as we see it happen every morning, how impatient motorists who are trying to shortcut the traffic in Main Street, take the slipway from Main Street (in front of Autodrome Car Dealership) down Optenhorst Street, stop in the yellow line and then make extremely dangerous u-turns to drive back up towards the intersection of Optenhorst and Main Streets. In fact, there have already been three fatalities in Optenhorst Street over the past few years owing to motorists who use Optenhorst Street as a race track. We are extremely concerned about the (negative) impact that an additional 300 residential units (amounting to approximately 600 motorists, assuming each homeowner has two motor vehicles) will have on existing traffic. (Note: the Traffic Impact Assessment should not be conducted during December or the first two weeks of January 2017 owing to school holidays. The assessment will provide more accurate results if it is conducted from mid-january 2017). We wish to ask that the consultants / developers / municipality inform us in writing of any proposed or potential alterations to existing roads surrounding the proposed development, namely Main Street and Optenhorst Street, as early in this process as possible. ADDENDUM G BAR Basic Assessment Report in terms of the NEMA Environmental Impact Assessment Regulations,

17 SECTION A ACTIVITY INFORMATION 2) Project Description: (Page 7) All labourers currently residing on the property will be accommodated with new housing within the development. OUR COMMENTS: What measures will be put in place (and by whom) to prevent the labourers (gap housing) from haphazardly building onto their homes or erecting other structures on their properties that will detract from the envisaged heritage / rural / urban feel of the development? A section of vineyard will remain along the western border of the property which will create a rural-urban feeling to residents. OUR COMMENTS: Who will be responsible for maintaining the vineyards in respect of the irrigation, fertilizing, spraying, harvesting of the grapes and whatever other agricultural practices are required? What will be done with the grapes that are harvested assuming they are not stolen by the residents of the development? 4) Consideration of Alternatives (Page 10 Also referred to in Section E, Page 34 of the BAR document) Alternative 1 (Preferred Alternative) The preferred alternative for the proposed development include the development of a mall, office spaces and residential housing. OUR COMMENTS: We reject alternative 1 on the reasons we have provided in this document. Alternative 2 The second alternative for Erf 9209, is to only develop residential housing with required parking bays. The development of retail and office spaces will therefore not be part of the development. It should however be noted that the proposed layout of alternative two do not take the existing Cape Dutch Dwelling into account. Large scale changes will be made to the surrounding landscapes and the demolition of the existing Cape Dutch Dwelling will be inevitable. The impacts of alternative two on the Heritage of the surroundings will therefore be significant. Furthermore, alternative two would not be as economically sustainable, as the preferred alternative. OUR COMMENTS: 17

18 We reject alternative two on the reasons that it is not clear and not specified what is meant by large scale changes to the surrounding landscapes. Additional, specific information is required concerning alternative 2, specifically, why is the demolition of the residential dwelling ( Cape Dutch House ) inevitable for option 2? Why would alternative 2 not be economically sustainable? If the development proposed in alternative 1 can be designed around the existing Cape Dutch House, why can t the same be done in option 2? We question whether the existing house has any aesthetic / heritage value in any case. Alternative 3 (No-go Alternative) The third alternative for Erf 9209, is the no-go alternative. OUR COMMENTS: We are not entirely opposed to development on Optenhorst farm or in Paarl for that matter, provided that it fits in with and enhances the ethos, the unique historical heritage for which the Winelands is known throughout the world, namely Cape Dutch architecture and wine farming. Mr P Minnaar is a specialist wine researcher and Dr L Minnaar is an educational expert, and we attend wine conferences all over the world (France, Spain, Portugal, Austria, Romania) where we exchange knowledge with other delegated. When we tell them we are from Paarl / the Winelands of South Africa, they pay us compliments and want to visit. We are proud of this town and its people, and what they stand for. This proposed development, as it presently exists, does nothing to support / enhance / promote the international image and renown of Paarl and the Winelands. It contributes little to the unique charm and character of this town. It is just another shopping centre with the added eyesore of a high-density housing development. There are hundreds of them in existence. We wish to suggest two further alternatives: Alternative 4: The farm owners could plant wine grapes and deliver the harvest to a nearby co-op cellar. Costs could be reduced as there would be on need for a cellar or a cooling facility. The farm could continue providing the community / farm labourers with job opportunities. The farmhouse could be kept. Shiraz grape vines are very suited to Paarl climatic and soil conditions. Alternative 5: We are of the opinion that the farm is situated perfectly for a boutique winery with a tasting room and perhaps even an upmarket restaurant or similar facility, such as Spice Route and Fairview in the Agter- Paarl area, which are packed with tourists and locals alike over weekends. The view of the Drakenstein, Franschhoek and Paarl Mountains from Optenhorst farm is unrivalled in its scenic beauty and could be used as a unique marketing feature. Few such places actually exist in the centre of Paarl itself and we are sure basic market research will confirm that there is a need for such an enterprise. If marketed correctly, it will attract locals as well as international 18

19 tourists willing to spend their foreign currency in this town. Costs could also be reduced because there would not be a need for a cooling facility. The farmhouse could still be restored and utilised. Such a development would still provide ample employment opportunities for the local community. SECTION B DESCRIPTION OF RECEIVING ENVIRONMENT 7) LAND USE CHARACTER OF SURROUNDING AREA (Page 21) OUR COMMENTS: In the table (page 21), the section Tourism and Hospitality Facility has been crossed out. To the best of our knowledge there is a Tourism and Hospitality Facility in the form of a guest house, the Handfull of Herbs 20 Optenhorst Street. Considering this, the section Tourism and Hospitality Facility should not be crossed out. We are also of the opinion that neither the section Mountain, Koppie or Ridge nor Nature Conservation Area should be crossed out, owing to the fact that Optenhorst farm is situated on a slope towards a mountain, the top of which is a nature conservation area. Guinea fowl and other birds forage on the farm and birds prey (owls and gymnogenes) hunt for prey in the vineyards. All of these are on, or within close proximity, to the development site. SECTION D NEED AND DESIRABILITY (Page 28) Strategic objectives are as follows: Objective 5: Conserve and strengthen the sense of important natural, cultural and productive landscapes, artefacts and buildings. OUR COMMENTS: We totally disagree that the proposed development will achieve this objective. In fact, it contradicts this objective because it alters the natural, cultural and productive landscapes. Objective 7: Conveniently locate urban activities and promote public and no motorised transport. OUR COMMENTS: We agree that the development will conveniently locate urban activities, but how will it promote public and no-motorised transport? It will have precisely the opposite effect with the increase in motor vehicles and traffic congestion. While on the topic of public transport, we would like to request that the consultants / developers kindly 19

20 point out to us the exact position where taxis will drop off and pick up the staff employed at the proposed development / shops / offices. As we all know, taxis stop where it is convenient for the taxi driver. We foresee that taxis will stop in Optenhorst Street within the yellow line in front of residents houses, blocking their entrances and exits. Objective 8: Protect biodiversity and agricultural resources. OUR COMMENTS: The proposed development stands in opposition to this objective and therefore does not achieve it. Objective 9: Minimise the consumption of scarce environmental resources, particularly water, fuel, building material, mineral resources, electricity and land. OUR COMMENTS: The proposed development stands in opposition to this objective (as discussed in previous sections) and therefore does not achieve it. The Drakenstein Municipality IDP is underpinned by 6 priorities for the term of office. These are: 1. To ensure the health and safety of communities in the Cape Winelands through the proactive prevention, mitigation, identification and management of environmental health, fire and disaster risks. OUR COMMENTS: The proposed development is not aligned with this priority since the emissions from exhausts of the increased traffic will pose a health risk in terms of air and noise pollution to surrounding residents (not only during operations but more so after completion of the development). The high density housing of 300 residential units increases the risk of fire and disaster and crime. The neighbouring land use of the proposed site can be characterised by retail, residential and working sectors. The neighbouring land use is therefore in line with the land use of the proposed development. Therefore, the development will not have a significant impact on people s health and wellbeing. OUR COMMENTS: As explained in the previous section above, this claim is inaccurate. 20

21 Noise (Page 31) There will be a permanent noise impact associated with the proposed development. During the construction phase of the proposed development noise will be experiences during the working hours of the day (e.g. 07:00 to 18:00). During the operational phase the noise impact will be similar to the current activities of the surrounding area and will therefore not have a significant impact. OUR COMMENTS: Sentences 1 and 3 contradict one another. How can it be said that there will not be a significant impact in the third sentence, when the first sentence of this section explicitly states that, There will be a permanent noise impact associated with the proposed development. This is precisely one of our most serious concerns. Thank you for confirming it to us. Traffic (Page 31) There will be construction vehicles moving to and from the proposed site during the construction phase of the development, however this will only be temporary until construction is complete. During the operational phase of the proposed development an increase in traffic is expected. OUR COMMENTS: The increase in traffic will be permanent after the completion of the proposed development, as discussed in previous sections. Economic (Page 32) The proposed development will have a positive economic impact on the town of Paarl, as well as the owner of the property. OUR COMMENTS: The person who will benefit most from the proposed development is the owner of the property and developer. Clearly, this cannot be claimed for the residents. The proposed development will have a negative economic impact on the value of residential properties directly surrounding the development, especially owing to the 300 high-density housing. We want proof, solid evidence from empirical studies that will prove to us that the value of property surrounding the proposed development will not decrease in value. FINAL COMMENTS: We reject Alternative 1 of the proposed residential, shopping and office development of Optenhorst farm (Remainder of Erf 9209, Paarl) and trust that all the authorities, stakeholders and interested parties will acknowledge our valid concerns. We look forward to a more carefully though through alternative proposal for a development 21

22 that the businesses and residents surrounding Optenhorst Farm will find more acceptable and agreeable one which does not have maximum financial gain for a select few as its primary priority, but rather the quality of the environment in which the people of Paarl must live, travel and work Mr P Minnaar & Dr L Minnaar Dear Mr P Minnaar & Dr L Minnaar. Thank you for your interest and comment in the above mentioned proposed development. 1. Various alternative land uses was considered for the proposed property. However, based on the conclusions made in the Socio-Economic Impact Assessment and Soil Survey, it was determined that agricultural purposes is not considered to be the best practice for the property. Furthermore, it should also be noted that the proximity of the property to schools and surrounding residential suburbs supports the development of residential, retail and office spaces to take place on the proposed property. 2. Please refer to Drakenstein Municipality: Civil Services comment which states that there is sufficient bulk capacity within the water supply to accommodate the proposed development. Furthermore, it was proposed that the existing bulk water supply infrastructure be upgraded, as these are in an already poor quality. 3. It should be noted that the retention of vineyards in the landscape buffer was given serious consideration. However, maintenance of table grapes is intensive and therefore such a small crop will not be viable over the long term. Therefore, it was proposed that the landscaping buffer along Main Road and Optenhorst Street be planted with Olive Trees. Furthemore, it should be noted that security will be an important priority of the proposed development. 4. Noted. The proposed property is not only located in a residential area, but is also located near a number of schools and hospitals. The effects of fertilizers on the youth and ill can be more adverse, than on healthy adults. 5. The specialist made use of the word may, therefore this is a hypothesis and is not a proven fact. This is regarded as a contributing factor and not the overall reason for the development. 6. The portion of vineyards that have historically been removed for the Vrede Estate is not big enough to have a substantial increase in economic return. Therefore the Vrede Estate development did not lead to the farming practices being less economic viable. 7. The soil survey concluded that the soils on Erf 9209 is not suitable for agricultural practices. Therefore, development on the property is favoured, instead of developing on soil that is more suitable for agricultural purposes. 8. Drakenstein Municipality: Civil Services confirmed that all upgrades required to service capacity will be the responsibility of the developer. 9. Two refuse rooms will be located at the entrance to the residential development area. The refuse of the residential section will therefore be kept in these refuse rooms. The refuse of the office and retail sections will be similarly collected from these sections, at locations that is not widely visible from both Optenhorst Street or Main Road. 22

23 10. A Traffic Impact Assessment (TIA) was conducted by ITS Engineers. The conclusion of the TIA was that the road network can accommodate the proposed development without major road improvements. Therefore, it is recommended by the transport engineer that the proposed development be approved. 11. Tenants living in the gap housing will not be allowed to build onto their dwellings. 12. It should be noted that the retention of vinryards in the landscape buffer was given serious consideration. However, maintenance of table grapes is intensive and therefore such a small crop will not be viable over the long term. Therefore, it was proposed that the landscaping buffer along Main Road and Optenhorst Street be planted with Olive Trees. 13. Noted and Acknowledged. 14. Noted and Acknowledged. The layout of alternative 2 does not incorporate the Cape Dutch Dwelling. However, changes can be made to the design of Alternative Noted and Acknowledged. The aim of the proposed development is not to subtract from the character of Paarl, but rather to incorporate the character of Paarl into the design of the proposed development. The alternatives suggested have been noted. However, the soil suitability of the property for agricultural practices is poor and therefore the proposed alternative 4 is rejected. The need for housing, office and retail space in Paarl is far greater than restaurants and wineries which are plentiful in town. Therefore, alternative 5 is rejected on this basis. Lastly, it should be noted that the proposed development is supported by the surrounding land-uses being mostly residential, with schools and hospitals also being in close proximity to the proposed property. 16. Noted and Acknowledged. Tourism and Hospitality Facility will be added to the section. However, Mountain, koppie or Ridge and Nature Conservation Area is not applicable to the proposed property. 17. Noted. The proposed development will incorporate the character of the town of Paarl and conserve the important cultural building on the property. 18. The proposed development will decrease the amount of motorised transport in the area. The retail and office sections will be in close proximity to the housing proposed on site, as well as to the surrounding neighbourhood. 19. Noted. The suitability of agricultural practices on the proposed property is of poor suitability which does not support agricultural practices. 20. Noted. The proposed development will result in densification and therefore the sustainable use of land. 21. The proposed development will result in a decrease in motorised transport which will be to the benefit of the environment. Furthermore, the amount of housing for the proposed development was decreased from 300 units to 94 units. Security will be an important aspect of the proposed development and crime will therefore not be a cause for concern. 22. The proposed property is situated within the existing urban area of Paarl and is surrounded by existing urban developments. 23. During the operational phase of the proposed development a permanent noise impact can be experienced. However, the impact will not be significant due to the fact the noise will be similar to those of the surrounding land uses. 24. Noted. 23

24 25. The proposed development will be to the benefit of the society of Paarl. There is a great need for residential, office and retail spaces in the town of Paarl. Therefore, the supply of residential, office and retail spaces as part of the proposed development will benefit the society of Paarl. 26. Noted and Acknowledged. Mrs L Ignjatović 1 December We will not be making any comments for or against the development. We will however follow the process until the EA is issued. Dear Ms Ignjatović, thank you for your interest and comment in the above mentioned proposed development. GNEC will inform you about future progress made with regards to the proposed development. Mr Hentius Barnard 5 December Coetzee Street is not suitable to carry more traffic. There is currently enough traffic with the hospitals and parking lots. Dear Mr Barnard. Thank you for your interest and comment in the above mentioned proposed development. The conclusion of the Traffic Impact Assessment (TIA) was that the road network can accommodate the proposed development without major road improvements. It should be noted that the access point from Coetzee Avenue will primarily be for the residential component of the development and the parking layout is designed to discourage commercial traffic from using this access. It should however be noted that the resurfacing of Coetzee Avenue is proposed in order to accommodate the increased traffic load. Mr O.J. Nel 5 December Objeksie teen inganspad na wooneenhede en winkelsentrum vanaf Coetzee laan. Verkeersdrukte en probleme by Coetzee laan en Berlyn straat gaan probleme gee. Daar is groot ongebruikte padskouer en sypaadjie in Optenhorstlaan. 24

25 Dear Mr Nel, thank you for your interest and comment in the above mentioned proposed development. The entrance from Optenhorst Street will be the primary entry point to the proposed development and will therefore accommodate the majority of the traffic. The entrance from Coetzee Street will be the Secondary access point and will therefore not accommodate large amounts of traffic. Daneel Brink with Zanddrift Home Owners 5 December Association ATTENTION: Carina Nel Addendum to the registration and comment sheet provided by Guillaume Nel Environmental Consultants for the proposed Optenhorst mall, office spaces and Residential development on remainder of Erf 9209, Paarl, Western Cape. On behalf of the Zanddrift Home Owners Association as an interrested and affected party of the proposed development we would like to draw your attention to the following comments to consider during the Basic Assessment process: 1. On the website ( there are two site development plans (SDP) on which clarification should be provided as to which one of the two is to be used as the final layout: i. Draft development framework, drawing number 5355 ii. Optenhorst 101 Site / site development plan, drawing number 1-01, revision 1 2. On the SDP (Optenhorst 101 Site, drawing number 1-01, revision 1) there is an illustration of phases, housing units and flat units. These drawings have no clearly Indicated reference as to their allocation within the proposed development. Please clarify, for example, where single storey, double storey and three storey buildings are to be located within the proposed development as it is unclear. 3. What is the motivation behind the decision to relocate the labourers to newly built houses (or gap housing as described) at the indicated areas on the above Mentioned SDP s? If the existing shed and labour houses are to be demolished, why not build new labour houses on the same area as the existing or along any of the other boundaries? 25

26 4. What measure of security, control and maintenance will be applied to the existing portions of green pockets to remain as indicated on the SDP (Optenhorst 101 Site, drawing number 1-01, revision 1), especially the park and dam greenspace located adjacent to the Zanddrift residences? The concern is that this space might become either dangerous if not controlled, i.e. children swimming or even drowning in the dam; or the green space being used for public picnics and parties where neighbours might be affected by noise and other pollution. Will these areas be described as public open space or private open space or will these spaces just be landscaped and not for public use? 5. A suggestion regarding the traffic flow of the extension of Coetzee Street into Pinotage Road as indicated on the SDP (Optenhorst 101 Site, drawing number 1-01, Revision 1) is to make a one-way road of the extension from the end part of Coetzee Street (where it is currently a dead-end) to the first security threshold next to the dam, flowing from Coetzee Street. This allows traffic within the development to rather exit to Optenhorst Street than into Coetzee Street where there is currently enough traffic with the hospitals and parking lots located at the end of Coetzee Street, as well as the nearby Noorder Paarl High School. Another suggestion is to move the above mentioned security threshold to the area where Coetzee Street ends and Pinotage Road starts. The main aim is to keep traffic and noise levels suitable for a residential area. We trust that you will take all the above mentioned items into careful consideration for the Basic Assessmenr Report and design process for the proposed development and will appreciate your feedback as soon as possible. Regards, Daneel Brink on behalf of Zanddrift Home Owners Association Dear Mr Brink, thank you for your interest and comment in the above mentioned proposed development. 1. Noted and Acknowledged. Please refer to Addendum D of the Second Draft BAR for the correct proposed layout. 2. The retail buildings for the proposed development will be single storey. The residential housing for the proposed development will be double storey buildings, while the office buildings will be three storeys, limited to 14 m in height. 3. The proposed layout aims to maximise the use of the property, therefore the proposed location for the gap housing was considered the best option. 4. It should be noted that security will be an important aspect of the proposed development. Therefore, security booms will be located to the entrance of the residential housing section. Furthermore, the green spaces will be maintained during the long run as this forms an important aspect of the proposed development. 26

27 5. The entrance from Optenhorst Street will be the primary entry point to the proposed development and will therefore accommodate the majority of the traffic. The entrance from Coetzee Street will be the Secondary access point and will therefore not accommodate large amounts of traffic. Mr Johan du Toit 6 December Very un-imaginitive layout plan with all erven to exactly the home orientation. See attached possible main road layout for consideration. There is no logical reason for new roads to follow the roads between the vines. Dear Mr du Toit, thank you for your interest and comment in the above mentioned proposed development. 27