Saldanha Bay SDF_Doc.pdf - FEWLB Nexus

URBAN DYNAMICS WESTERN CAPE INC. i

SALDANHA BAY SPATIAL DEVELOPMENT FRAMEWORK FEBRUARY 2011

(I) CONTENTS

(II) LIST OF PLANS

(III) FIGURES

(IV) TABLES

(V) ANNEXURES

(I) CONTENTS

SECTION A INTRODUCTIONINTRODUCTIONINTRODUCTIONINTRODUCTION

1. BACKGROUND .............................................................................................................. 1

1.1 The Spatial Development Framework (SDF) as a core component of an IDP ............................. 1

1.2 Western Cape Planning and Development Act ......................................................................... 2

1.3 General considerations .............................................................................................................. 3

1.4 General requirements ................................................................................................................ 3

1.5 Objectives of the document ...................................................................................................... 3

1.6 Study area ................................................................................................................................. 5

SECTION B THE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESS

2. PROCESS ....................................................................................................................... 6

2.1 Introduction .............................................................................................................................. 6

2.2 Planning Approach ................................................................................................................... 6

2.3 The Bio-regional Planning approach ......................................................................................... 8

2.3.1 The UNESCO “Man and Biosphere Programme” ......................................................... 9

2.4 The Planning process ................................................................................................................ 12

2.5 The Planning cycle ................................................................................................................... 15

2.6 Methodology ............................................................................................................................ 16

SECTION C SPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSIS

3. CONTEXTUAL ANALYSIS................................................................................................ 18

3.1 Historical Overview .................................................................................................................. 18

3.1.1 Saldanha .................................................................................................................... 18

3.1.2 Vredenburg ............................................................................................................... 19

3.1.3 St Helena Bay ............................................................................................................ 19

3.1.4 Langebaan ................................................................................................................. 19

3.1.5 Hopefield ................................................................................................................... 20

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3.1.6 Paternoster ................................................................................................................ 21

3.1.7 Jacobsbaai ................................................................................................................. 21

3.2 Legislative Context ................................................................................................................... 21

3.2.1 The Constitution, 1996 (Act 108 of 1996)................................................................. 22

3.2.2 Municipal Systems Act, 2000 (No 32 of 2000) .......................................................... 22

3.2.3 Western Cape Planning and Development Act, 1999 (Act 7 of 1999) ....................... 23

3.2.4 Land Use Management Bill ........................................................................................ 24

3.2.5 Land Use Planning Ordinance, 1985 (no. 15 of 1985) .............................................. 24

3.2.6 National Heritage Resources Act, 1999 (Act 25 of 1999) .......................................... 24

3.2.7 National Environmental Management Act, 1998 (Act 107 of 1998) .......................... 25

3.2.8 Environmental Conservation Act, 1989 (Act 73 of 1989) .......................................... 25

3.2.9 National Forests Act, 1998 (Act 84 of 1998) ............................................................. 26

3.2.10 National Water Act, 1998 (Act 36 of 1998) ............................................................... 26

3.2.11 Mountain Catchment Areas Act, 1970 (Act 63 of 1970) ........................................... 27

3.2.12 Conservation of Agricultural Resources Act, 1983 (Act 43 of 1983) .......................... 27

3.3 Spatial Planning Policy Context ................................................................................................ 28

3.3.1 Paternoster Urban Structure Plan .............................................................................. 29

3.3.2 Vredenburg – Saldanha and Environs Urban Structure Plan ....................................... 29

3.3.3 St Helena Bay Local Structure Plan ............................................................................ 30

3.3.4 Saldanha – Vredenburg Industrial Development Plan ................................................ 30

3.3.5 Saldanha Central Business Area Development Plan .................................................... 31

3.3.6 Vredenburg Central Business Area Development Plan ............................................... 31

3.3.7 Port of Saldanha: Port Development Framework Year 2000 ...................................... 32

3.3.8 Port of Saldanha: Development Framework Plan 2008.............................................. 33

3.3.9 Short Review of Existing Environmental Information ................................................. 36

3.3.10 Lower Berg River Sub-regional Structure Plan ............................................................ 36

3.3.11 Planning Review (summary): Saldanha Industrial Development Zone ........................ 37

3.3.12 Greater Saldanha Bay and Environment: Integrated Development Framework .......... 37

3.3.13 Langebaan Structure Plan .......................................................................................... 39

3.3.14 Urbanisation Strategy: An Urbanisation Strategy for the West Coast Region ............. 39

3.3.15 Towards a Coastal Zone Policy for the Western Cape ................................................ 40

3.3.16 West Coast Economic Development Strategy ............................................................ 42

3.3.17 West Coast Region Spatial Plan ................................................................................. 43

3.3.18 Bio-regional Planning Framework for the Western Cape Province ............................. 44

3.3.19 Langebaan Central Business Area Study: Concept Report .......................................... 44

3.3.20 Paternoster Ontwikkelingsplan .................................................................................. 45

3.3.21 Hopefield Spatial Development Framework ............................................................... 46

3.3.22 Toerisme Implementering Strategie vir die Weskus Streek: Fase 1: ............................ 47

3.3.23 Solid Waste Disposal Strategy for the West Coast District ......................................... 47

3.3.24 Dokument vir Geïntegreerde Ontwikkelingsbeplanning: Weskusstreek ..................... 48

3.3.25 Jacobsbaai Ontwikkelingsplan....................................................................... ........... 48

3.3.26 Provincial Spatial Development Framework (PSDF) (Desember 2005 ............... 49

4. BIO-PHYSICAL ENVIRONMENT (deVilliers Brownlie Associates) ..................................... 50

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4.1 Introduction ............................................................................................................................. 50

4.1.1 Acknowledgement ....................................................................................................... 50

4.1.2 Approach ..................................................................................................................... 50

4.1.3 Limitations ................................................................................................................... 51

4.2 Synthesis of the relevant information ....................................................................................... 51

4.2.1 Topography and Drainage ........................................................................................... 51

4.2.2 Protected Natural Areas and Areas Under Conservation Agreement ............................ 52

4.2.3 Cape West Coast Biosphere Reserve ............................................................................ 54

4.2.4 Overview of Biodiversity conservation in South Africa ................................................. 54

4.2.5 Biodiversity conservation in the Study Area .................................................................. 56

4.2.6 Key Threats to Biodiversity Conservation in the Cape Floristic Region .......................... 64

4.3 Implications for spatial planning in the study area .................................................................... 65

4.3.1 Key Considerations Influencing Spatial Planning .......................................................... 65

4.3.2 Principal Implications for Spatial Planning .................................................................... 65

5. SOCIO-ECONOMIC CONTEXT ........................................................................................ 67

5.1 Demographic Profile ................................................................................................................ 67

5.1.1 Introduction ................................................................................................................. 67

5.1.2 Total Population ........................................................................................................... 67

5.1.3 Population by Race ...................................................................................................... 68

5.1.4 Population by Age and Gender .................................................................................... 71

5.1.5 HIV / Aids .................................................................................................................... 76

5.1.6 Historical population Growth ....................................................................................... 76

6. SOCIO-ECONOMIC PROFILE .......................................................................................... 80

6.1 Income Distribution .................................................................................................................. 80

6.2 Employment Status .................................................................................................................... 80

6.3 Employment per Economic Sector ............................................................................................. 81

6.4 Gross Geographical Product ...................................................................................................... 83

6.5 Literacy Levels .......................................................................................................................... 83

7. ANALYSIS: THE BUILT ENVIRONMENT ........................................................................... 85

7.1 Transport Infrastructure ............................................................................................................. 85

7.1.1 Introduction ................................................................................................................. 85

7.1.2 Transportation System Context ..................................................................................... 85

7.1.3 Road Hierarchy ............................................................................................................. 86

7.2 Services infrastructure ............................................................................................................... 88

7.2.1 Water .......................................................................................................................... 88

7.2.2 Stormwater .................................................................................................................. 88

7.2.3 Sewerage ..................................................................................................................... 89

7.2.4 Electricity ..................................................................................................................... 89

7.2.5 Solid Waste Management ............................................................................................ 89

7.2.6 Communications .......................................................................................................... 90

7.2.7 Public transport ............................................................................................................ 90

7.2.8 Air fields / Landing Strips ............................................................................................. 90

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7.2.9 Cemeteries ................................................................................................................... 90

7.3 Social Infrastructure .................................................................................................................. 90

7.3.1 Education ..................................................................................................................... 90

7.3.2 Health .......................................................................................................................... 91

7.4 Heritage resources: built environment ...................................................................................... 92

7.5 Spatial Budget ........................................................................................................................... 93

7.5.1 Hopefield ..................................................................................................................... 93

7.5.2 Vredenburg .................................................................................................................. 95

7.5.3 Saldanha ...................................................................................................................... 96

7.5.4 Langebaan ................................................................................................................... 98

7.5.5 St Helena Bay ............................................................................................................... 99

7.6 Housing .................................................................................................................................... 100

7.7 Landscape Analysis ................................................................................................................... 102

7.7.1 Paths ............................................................................................................................ 102

7.7.2 Edges ........................................................................................................................... 103

7.7.3 Districts ........................................................................................................................ 104

7.7.4 Nodes .......................................................................................................................... 105

7.7.5 Landmarks ................................................................................................................... 106

8. TOURISM ...................................................................................................................... 107

8.1 Introduction .............................................................................................................................. 107

8.1.1 The Tourism Economy in the Saldanha Bay Area .................................................. 107

8.1.2 The History of Tourism Management in the Area ................................................ 108

8.1.3 Current Reality ................................................................................................... 108

8.1.4 Sustainable Tourism Development in the Saldanha Bay Area ................................ 109

8.2 Tourist Attractions .................................................................................................................... 110

8.2.1 Accommodation Facilities ............................................................................................. 112

9. SCOPING: CONCERNS, PROBLEMS AND ISSUES ............................................................ 115

9.1 Introductions............................................................................................................................. 115

9.2 Primary Concerns and Suggestions Forthcoming from the Scoping Meetings ........................... 115

9.2.1 Vredenburg .................................................................................................................. 115

9.2.2 Saldanha ...................................................................................................................... 116

9.2.3 Langebaan ................................................................................................................... 116

9.2.4 St Helena Bay ............................................................................................................... 117

9.2.5 Hopefield ..................................................................................................................... 117

9.2.6 Paternoster .................................................................................................................. 118

SECTION D SPATIAL DEVELOPMENT POLICYSPATIAL DEVELOPMENT POLICYSPATIAL DEVELOPMENT POLICYSPATIAL DEVELOPMENT POLICY

10. BACKGROUND .............................................................................................................. 119

10.1 Vision, Planning Principles, Goals and Objectives ..................................................................... 119

10.2 The Vision ................................................................................................................................. 120

10.3 Planning Principles .................................................................................................................... 121

10.4 Goals and Objectives ................................................................................................................ 123

11. THE APPLICATION OF THE “BIOREGIONAL PLANNING MODEL” TO THE

SALDANHA BAY MUNICIPAL AREA ............................................................................... 126

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11.1 Background .................................................................................................................. 126

11.2 Acknowledgements ...................................................................................................... 126

11.3 Overarching policies and Strategies .............................................................................. 126

11.4 Conservation ................................................................................................................ 127

11.5 Conservation II ............................................................................................................. 129

11.6 Conservation- Agriculture Buffer .................................................................................. 132

11.7 Core Agriculture ........................................................................................................... 137

11.8 Core Urban .................................................................................................................. 141

12. STRATEGY INTEGRATION .............................................................................................. 143

12.1 Introduction .............................................................................................................................. 143

12.2 Overarching Spatial Management Objectives ........................................................................... 144

12.2.1 Introduction ................................................................................................................. 144

12.2.2 The Strategic Spatial challenges ................................................................................... 144

12.2.3 Spatial Management Objectives .................................................................................. 149

12.2.4 Policies to achieve the Spatial Management Objectives ............................................... 150

12.3 Urban Land Use Management Policy ........................................................................................ 151

12.3.1 Core Urban Area Policy ................................................................................................ 152

12.3.2 Housing Policy ............................................................................................................. 154

12.3.3 Institutional Settlement Policy ...................................................................................... 155

12.3.4 Resorts and Tourism Related Areas Policy .................................................................... 156

12.3.5 Community Facilities Policy .......................................................................................... 157

12.3.6 Public Open Space Policy ............................................................................................. 159

12.4 Local Economic Development Policy ......................................................................................... 161

12.5 Industrial Development Policy ................................................................................................... 164

12.5.1 Industrial Policy ............................................................................................................ 165

12.5.2 Policy for Extractive Industrial Areas (mining) .............................................................. 168

12.6 Agricultural Land Use Policy...................................................................................................... 169

12.6.1 Subdivision of Agricultural Land Policy ......................................................................... 171

12.7 Conservation Policy .................................................................................................................. 174

12.7.1 Conservation Areas ...................................................................................................... 174

12.8 Tourism Development Policy..................................................................................................... 178

12.8.1 Promotion of Tourism Growth ..................................................................................... 178

12.8.2 Tourism Growth ........................................................................................................... 178

12.9 Transport Policy ........................................................................................................................ 181

12.10 Bulk Service Infrastructure Policy .............................................................................................. 183

12.10.1 Bulk Infrastructure and Services ................................................................................... 183

12.10.2 Renewable Energy Generation ..................................................................................... 185

SECTION E SPATIAL DEVELOPMENT STRASPATIAL DEVELOPMENT STRASPATIAL DEVELOPMENT STRASPATIAL DEVELOPMENT STRATEGYTEGYTEGYTEGY

13. INTRODUCTION ............................................................................................................ 186

13.1 Inputs into the Spatial Planning Concept .................................................................................. 186

13.1.1 Overarching spatial planning principles ........................................................................ 187

13.1.2 Analysis and Assessment .............................................................................................. 188

13.2 The Spatial Management Concept: Municipal Level ................................................................. 191

13.2.1 Primary elements of the Spatial Management Concept ................................................ 192

13.2.2 Overall Spatial Management Concept .......................................................................... 192

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13.3 Municipal Spatial Development Strategy ................................................................................... 198

13.3.1 Key spatial policy and related concerns/issues: Summary ............................................. 199

13.3.2 Objectives .................................................................................................................... 199

13.3.3 Housing Strategy ......................................................................................................... 200

13.3.4 Bulk Service Infrastructure Provision............................................................................. 200

13.3.5 Stimulate economic growth through specific economic development

projects / drivers .......................................................................................................... 201

13.3.6 Priority areas for biodiversity conservation ................................................................... 201

13.4 Urban Growth Management Policy ........................................................................................... 201

13.4.1 Housing policy ............................................................................................................. 203

13.4.2 Motivation ................................................................................................................... 203

13.4.3 Key spatial concerns ..................................................................................................... 203

13.4.4 Strategy ....................................................................................................................... 203

13.4.5 Policy ........................................................................................................................... 204

13.4.6 Guidelines .................................................................................................................... 204

13.4.7 Projected Housing Need .............................................................................................. 205

14. SPATIAL PROPOSALS .................................................................................................... 206

14.1 Vredenburg............................................................................................................................... 206

14.1.1 Local Growth Management Strategy ........................................................................... 207

14.1.2 Local Spatial Development Principles ........................................................................... 210

14.1.3 Spatial Development Strategies .................................................................................... 211

14.1.4 Land Use Proposals: Local Planning Level (LPL) ........................................................... 212

14.1.5 Key Recommendation .................................................................................................. 215

14.2 Saldanha ................................................................................................................................... 216



14.2.3 Spatial Development Strategies (SDS) .......................................................................... 221


14.2.5 Recommendations ....................................................................................................... 228

14.3 Langebaan ................................................................................................................................ 229






14.4 St Helena Bay............................................................................................................................ 240






14.5 Hopefield .................................................................................................................................. 248



14.5.3 Spatial Development strategies (SDS) ........................................................................... 252


14.5.5 Recommendation ......................................................................................................... 257

14.6 Paternoster ............................................................................................................................... 258


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14.7 Jacobsbaai ................................................................................................................................. 267






14.8 Industrial Corridor ..................................................................................................................... 274




14.8.4 Land use Proposals: Local Planning Level (LPL) ............................................................ 276

14.8.5 Recommendation ......................................................................................................... 277

14.9 Lower Order Rural Nodes ........................................................................................................ 278

14.9.1 Trekoskraal................................................................................................................... 279

14.9.2 Green Village ............................................................................................................... 279

14.9.3 Koperfontein ................................................................................................................ 279

(II) LIST OF PLANS

PLAN 1: STUDY AREA

PLAN 2: ST HELENA BAY LOCAL SPATIAL POLICY CONTEXT

PLAN 3: VREDENBURG SPATIAL IMPLICATIONS

PLAN 4: SALDANHA BAY LOCAL SPATIAL POLICY CONTEXT

PLAN 5: LANGEBAAN SPATIAL IMPLICATIONS

PLAN 6: SPATIAL PLANNING CATEGORIES

PLAN 7: PATERNOSTER LOCAL SPATIAL POLICY CONTEXT

PLAN 8: HOPEFIELD LOCAL SPATIAL POLICY CONTEXT

PLAN 9: TOPOGRAPHY & DRAINAGE

PLAN 10: PROTECTED NATURAL AREAS AND AREAS UNDER CONSERVATION AGREEMENT

PLAN 11: MARINE RESERVES / PROTECTED AREAS

PLAN 12: RAMSAR SITES

PLAN 13: CAPE WEST COAST BIOSPHERE RESERVE

PLAN 14: VEGETATION (ORIGINAL EXTENT)

PLAN 15: VEGETATION (REMAINING EXTENT)

PLAN 16: ECOSYSTEM STATUS

PLAN 17: WETLANDS AND SEEPAGE AREAS

PLAN 18: CRITICAL BIODIVERSITY AREAS

PLAN 19: POPULATION PER RACE GROUP

PLAN 20: SOCIO-ECONOMIC PROFILE: INCOME DISTRIBUTION

PLAN 21: SOCIO-ECONOMIC PROFILE: EMPLOYMENT PER ECONOMIC SECTOR

PLAN 22: TRANSPORT NETWORK

PLAN 23: TRAFFIC VOLUMES

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PLAN 24: BULK SERVICE INFRASTRUCTURE

PLAN 25: ELECTRICITY NETWORK

PLAN 26: SOCIAL INFRASTRUCTURE ASSESSMENT: SPATIAL BUDGET PER TOWN

PLAN 27: HOUSING PROVISION

PLAN 28: TOURIST ATTRACTIONS

PLAN 29: SPATIAL PLANNING CATEGORIES

PLAN 30: SPATIAL MANAGEMENT CONCEPT

PLAN 31: VREDENBURG: SPATIAL PROPOSALS

PLAN 32: VREDENBURG: GROWTH MANAGEMENT PLAN

PLAN 33: SALDANHA: SPATIAL PROPOSALS

PLAN 34: SALDANHA: GROWTH MANAGEMENT PLAN

PLAN 35: LANGEBAAN: SPATIAL PROPOSALS

PLAN 36: LANGEBAAN: GROWTH MANAGEMENT PLAN

PLAN 37: ST HELENA BAY: SPATIAL PROPOSALS

PLAN 37(a): ST HELENA BAY: SPATIAL PROPOSALS

PLAN 37(b): ST HELENA BAY: SPATIAL PROPOSALS

PLAN 37(c): ST HELENA BAY: SPATIAL PROPOSALS

PLAN 38: ST HELENA BAY: GROWTH MANAGEMENT PLAN

PLAN 39: HOPEFIELD: SPATIAL PROPOSALS

PLAN 40: HOPEFIELD: GROWTH MANAGEMENT PLAN

PLAN 41: PATERNOSTER: SPATIAL PROPOSALS

PLAN 42: PATERNOSTER: GROWTH MANAGEMENT PLAN

PLAN 43: JACOBS BAY: SPATIAL PROPOSALS

PLAN 44: JACOBS BAY: GROWTH MANAGEMENT PLAN

PLAN 45: PROPOSED INDUSTRIAL CORRIDOR

PLAN 46: LOWER ORDER RURAL NODES

(III) LIST OF FIGURES

FIGURE 1: THE THREE GLOBAL IMPERATIVES TO ACHIEVE SUSTAINABLE DEVELOPMENT

FIGURE 2: THE INTEGRATION OF KEY PRINCIPLES UNDERPINNING THE APPROACH TO THIS

PLANNING PROCESS

FIGURE 3: THE THREE PRIMARY FUNCTIONS OF BIOSPHERE RESERVES

FIGURE 4: STRUCTURE OF A MODEL BIOSPHERE RESERVE

FIGURE 5: INTENSITY OF ACTIVITY AND TYPE OF LAND USE ALLOWED IN EACH ZONE OF A

BIOSPHERE RESERVE

FIGURE 6: INTEGRATED DEVELOPMENT PLANNING PROCESS

FIGURE 7: THE SEVEN IDP PUBLIC PARTICIPATION AREAS WITHIN THE SALDANHA BAY

MUNICIPAL AREA

FIGURE 8: THE PLANNING CYCLE

FIGURE 9: COMPONENTS OF AN EFFECTIVE PLANNING PROCESS OR PROJECT

FIGURE 10: CURRENT LAYOUT

FIGURE 11: FUTURE LAYOUT

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FIGURE 12: CONSERVATION STATUS OF TERRESTRIAL ECOSYSTEMS IN SOUTH AFRICA

FIGURE 13: CONSERVATION STATUS OF TERRESTRIAL ECOSYSTEMS IN THE CAPE FLORIST

REGION

FIGURE 14: NATIONAL BIODIVERSITY PRIORITY AREAS

FIGURE 15: THE PLANNING DOMAIN OF THE CAPE FINE-SCALE BIODIVERSITY PLANNING

PROJECT

FIGURE 16: TOTAL POPULATION FOR SALDANHA BAY MUNICIPALITY

FIGURE 17: AGE / GENDER COMPILATION FOR HOPEFIELD

FIGURE 18: AGE / GENDER COMPILATION FOR HOPEFIELD RURAL AREA

FIGURE 19: AGE / GENDER COMPILATION FOR HOPEFIELD

FIGURE 20: AGE / GENDER COMPILATION FOR LANGEBAAN

FIGURE 21: AGE / GENDER COMPILATION FOR PATERNOSTER

FIGURE 22: AGE / GENDER COMPILATION FOR ST. SALDANHA

FIGURE 23: AGE / GENDER COMPILATION FOR ST HELENA BAY

FIGURE 24: AGE / GENDER COMPILATION FOR THE VREDENBURG RURAL AREA

FIGURE 25: POPULATION PROJECTIONS FOR THE VREDENBURG BAY MUNICIPAL AREA

FIGURE 26: EMPLOYMENT PER ECONOMIC SECTOR FOR SALDANHA BAY MUNICIPALITY


FIGURE 28: LITERACY LEVELS FOR THE SALDANHA BAY MUNICIPAL AREA

FIGURE 29: NEIGHBOURHOOD AREAS IN HOPEFIELD

FIGURE 30: NEIGHBOURHOOD AREAS IN VREDENBURG

FIGURE 31: LANGEBAAN

FIGURE 32: NEIGHBOURHOOD AREAS IN ST HELENA BAY

FIGURE 33: PATHS IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 34: EDGES IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 35: DISTRICTS IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 36: NODES IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 37: LANDMARKS IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 38: THE PROCESS FOR THE FORMULATION OF A DEVELOPMENT STRATEGY

FIGURE 39: THE SPATIAL DEVELOPMENT PLANNING PROCESS

FIGURE 40: SPATIAL DEVELOPMENT PATTERN

FIGURE 41: HIERARCHY OF CORE URBAN SETTLEMENTS

FIGURE 42: INDUSTRIAL DEVELOPMENT FOCUS AREAS IN SALDANHA BAY MUNICIPAL AREA

FIGURE 43: NATURAL VEGETATION IN SALDANHA BAY MUNICIPAL AREA

FIGURE 44: AGRICULTURAL AREAS IN SALDANHA BAY MUNICIPAL AREA

FIGURE 45: CORE URBAN AREAS IN SALDANHA BAY MUNICIPAL AREA

FIGURE 46: INSTITUTIONAL SETTLEMENTS IN THE SALDANHA BAY MUNICIPAL AREA

FIGURE 47: BIOPHYSICAL FEATURES, ECOLOGICAL PROCESSES AND POTENTIAL CORRIDORS

FIGURE 48: INTENSIVE AGRICULTURAL RESOURCE AREAS


FIGURE 50: SETTLEMENT PATTERN, HIERARCHY, FORM AND LINKAGES

FIGURE 51: SPATIAL MANAGEMENT CONCEPT AND HIERARCHY OF TOWNS

FIGURE 52: GROWTH MANAGEMENT CONCEPT FOR THE CORRIDOR

FIGURE 53: NEW NODE AS CENTRAL HUB

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FIGURE 54: BACK OF PORT AREA

FIGURE 55: LOCALITY - VREDENBURG

FIGURE 56: VREDENBURG: LOCALITY WITHIN THE MUNICIPALITY AREA

FIGURE 57: ECONOMIC HIERARCHY OF TOWNS WITHIN SALDANHA BAY

FIGURE 58: EXISTING SPATIAL STRUCTURE

FIGURE 59: SPATIAL INTEGRATION MODEL: VREDENBURG

FIGURE 60: RESTRUCTUREING AND INTEGRATION PROPOSA FOR VREDENBURG

FIGURE 61: LOCALITY BUSINESS NODES - VREDENBURG

FIGURE 62: LOCALITY - SALDANHA

FIGURE 63: SALDANHA: LOCALITY WITHIN MUNICIPAL AREA



FIGURE 66: SPATIAL INTERGRATION MODEL FOR SALDANHA

FIGURE 67: RESTRUCTURURING AND INTEGRATION PROPOSAL FOR SALDANHA

FIGURE 68: PROPOSED DEVELOPMENT OF THE WATERFRONT AREA

FIGURE 69: MAJOR AND LOCAL BUSINESS NODES AND WALKING DISTANCES

FIGURE 70: LOCALITY - LANGEBAAN

FIGURE 71: LANGEBAAN: LOCALITY WITHIN MUNICIPAL AREA



FIGURE 74: SPATIAL INTEGRATION MODEL FOR LANGEBAAN

FIGURE 75: RESTRUCTURING AND INTEGRATION PROPOSAL FOR LANGEBAAN

FIGURE 76: MAJOR AND LOCAL AREA NODES AND WALKING DISTANCES: LANGEBAAN

FIGURE 77: LOCALITY – ST HELENA BAY

FIGURE 78: ST HELENA BAY: LOCALITY WITHIN MUNICIPAL AREAS



FIGURE 81: LOCAL DEVELOPMENT CONCEPT – ST HELENA BAY

FIGURE 82: BUSINESS NODES AND WALING DISTANCES – ST HELENA BAY

FIGURE 83: LOCALITY - HOPEFIELD

FIGURE 84: HOPEFIELD: LOCALITY WITHIN MUNICIPAL AREA



FIGURE 87: LOCAL DEVELOPMENT CONCEPT FOR HOPEFIELD

FIGURE 88: RESTRUCTURING AND INTEGRATION PROPOSAL FOR HOPEFIELD


FIGURE 90: LOCALITY - PATERNOSTER

FIGURE 91: PATERNOSTER: LOCALITY WITHIN MUNICIPAL AREA


FIGURE 93: EXISTING SPATIAL STRUCTURE - PATERNOSTER

FIGURE 94: LOCAL DEVELOPMENT CONCEPT - PATERNOSTER

FIGURE 95: RESTRUCTURING AND INTEGRATION PROPOSAL FOR PATERNOSTER

FIGURE 96: LOCALITY – JACOBSBAAI

FIGURE 97: LOCALITY - JACOBSBAAI

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FIGURE 98: JACOBSBAAI: LOCALITY WITHIN MUNICIPAL AREA


FIGURE 100: LOCAL DEVELOPMENT CONCEPT - JACOBSBAAI

FIGURE 101: PROPOSED LOCAL BUSINESS NODES – JACOBSBAAI

FIGURE 102: PROPOSED INDUSTRIAL CORRIDOR

(IV) LIST OF TABLES

TABLE 1: Planning Studies Undertaken Pertinent to the Saldanha Bay Municipal Area

TABLE 2: Required short term projects (2007 – 2016)

TABLE 3: Spatial Planning Categories Pertinent to the Study Area

TABLE 4: Development Guidelines in Accordance with the Spatial Planning Categories

TABLE 5: Ecosystem Status of Vegetation Types in the Saldanha Bay Municipal Area

TABLE 6: Total Population for Saldanha Bay Municipal Area

TABLE 7: Population by Race

TABLE 8: Age / Gender Composition of the Saldanha Bay Municipality

TABLE 9: Population Figures for Saldanha Bay Municipality from 1985 to 2001

TABLE 10: Population Projections for Saldanha Bay Municipal Area

TABLE 11: Population Projections for Saldanha Bay Municipal Area

TABLE 12: Income Distribution for Saldanha Bay Municipal Area

TABLE 13: Employment Status for Saldanha Bay Municipality

TABLE 14: Employment per Economic Sector for Saldanha Bay Municipality

TABLE 15: Literacy Levels for the Saldanha Municipal Area

TABLE 16: Road Hierarchy Classification System

TABLE 17: Summary of Social Infrastructure Provision

TABLE 18: The Distribution of Residential Erven in Hopefield

TABLE 19: The Distribution of Community Facilities In Hopefield

TABLE 20: The Distribution of Businesses in Hopefield

TABLE 21: The Distribution of Industries in Hopefield

TABLE 22: The Distribution of Residential Erven in Vredenburg

TABLE 23: The Distribution of Community Facilities in Vredenburg

TABLE 24: The Distribution of Residential Erven in Saldanha

TABLE 25: The Distribution of Businesses in Saldanha

TABLE 26: The Distribution of Industries in Saldanha

TABLE 27: The Distribution of Community Facilities in Saldanha

TABLE 28: Land Use in Langebaan

TABLE 29: The Distribution of Residential Erven in St Helena Bay

TABLE 30: Housing Provision in the Saldanha Bay Municipal Area

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(VI) ANNEXURES

ANNEXURE A: Vacant Land Use Audit (Plans 47-53)

PLAN 47: HOPEFIELD LAND USE

PLAN 48: PATERNOSTER LAND USE

PLAN 49(a): LANGEBAAN LAND USE

PLAN 49(b): LANGEBAAN LAND USE

PLAN 50: JACOBSBAAI LAND USE

PLAN 51(a): SALDANHA LAND USE

PLAN 51(b): SALDANHA LAND USE

PLAN 52: VREDENBURG LAND USE

PLAN 53(a): ST HELENA BAY LAND USE

PLAN 53(b): ST HELENA BAY LAND USE

PLAN 53(c): ST HELENA BAY LAND USE

URBAN DYNAMICS WESTERN CAPE INC.


PLAN 1:

STUDY AREA



PLAN 2:

ST HELENA BAY LOCAL SPATIAL POLICY CONTEXT



PLAN 3:

VREDENBURG SPATIAL IMPLICATIONS



PLAN 4:

SALDANHA BAY LOCAL SPATIAL POLICY CONTEXT



PLAN 5:

LANGEBAAN SPATIAL IMPLICATIONS



PLAN 6:

SPATIAL PLANNING CATEGORIES



PLAN 7:

PATERNOSTER LOCAL SPATIAL POLICY CONTEXT



PLAN 8:

HOPEFIELD LOCAL SPATIAL POLICY CONTEXT



PLAN 9:

TOPOGRAPHY & DRAINAGE



PLAN 10:

PROTECTED NATURAL AREAS AND AREAS UNDER

CONSERVATION AGREEMENT



PLAN 11:

MARINE RESERVES / PROTECTED AREAS



PLAN 12:

RAMSAR SITES



PLAN 13:

CAPE WEST COAST BIOSPHERE RESERVE



PLAN 14:

VEGETATION (ORIGINAL EXTENT)



PLAN 15:

VEGETATION (REMAINING EXTENT)



PLAN 16:

ECOSYSTEM STATUS



PLAN 17:

WETLANDS AND SEEPAGE AREAS



PLAN 18:

CRITICAL BIODIVERSITY AREAS



PLAN 19:

POPULATION PER RACE GROUP



PLAN 20:

SOCIO-ECONOMIC PROFILE: INCOME DISTRIBUTION



PLAN 21:

SOCIO-ECONOMIC PROFILE: EMPLOYMENT PER

ECONOMIC SECTOR



PLAN 22:

TRANSPORT NETWORK



PLAN 23:

TRAFFIC VOLUMES



PLAN 24:

BULK SERVICE INFRASTRUCTURE



PLAN 25:

ELECTRICITY NETWORK



PLAN 26:

SOCIAL INFRASTRUCTURE ASSESSMENT: SPATIAL

BUDGET PER TOWN



PLAN 27:

HOUSING PROVISION



PLAN 28:

TOURIST ATTRACTIONS



PLAN 29:

SPATIAL PLANNING CATEGORIES



PLAN 30:

SPATIAL MANAGEMENT CONCEPT



PLAN 31:

VREDENBURG: SPATIAL PROPOSALS



PLAN 32:

VREDENBURG: GROWTH MANAGEMENT PLAN



PLAN 33:

SALDANHA: SPATIAL PROPOSALS



PLAN 34:

SALDANHA: GROWTH MANAGEMENT PLAN



PLAN 35:

LANGEBAAN: SPATIAL PROPOSALS



PLAN 36:

LANGEBAAN: GROWTH MANAGEMENT PLAN



PLAN 37:

ST HELENA BAY: SPATIAL PROPOSALS



PLAN 37(a):




PLAN 37(b):




PLAN 37(c):




PLAN 38:

ST HELENA BAY: GROWTH MANAGEMENT PLAN



PLAN 39:

HOPEFIELD: SPATIAL PROPOSALS



PLAN 40:

HOPEFIELD: GROWTH MANAGEMENT PLAN



PLAN 41:

PATERNOSTER: SPATIAL PROPOSALS



PLAN 42:

PATERNOSTER: GROWTH MANAGEMENT PLAN



PLAN 43:

JACOBS BAY: SPATIAL PROPOSALS



PLAN 44:

JACOBS BAY: GROWTH MANAGEMENT PLAN



PLAN 45:

PROPOSED INDUSTRIAL CORRIDOR



PLAN 46:

LOWER ORDER RURAL NODES



ANNEXURE A:

Vacant Land Use Audit (Plans 47-53)

URBAN DYNAMICS WESTERN CAPE INC. 1


SECTION A INTRODUCTIONINTRODUCTIONINTRODUCTIONINTRODUCTION

1. BACKGROUND

In terms of the Municipal Systems Act 2000 (Act 32 of 2000) every new Local Municipality must

prepare its own Integrated Development Plan (IDP) to guide development planning and

management for the next five year period. As the IDP is a legislative requirement, it has a legal status

and therefore supersedes all other plans that guide development at local government level. The

recognised core components of an IDP are as follows:

i. Analysis

• A sectoral assessment of the existing level of development

ii. Development Strategies

• The municipality’s vision

• The Council’s development priorities and objectives

• The Council’s development Strategies

iii. Projects

iv. Integration

• A Spatial Development Framework

• A disaster management plan

• Integrated financial plan

• Other Integrated Programs

• Key performance indicators and performance targets

v. Approval

• Council adopts its IDP and links it to the Municipal budget.

1.1 The Spatial Development Framework (SDF) as a core component of an IDP

A Spatial Development Framework (SDF) is one of the Sectoral Plans of an IDP. According to the

Municipal Systems Act 2000 (Act 32 of 2000), the purpose of an SDF is to provide general direction to

guide decision making on an ongoing basis, aiming at the creation of integrated, sustainable and

habitable regions, cities, towns and residential areas. Included in a SDF are:

� A Spatial Analysis of the Municipality (trends and issues);

� Localised spatial development principles; and

� Maps that indicate the spatial objectives and strategies which are sufficiently specific to

inform land management and investment decisions.

The objective in the compilation of the Saldanha Bay Spatial Development Framework (SDF), is to

formulate spatially based guidelines and proposals whereby changes, needs and growth in the area

can be managed to the benefit of the environment and its inhabitants.



The SDF will ensure a pragmatic approach to future opportunities and challenges. It will be guided by

a realistic set of local goals and objectives that will be contextualised in a broader understanding of

the vision for the municipality (this study area) and the region.

The compilation of a Spatial Development Framework will have the following direct advantages for

the Saldanha Bay Municipal Area, namely:

� it will facilitate the formulation of a common vision and objectives that will underpin an

orderly spatial development pattern, thus contributing directly towards the creation of a

sustainable relationship between urban and rural settlements, related socio-economic systems

and the natural environment;

� to inform a land use management policy, which can be referred to and used to objectively

assess the desirability of all future development applications;

� to clarify needs and implementation priorities, which can then be used by the authorities to

inform their annual budgetary allocations for both capital projects and management resources.

This document provides baseline data in the form of facts and figures and analysis of the existing

status quo of the municipality. Systematic data collection and analysis are the foundation of a sound

planning programme. Alternatives cannot be developed or considered without the facts and therefore

the planning process must have a credible base from which to provide a context for resolving issues.

The Development Strategy part of the document identifies goals and objectives that the SDF aims to

achieve and translates them into practical policies, strategies and proposals. These strategies are

based on sound planning principles of which the importance must be emphasised since the complex

nature of the area requires an understanding of basic terms, relationships and issues before the

methods of planning can be applied. Volume II concludes with “spatial implications” which translates

the policies into spatial plans of action.

1.2 Municipal Systems Act, 2000 (Act 32 of 2000)

The process followed in preparing this SDF is comparable to that of an implicit, as opposed to an explicit,

or separate, strategic environmental assessment or SEA.

1.3 Western Cape Planning and Development Act

The statutory requirements for the formulation of a spatial plan for the Saldanha Bay area is prescribed

in the Western Cape Planning and Development Act (PDA), 1999 (No. 7 of 1999), which states that

every local authority is obligated to compile a spatial plan as part of an Integrated Development Plan

(IDP) for its area. The spatial plan is one example of a sectoral plan and an IDP may consist of several

sectoral plans. The general purpose of the spatial plan according to the PDA is:

� To reflect the spatial implications of an IDP;

� To present strategies, proposals, and guidelines for the future spatial development of an area

which it relates;

� To promote the principles indicated in Schedule IV of the PDA and the general well being of

the particular community, thereby insuring that the most effective and orderly planning is

promoted for an area.



1.4 General considerations

The SDF provides guidelines for the future use, development and conservation of land within the

Saldanha Bay Municipality. This SDF therefore:

� will not infringe upon any existing rights. Further to this, no guideline contained in this

document or any proposals regarding land uses which may arise from it, creates any rights or

exempts anybody from his obligation under any law.

� guides and informs all decisions of the Municipality relating to the use / development /

conservation / planning of land.

� proposes the ideal land use (as opposed to the zoning scheme that reflects the current use

right).

� does not create employment, but provides the enabling framework to facilitate development

and employment.

1.5 General requirements

A SDF should include, address and give effect to inter alia:

� The principles contained in Chapter 1 of the Development Facilitation Act (Act no. 67 of

1995);

� The general planning and development principles contained in Schedule IV of the Western

Cape Planning and Development Act (Act no. 7 of 1999);

� The principles contained in Chapter 1 of the National Environmental Management Act (Act

107 of 1998);

� The directive principles contained in Chapter 2 of the Land Use Management Bill;

� Assessment of priority areas for biodiversity conservation, and/or threatened ecosystems,

informed by systematic biodiversity planning outputs [inter alia CAPE, STEP, SKEP, the Cape Lowlands (Renosterveld) Project, as well as other fine-scale systematic conservation plans];

� Bio-physical sensitivity analysis / assessment of the area in question;

� Objectives that reflect the desired spatial form of the area;

� Indicate desired patterns of land use with the municipality;

� Localised spatial development principles including specific strategic guidelines for spatial

restructuring and spatial integration of areas in which particular types of land use should be

encouraged and others discouraged;

� Special development areas for targeted management to redress past imbalances;

� Directions of growth;

� Major movement routes;

� The urban edge;

� Basic guidelines for a land use management system;

� Priorities in terms of public sector development and investment; and

� Areas where strategic intervention is required.

1.6 Objectives of the document

The objectives of this document (Development Perspective) are as follow:

� To ensure that, for the first time since the establishment of the new municipal boundaries, the

municipal spatial planning of the rural and urban areas is integrated into a holistic approach;



� To provide a document that will serve as a future reference of all existing spatial data (maps,

aerial photos, contours, cadastral data, ownership, land use, etc.);

� To collate and analyse all existing spatial planning initiatives to present the current reality;

� To compile a document that will present an accurate reflection of all the facts;

� To present the information and analysis at two levels, namely at municipal-level and at local-

level.

1.7 WESTERN CAPE PROVINCIAL SPATIAL DEVELOPMENT FRAMEWORK (PSDF)

The central point of departure for the drafting of the PSDF by the Western Cape Provincial

Government was that development within the Province had to be placed under overarching principles

and policy according to sound land use planning practices. It is their view that such action would lead

to predictability on which participants and role players, such as public, consultants, developers and

authorities, could rely. A further implication of this approach is that all development applications will

have to be considered in terms of the principles and guidelines of the PSDF, and that all decisions will

need to comply with the afore-mentioned.

The approval of the PSDF, by the Minister of Local Government, Environmental Affairs and

Development Planning, in terms of Section 4(6) of the Land Use Planning Ordinance, 1985 (LUPO)

took place on 24 June 2009 (please see Provincial Notice 236/2009 as published in the Provincial

Gazette of 10 July 2009). In view of the fact that the PSDF is now a statutorised plan of the Provincial

Government, all decision-makers will now have to adhere to its principles and guidelines.

As an approved provincial wide structure plan, the PSDF will provide directives and guidelines to help

decision-makers in the land use planning and environmental field to consider whether or not proposed

development would be economically, socially and ecologically sustainable. This will require both

provincial and municipal decision-makers to consider which of the policies in the PSDF are relevant in

the unique circumstances and the weight that should be given to each, towards securing

environmentally sustainable development and use of natural resources while promoting socio-

economic development.

The principles and directives in this provincial wide structure plan are to present a set of policies and

actions to address the challenges identified in the analysis phase. Examples of these challenges, with

respect to the natural environment, would be: water scarcity, poor water quality and pollution, traffic

congestion, air pollution, and destruction of biodiversity, agricultural land and scenic landscapes. On

the social front the Province has been experiencing high levels of migration across the socio-economic

spectrum, particularly from people with low levels of skills and literacy, desperate for opportunities to

integrate with the main stream economy. These pressures are increased by the need for social justice

with respect to access to land, health care, education and housing, all areas where considerable

shortfalls are becoming apparent. The objective of the PSDF is therefore to provide the best

opportunities and most effective way to achieve environmental sustainability, ie: ecological

preservation, social justice and economic efficiency.

It should be noted that the concepts, principles and guidelines contained in the PSDF have been

carefully taken into account, in conjunction with relevant spatial planning officials of the PGWC, in the

compilation process of the draft Saldanha Bay Municipal SDF.



1.8 The study area (refer PLAN 1)

Saldanha Bay Municipality (hereafter referred to as “the study area”) was constituted after the 2001

Local Government Elections. Saldanha Bay consists of the following local settlements and rural nodes:

� Vredenburg,

� Saldanha,

� Paternoster,

� Hopefield,

� St Helena Bay,

� Langebaan,

� Jacobsbaai,

� Green Village,

� Koperfontein



SECTION B THE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESSTHE INTEGRATED SPATIAL PLANNING PROCESS

2. PROCESS

In the past planning was seen as a technical exercise concerned with preparing a set of plans and

supporting documentation for a future desired end state of urban development. This approach

ignored the fact that planning is concerned with all of man’s activities and the changing systems in

which these activities take place. It is now recognized that planning is a continual and incremental

process linked to the dynamics of economics, social values, lifestyle patterns, technology, legislation

and the availability and management of environmental resources. Acceptance of this fact demands

that planning be viewed as a fundamentally cyclical process and not a single act.

2.1 Introduction

In the light of the above, the Integrated Development Planning initiative for the Saldanha Municipal

Area should be viewed as the commencement of an ongoing planning process, which will guide the

integrated management of the multi-sectoral implications of growth and change into the future.

2.2 Planning Approach

An important objective of the Integrated Development Planning process is to involve the communities

and authorities of the area in the formulation of integrated multi-sectoral based policy guidelines,

ensuring that future planning and development in the Saldanha Bay Municipal Area is managed in a

sustainable manner. “Sustainable development is generally defined as ‘development that meets the

needs of the present generation without compromising the ability of future generations to meet

their own needs’.” (Moss, 2000:33). Within this context sustainable development relates to

balancing three interlinked factors, namely human well being, economic efficiency and

environmental integrity.

FIGURE 1: THE THREE GLOBAL IMPERATIVES TO ACHIEVE SUSTAINABLE DEVELOPMENT SOURCE: (MOSS, 2000:33)



The approach underpinning sustainable development implies that a number of key principles are

followed, namely:

� The community should have equitable access to all resources and opportunities.

� Planning policy should ensure sustainable use and development of the natural, built and

cultural resources of the Saldanha Bay Municipal Area.

� The planning process should ensure that all interested and affected parties have the

opportunity to participate.

� Planning should continuously adapt to changing social, economic and environmental circumstances.

� The role and place of the Saldanha Bay Municipal Area within the broader regional, social,

economic, environmental and political context must be recognised and steps taken to work constructively within these processes.

� The plan must promote diversity and growth, within the context of achieving social,

environmental and economic well being in the area.

� Planning should be seen to provide creative solutions to the issues identified. � The plan must be supported by the commitment of the responsible local authority and link

proposals to an implementation strategy.

FIGURE 2: THE INTEGRATION OF KEY PRINCIPLES UNDERPINNING THE APPROACH TO THIS PLANNING PROCESS

PARTICIPATION

SALDANHA BAY

SPATIAL

DEVELOPMENT

FRAMEWORK

SUSTAINABLE

ADAPTABILITY EQUITABLE

ACCESS

DIVERSITY &

GROWTH

CONTEXT



Planning sensitively for the future of the Saldanha Bay Municipal Area will, therefore, involve

achieving a balance between the level and extent of man related development and activities, and the

ability of the natural environment to accommodate these. This balanced approach will ensure that the

future growth of the Saldanha Bay Municipal Area is sustainable. In addition to being sustainable, it

is important that future growth and change be accommodated in a manner that does not jeopardise

the character and the elements that make the Saldanha Bay Municipal Area unique.

This Spatial Development Framework will, therefore, focus on how land is to be utilised within the

broader context of protecting the value of the SaIdanha Municipal Area as a unique natural resource

thereby enhancing the areas potential as an eco-tourism destination. This plan, once finalised and

approved, will not affect any existing property rights. Further to this, no guideline policy

contained in this Plan, or any proposal regarding land uses, which may arise from it, creates any

rights or exempts any person from his obligation under any other law.

The study will therefore be underpinned by the concept of Bioregional Planning. This being a process

whereby bio-diversity conservation is viewed as a prerequisite for sustainable development. The

premise being that for bio-diversity conservation to succeed, the maintenance of environmental

integrity (as defined by ecological, economic and social criteria) must be one of the primary

determinants of land-use planning.

In World Conservation Strategy, sustainable development is considered to be a set of tools and strategies, which respond to five broad requirements, namely:

� Integration of conservation with development;

� Satisfaction of basic human needs;

� Achievement of equity and justice;

� Provision of social self-determination and cultural diversity;

� Maintenance of ecological integrity.

Each of these requirements are not specific in terms of the extent of the area to which they may be

applicable and can therefore be seen to be pertinent at any level of planning; provincial through to

local area planning.

2.3 The Bio-regional Planning Approach

Bio-regional planning refers to an integrative, international approach to regional planning and

management1 that endeavours to promote sustainable development (refer Figure 1). This

approach supports a sustainable relationship between ecological processes and the needs of

communities. “Sustainable development is generally defined as ‘development that meets the

needs of the present generation without compromising the ability of future generations to meet

their own needs’.” (Dennis Moss Partnership Inc., May 2000, pg 33). Within this context

sustainable development relates to balancing three interlinked factors, namely human well

being, economic efficiency and environmental integrity.

1 Encompassed in the Global Biodiversity Strategy, adopted by international organisations such as UNEP (United

Nations Environmental Programme), IUCN (International Union for Conservation of Nature), and WRI (World Resource Institute).



The Provincial Government of the Western Cape (PGWC) has undertaken to follow a sustainable

approach to development and has encompassed this philosophy in the Western Cape Planning and

Development Act (Act 7 of 1999). In accordance with this thinking the Provincial Cabinet resolved to

implement the bioregional planning principles and the UNESCO’ Biosphere Reserve Model (Dennis

Moss Partnership Inc., September 2000). The Bioregional Planning Framework for the Western Cape

Province, has undertaken to implement the bio-regional concept by:

� Serving as both a reference and framework for promoting a consensus approach to managing

the resources of the Western Cape in a sustainable manner;

� Supporting the endeavours of district councils and municipalities in the preparation and

coordination of their IDF’s and SDP’s;

� Providing a framework for the delimitation of cluster biosphere reserves in the Cape Floral

Region Based on UNESCO’s Biosphere Reserve Principles;

� Providing a framework for the delimitations of bioregions in the Western Cape based on

bioregional planning principles;

� Providing guidelines for the land-use classification of the entire land surface of the Western

Cape in accordance with defined Spatial Planning Categories

The Bio-regional Planning Framework (BPF) has therefore formed the basis of the planning approach

for the Saldanha Bay Spatial Development Framework (LBRSDF). In this regard, the following section

examines both the UNESCO model, as adopted by the BPF, and a variation of this model for the

Saldanha Bay Municipal Area.

2.3.1 The UNESCO ‘Man and Biosphere Programme’

The UNESCO Man and Biosphere (MaB) Programme has become recognised as an important

method for implementing the principles of bioregional planning. It provides a rational

framework for integrating conservation and development with the involvement of local

communities.

The central aspect of the MaB Programme was the concept of a Biosphere reserve2, which is

designed to reconcile and integrate the conflicting interests and pressures that characterise land

use planning (Dennis Moss Partnership Inc., September 2000). The A Biosphere Reserve is

seen to fulfil three primary functions; a developmental role, a logistical role and a conservation

role (refer Figure 3).

The Biosphere reserve concept is based on a framework of interrelated zones across a planning

area. These zones relate to varying levels of conservation, and therefore each have range of

permitted land uses, and levels of human activity, which correlate with their level of

conservation. The allocation of appropriate land uses could be undertaken by reviewing

aspects such as the sensitivity of the natural environment, conservation worthy natural habitats

and cultural-historic sites, the presence or lack of services, and the desirability for development.

2 Areas of terrestrial and coastal / marine ecosystems, or a combination thereof, which are internationally recognised

within the framework of the UNESCO’s MaB Programme.



The three primary zones incorporated in the UNESCO’s model, and their related land uses are

described as follows (refer Figure 4):

Core Area: A statutory protected site designated for conserving biodiversity,

monitoring ecosystems, and non-disruptive, non-consumptive land-uses,

such as outdoor recreation, benchmark research, and environmental

education;

Buffer Zone: This zone generally surrounds or is attached to the core area. This zone

‘protects’ the core area against consumptive human activity and is used

for co-operative non-consumptive activities, including environmental

education, eco-tourism, and benchmark research;

Transition Area: This zone is seen to be the most flexible of the three zones and

accommodates a variety of non-consumptive and consumptive activities,

such as agriculture, settlement development, etc. In this zone local

communities, management agencies, scientists, non-governmental

organisations, cultural groups, economic interest groups and other

stakeholders work together to manage and develop the areas resources in

a sustainable manner (Dennis Moss Partnership Inc., September 2000).

FIGURE 3: THE THREE PRIMARY FUNCTIONS OF BIOSPHERE RESERVES SOURCE: DENNIS MOSS PARTNERSHIP INC., SEPTEMBER, 2000, PG. 64

Development Role Foster economic and human development, which is socio-

culturally and ecologically sustainable.

Logistic Role International networking for

research, monitoring, environmental education and

training.

Conservation Role Conservation of genetic material

biodiversity and ecosystems.



HUMAN SETTLEMENT

RESEARCH STATION

EDUCATION AND

TOURISM AND

CORE AREA

BUFFER ZONE

TRANSITION AREA

TRAINING

RECREATION

FIGURE 4: STRUCTURE OF A MODEL BIOSPHERE RESERVE

SOURCE: DENNIS MOSS PARTNERSHIP INC., SEPTEMBER 2000, PG. 65

FIGURE 5: INTENSITY OF ACTIVITY AND TYPE OF LAND USE ALLOWED IN EACH ZONE OF A BIOSPHERE RESERVE SOURCE: DENNIS MOSS PARTNERSHIP INC., SEPTEMBER 1999, PG. 37

The Biosphere Reserve Model has been designed to deal with the reconciliation of the

conservation of biodiversity with sustainable development and biological resource use. It

recognises that these components of a landscape are not mutually exclusive but can attain a

level of synergism.



2.4 The Planning Process

The Saldanha Bay Spatial Development Framework is being prepared in accordance with the

Integrated Development Planning process (refer Figure 6), which identifies relevant concerns, problems, issues and opportunities through public participation, surveys and analysis. This process is

aimed at identifying the opportunities inherent to the area and formulating multi-sectoral strategies as

to how these can be utilised and expanded to address the areas weaknesses.

The SDF process, which as a core component of the overarching IDP, involves the following three

phases:

Phase I: Development Perspectives (Spatial Analysis):

• Collation of relevant information

• Identification of issues and opportunities

Phase II: Development Strategy (Spatial Development Principles):

• Determination of the vision / mission for the area and the formulation of strategies and policies

Phase III: Implementation:

• Prioritisation of projects, linked to budgets and implementation planning.



It should be noted that this report is a working document within Phase 1 (refer Figure 6).

STEP 1

DEVELOPMENT PROFILE

� STEP 2

ANALYSIS

PHASE 1:

DEVELOPMENT PERSPECTIVE

�

�

PRODUCT:

DEVELOPMENT PERSPECTIVE �

STEP 3

VISION / MISSION

� STEP 4

STRATEGY FORMULATION

� STEP 5

STRATEGY INTEGRATION

�

PHASE 2:

DEVELOPMENT STRATEGY

STEP 6

SPATIAL IMPLICATIONS

�

PRODUCT:

DRAFT SPATIAL DEVELOPMENT FRAMEWORK �

STEP 7

DEVELOPMENT PROGRAMME

� STEP 8

ACTION PLANS

� STEP 9

BUDGET

�

PHASE 3:

IMPLEMENTATION

STEP 10

IMPLEMENTATION

FIGURE 6: INTEGRATED DEVELOPMENT PLANNING PROCESS



Phase 1, the ‘Development Perspective’, consists of various steps within which the project has been

structured. The phase 1 process involves the identification of the study area, the consultant’s terms of

reference, the identification of all relevant stakeholders, and the formation of an IDP Steering

Committee to manage and co-ordinate the planning process. It further involves a series of workshops

throughout the study area during which communities and interest groups have the opportunity to

express concerns, problems and opportunities relating to a specific area as well as to the Saldanha Bay

Municipal Area as a whole. In the case of Saldanha Bay, seven IDP areas have been identified (refer to

Figure 7) in which public workshops will take place. At the end of July early August 2002 a series of public meetings will be held where the development perspective and the scoping of issues will be

undertaken in the different communities / IDP areas. Other information, which includes surveys (land

use, zonings, and traffic, etc.) and demographic / socio-economic data have been collated as part of a

comprehensive process of compiling a relevant database for the study area.

The concerns, problems, issues and challenges forthcoming from the various public meetings and

workshops will be recorded and used strategically by the professional team to identify and focus on

the critical issues facing the study area.

FIGURE 7: THE SEVEN IDP PUBLIC PARTICIPATION AREAS WITHIN THE SALDANHA BAY MUNICIPAL AREA

Langebaanweg

Paternoster

Saldanha

St Helena Bay

Hopefield

Vredenburg

Langebaan



2.5 The Planning Cycle

Fundamental to the IDP process, and any integrated multi-sectoral development planning process, is

an understanding that planning is an ongoing, continual and incremental process linked to the

dynamics of economics, social values, lifestyle patterns, technology, legislation and the availability and

management of environmental resources. Acceptance of this fact demands that planning be viewed

as a fundamentally cyclical processes and not a single act. In order to achieve an efficient IDP, it is

therefore critical that the ongoing cyclical nature of the planning process is reflected in the approach,

process and methodology.

FIGURE 8: THE PLANNING CYCLE

A continuous and dynamic process that unites Government and the community, management, sectoral and public interests in preparing and implementing an integrated spatial plan for the

protection, development and management of a specific area.

POLICY FORMULATION AND ADOPTION

Policy Implementation

Prepare Plan of Action

Initiate Plan of Action Key Elements: • Institutional and Legal

Development

• Awareness

• Information

• Projects

Monitor

Review and Evaluate

Revise



2.6 Methodology

In order to achieve an effective implementation of the planning process, it is critical that the

methodology of the process ensures that the product (policies / plans):

� is focused on strategic issues;

� is action orientated;

� is integrated with other aspects of administration and environmental management;

� is capable of implementation;

� reflects the need and opinions of stakeholders; and

� Upholds the interests of the community as a whole.

To ensure an effective planning methodology, it is critical that the process encompasses two

fundamentally interlinked processes, the one being a technical planning process (information

collection and synthesis) and the other a participatory/consulting process (identifying problems and

issues, scoping workshops, input from stakeholders, interest groups etc.). This methodology will

ensure that the process and its products are focused on the relevant strategic issues.

FIGURE 9: COMPONENTS OF AN EFFECTIVE PLANNING PROCESS OR PROJECT

The advantages of public consultation in planning being:

� The increased transparency and participation ensures that the planning proposals are reflective

of the concerns and issues raised by the public and therefore increases the acceptability of the

plan as viewed by the public;

� The planning proposals are reflective of the communities needs and aspirations;

� The community is well informed with respect to matters of process and progress;

PRODUCT

CONSULTATIVE

PROCESS

TECHNICAL

PROCESS



� Participation gives the public confidence in the proposals and therefore they are more willing

and able to aid in the implementation and monitoring of policy proposals.

In order to ensure the realisation of a plan, that is truly representative of community aspirations, the

working process must acknowledge the importance of the interrelationship of these two elements

(technical and consultative processes). The methodology agreed to, in consultation with the relevant

councillors, officials, key stakeholders and consultants (Octagonal Development and Urban Dynamics),

will ensure the balanced integration of these two processes.

The methodology is based on the formulation of a representative IDP steering committee and a

technical working group for the whole municipal area. The process being informed by public

scoping meetings undertaken in conjunction with the stakeholders of the specific area. These meetings

will highlight problems and issues relating to the study area which in turn will enable the planners and

technical team to use this input to formulate policies and strategies. The public scoping meetings will

therefore form a critical component in the formulation of an understanding of the status quo of the

study area.

The methodology is also based on the pursuit of environmental integrity, hence the strategic

environmental assessment approach adopted as explained below.

A Strategic Environmental Assessment Approach (SEA)

SEA is seen as a process rather than the production of a report. It is characterised by its adaptive,

continuing and incremental nature, and its broad scope to encompass sustainability issues and to focus

on visions and initiatives rather than on concrete actions and outcomes. It is a systematic, ongoing

process for evaluating at the earliest possible stage of publicly accountable decision-making, the

environmental quality, and consequences, of alternative visions and development intentions to ensure

full integration of relevant biophysical, economic, social and political considerations3.

Both this SDF process and a typical SEA process formulate a broad environmental vision of what the

process is aiming to achieve. Both processes are interdisciplinary, and both work proactively to achieve

sustainable development by setting clear objectives of planning and development. Objectives of

planning and future development of the municipal area are translated into firm policies to inform

actions and priorities. Opportunities are made for participation by stakeholders throughout the

process, which focuses on the early identification of strategic issues, opportunities and constraints in

the municipal area. An analysis of the current situation (socioeconomic, natural and built

environments) is undertaken to inform the identification of trends, opportunities and constraints.

Ways of addressing existing problems, overcoming or acting within the bounds of identified

constraints, and exploiting opportunities within the framework of stated objectives are explored to

arrive at an optimum outcome. That is, there is a continual implicit consideration of alternatives

throughout the SDF process, and selection of the best practicable environmental option.

The formulation of spatial planning categories, as well as associated policies and strategies for action,

strives to minimize adverse impacts by respecting environmental constraints, and translate

opportunities into assets and/or benefits for the municipal area. The various strategies make provision

for checks to track performance, allowing for continual improvement to the SDF.

3. Maria do Rosario Partidario. IAIA ’04 Training Course Manual: Strategic Environmental Assessment (SEA) – current practices, future

demands and capacity building needs.



SECTION C SPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSISSPATIAL CONTEXT AND ANALYSIS

3. CONTEXTUAL ANALYSIS A clear understanding of biophysical and built environment, demographic and socio-economic

characteristics of the Saldanha Bay municipal area and the processes impacting on past and current

spatial development patterns are important in terms of assessing the problems and opportunities that are

to form the focus of spatial policy planning for the area. The following baseline informants to the study

are documented in this section:

� an Historical Overview of the area;

� the existing Spatial Policy Context;

� a spatial perspective of the Biophysical Environment, Demographic and Socio-economic

Data and the Built Environment.

3.1 Historical Overview

Knowledge of the history of an area allows for a better understanding of the forces, and the responses

that gave rise to the current patterns of development.

3.1.1 Saldanha

The Khoi people were the first recorded populations living in the Saldanha Bay area and the

Langebaan Lagoon area, although archaeological evidence has been found to suggest even

earlier human habitation of this area.

In 1503 a Portuguese mariner, Captain Antonio De Saldanha stopped at the foot of Table

Mountain to replenish fresh water supplies for his journey onwards to the east. Table Bay was

named “Aguada De Saldanha” which means “Saldanha’s drinking place”. In 1601 records

show that a Dutch Captain Joris van Spilbergen sailed past the current Saldanha Bay and

wrongly called it “Tafel Baay”. The Dutch began to call the bay “Saldanha Bay” and in spite of

resistance Saldanha Bay, was named after the late Captain Antonio De Saldanha (Kench

1984:40- 44).

During September 1652, Van Riebeeck sent the ship “Goede Hoop” to the bays of St. Helena

and Saldanha to investigate the coast for trading opportunities. Problems with fresh water

were experienced and fights with the natives took place, the project was cancelled in 1656.

In 1658 the first “free burghers” to establish themselves at Saldanha were Jurrien Jansen and

Gerrit Harmansen. They were allowed to make a living from fishing as well as the processing

of fish-oil.

From 1806, the British tried to colonise the West Coast – without any success. In 1828 heavy

guano deposits were discovered by a Captain Morrel on the islands in the lagoon. Hordes of

guano collectors settled in Saldanha, the main source of guano being Malgas Island. Soon the

guano resources were depleted and people moved to Alexander Bay when diamonds were

discovered in this area.



During the Anglo Boer War, the importance of the wheat producing Swartland was realised. A

railway line was built from Darling to Hopefield. By 1906 the Stephen Brothers partnership

had a large share in the local trading and owned several hotels and businesses in Vredenburg,

Paternoster, Langebaan and Saldanha. Several private enterprises attempted to build a railway

line to Saldanha and a port in the bay, but this initiative was stopped by the Cape Parliament.

After South Africa became a Union, the SAR built a new railway line to Saldanha. This line was

an immediate success and economic opportunities were created in Saldanha (Vredenburg /

Saldanha and Environs Joint Committee, 1992: 33).

Saldanha grew into a fishing town and during the Second World War the British Navy

established themselves under high security in the secure natural harbour. After the war, a “fish

revival” took place and towns like Paternoster developed. Over-fishing depleted the rich

fishing resources along the coast and in the middle 1970’s most of the fish resources were

depleted. The fishing industry collapsed. Since then the fishing quotas have been reduced

considerably and new economic opportunities have been created in the area.

3.1.2 Vredenburg

Vredenburg developed from a farming community, with the town of Vredenburg being

founded in 1862 when a church was built at a water spring. During 1880, the first government

school was built followed by the post office in 1886. A shortage of fresh water slowed the

growth of Vredenburg with the town gaining Municipal Status in 1932.

3.1.3 St. Helena Bay

In 1497 Vasco Da Gama set foot at St. Helena Bay to take fresh water supplies onto his ship,

however the first development in St. Helena Bay only took place in the 18th century when a

halfway station and a military post was established in the area of Steenbergs Cove. After the

Second World War, fish and crayfish factories were established along the St Helena Bay coast

and lease contracts were issued between the government and fishing factories. The harbour of

St. Helena Bay was built in 1968. Several smaller jetties were built along the coast for fish

factories. St. Helena Bay gained municipal status in 1967 (Steyn Larsen, 1992:2).

3.1.4 Langebaan

Fossils found on the farm Elandsfontein, in 1953, traced Langebaan’s origins to a period 10

million years ago. Langebaan was also the meeting place of Khoi leaders.

Langebaan’s modern history runs parallel to that of Saldanha. The bay got its name in 1601

when a Dutchman, Joris van Spilgerbergen, mistook it for the place where Antonio de

Saldanha landed in 1503. De Saldanha actually landed in Table Bay. Early in the 17th century,

French seal hunters used Schaapen Island to store skins and oil. A lot of the seafarers used the

safety of the bay to repair their ships.



During 1662 Jan van Riebeeck sent scouts to the bay. Their negative report about the fresh

water made him loose interest in the area. The bay was only used to provide the Cape with

fish, eggs, birds and to keep sheep on Schaapen Island, for the use of passing ships.

Salamander Bay was named after a ship, which arrived in the bay to provide its sailors, who

had them buttering with foreign ships, the Company built Oude Past (Kraal Bay) with a small

garrison. In 1666 six men were sent to protect Oude Post and the Islands from French

annection. They built a fort and in 1669 garrison was enlarged to 15. Admiral de la Haye and

his fleet invaded the bay in 1670.

Geelbeksfontein was the first official farm and was awarded to a free burger in 1729. In 1732

Oude Post was moved 2km north and gardens planted.

During 1870 Salamander Bay was used as a quarantine station for sailors with infections

diseases. Through the years the islands were frequently used for sailors suffering from scurvy.

Cams were erected, with tents, to keep the sick away from the Cape. By 1893 the camps were

closed but they were re-opened during the Anglo Boer War when there were outbreaks of

bubonic plague and small pox.

In 1909 John Bryde opened a whaling station at Donkergat when Greenland Whales became

scarce. His 3 whale catchers were the start of a modern South African Whaling fleet. Shortly

after this Carl Ellefsen opened a factory at Salamander Bay. The great depression of 1930

brought an end to whaling. The town started to prosper and most people made their living

from fishing. In 1919 the first town Council was chosen.

The problem of fresh water was finally solved in 1943 when a pipe line was laid from the Berg

River. The demand for whale oil during World War II led to the re-opening of the whaling

station at Donkergat in 1947. Big companies were started and shares offered to the public.

After 1967 whales became scarce and international competition was developing. The military

took Donkergat over in 1942 and it then became a restricted area. During 1976 Langebaan

received municipal status.

3.1.5 Hopefield

During 1844, a Dutch Reformed church was established on the farm Langekuil. The town was

called Zoute River, named after the Salt River that flows through the town. Later Hopefield

was named after two officials from Cape Town that surveyed the first two erven in Hopefield,

namely Messrs Hope and Field.

The West Coast Railway line reached Hopefield in 1903. This railway line stimulated

development in Hopefield. Presently Hopefield is the trade centre for the agricultural areas east

of Saldanha.

Hopefield gained municipal status in 1914.



3.1.6 Paternoster

Paternoster developed more than a century ago. Paternoster developed as a fishermans village.

The layout of Paternoster can be attributed to the provision of housing to employees of large

fishing factories, such as Paternoster Fisheries, and the major land owners namely, the Walter

and Pharo families.

3.1.7 Jacobsbaai

The village of Jacobsbaai was developed on the original Farm No. 109 Jacobsbaai. The farm

dates back to the early settlement of whites in the Saldanha / Vredenburg area. The largest

portion of the farm was bought by a Mr Tredoux who had a dream to develop a typical west

coast village on the farm. The remainder of the farm was bought by Mr Meyer and Mr Morkel.

Mr Morkel developed his portion of approximately 40ha (Gonnemanskraal) into a nature

reserve with 22 erven. A private resort, Swartriet, which consists of 20 holiday units abut the

reserve. At the end of 1991, 215 erven and 22 small holdings were serviced with basic

services.

3.2 Legislative Context

The parameters for the drafting and approval of a spatial development framework (SDF), are

determined/informed by the following legislation:

� The Constitution, 1996 (Act 108 of 1996);

� The Municipal Systems Act, 2000 (Act 32 of 2000) – the “Systems Act”;

� Western Cape Planning and Development Act, 1999 (Act 7 of 1999) – the “PDA;

� Land Use Management Bill;

� Land Use Planning Ordinance, 1985 (no. 15 of 1985) – “LUPO”

� National Environmental Management Act (Act 107 of 1998) – “NEMA”

� Environmental Conservation Act, 1989 (Act 73 of 1989)

� National Forests Act, 1998 (Act 84 of 1998);

� National Water Act, 1998 (Act 36 of 1998);

� Mountain Catchment Areas Act, 1970 (Act 63 of 1983);

� Conservation of Agricultural Resources Act, 1983 (Act 43 of 1983)

� Other: The provisions of the following Acts have been incorporated elsewhere in this

document:

• The subdivision of Agricultural Land Act (section 7.4.4)

• Extension of Security of Tenure Act (Esta) (section 7.5.1)

• Transformation of Certain Rural Areas (section 7.5.1)

• Provision of Land Assistance Act (LRAD)(section 7.5.1)

• The Commonage Program (section 7.4.9)

The Land Use Management Bill is still in the drafting process while the Western Cape Planning and

Development Act, 1999 (Act 7 of 1999) is currently being amended to ensure consistency with the

Systems Act.



3.2.1 The Constitution, 1996 (Act 108 of 1996)

The Constitution defines concurrent national, provincial and local authority powers with

respect to planning and developmental functions. The Constitution also establishes the

principles of co-operative governance and in conjunction thereto, spheres of government at

national, provincial and local level in order to devolve management functions to all spheres of

government.

The constitution expressly requires according to Section 153, that Municipal planning must be

developmentally orientated to pursue the objectives of local government and the realisation of

the fundamental rights contained in the constitution. The objectives of local government

according to Section 152 are as follows:

• To provide democratic and accountable government;

• To ensure the provision of services to communities in a sustainable manner;

• To promote social and economic development;

• To promote a safe and healthy environment; and

• To encourage the involvement of communities and community organisations in the

matters of local government.

The developmental duties of local government according to Section 153 are as follows:

• To structure and manage its administration and budgeting and planning processes to

give priority to the basic needs and to promote the social and economic development of

the community; and

• To participate in national and provincial development programs.

3.2.2 Municipal Systems Act, 2000 (No 32 of 2000)

The Local Government: Municipal Systems Act, 2000, presents mechanisms to enable

municipalities to move progressively towards the social and economic upliftment of

communities and to ensure universal access to quality services that are affordable to all.

Implications for the Saldanha Bay SDF:

Chapter 5 of the Act sets out the requirements for Integrated Development Planning. This is of

particular importance for the Saldanha Bay SDF, as the following is stated:

• All municipalities must draft an Integrated Development Plan (IDP) (Section 25);

• One of the core components of an IDP is a Spatial Development Framework (SDF). This

SDF must relate to the development priorities and objectives of geographic areas of the

municipality and indicate how the development strategies will be co-ordinated;

• An adopted IDP will act as the principle planning instrument to guide and inform all

planning and development, and will bind all persons.



• When approved as part of an IDP, the SDF will attain statutory status (section 30). The

SDF will prevail over other plans as prescribed in the Physical Planning Act, 1991 (Act

125 of 1991). Rationalise the system of municipal planning into a 5 year planning cycle,

subject to annual monitoring and review.

3.2.3 Western Cape Planning and Development Act, 1999, (Act 7 of 1999) – The PDA

The PDA provides a general description of the purpose of a SDF, namely:

“ … indicates the spatial implications thereof (Integrated Development Plan) and lay down

strategies, proposals and guidelines for the future spatial development of the area to which it

relates (including without being limited to, the application of bioregional planning,

development objectives, proposals for land reform, urban renewal, reconstruction, integration,

transport planning, infrastructural planning and urban design) so that … the general well-being

of the particular community and orderly planning of the area are promoted in the most

effective manner (in a sustainable manner).”

Regulations are currently being drafted for the purposes of Chapter 1 of the PDA, to put at the

prerequisite regulations in place that will be required for the applicable sections of the Act to

come into operation. In terms of Section 5 of the PDA, a Council:

• Must have an IDP and a SDF; and

• Municipal IDP’s and SDP’s must be strategic (i.e. should strive towards a long-term

vision, should prioritise and should be budget linked and goal orientated).

• When the plan is linked to the IDP, such a plan shall be termed a spatial development

framework (SDF) and others a spatial development plan (SDP).

Section 6 of the PDA contains general measures, and prescribes the following for spatial

planning:

• All structure plans approved in terms of the Land Use Planning Ordinance, 1985 (No. 15

of 1985) – “LUPO” continue to exist until they are replaced or revised according to

section 7 of the PDA.

• Within 18 months after Chapter 1 of the PDA comes into operation, existing structure

plans must be converted either to SDF’s in terms of Section 5 if they relate to an entire

municipality or; a SDP in terms of Section 5 if they relate to a sub-area of the

Municipality.

LUPO structure plans that are being prepared when Chapter 1 comes into operation, will

automatically became SDF’s or SDP’s and will be termed as follows:

• Section 4(6) structure plans that are IDP-linked and Municipal-wide will become SDF’s.

• Section 4(6) and 4(10) structure plans that are prepared at a sub-municipal level, shall

become SDP’s.



3.2.4 Land Use Management Bill

The Land Use Management Bill is still in the drafting process.

3.2.5 Land Use Planning Ordinance, 1985 (no 15 of 1985)

LUPO prescribes in section 4 (10) that a local authority may prepare and submit a local

structure plan to the Council for its approval.

The general purpose of a Structure Plan is to lay down guidelines for the future development

of the area to which it relates in such a way as will most effectively promote the order of the

area as well as the general welfare of the community concerned.

Section 5 (3) states that a structure plan shall not confer or take away any right in respect of

land.

Due to the fact that the PDA is adopted, but not implemented and the LUPO will be repealed

once the PDA is in place, the anticipated approval process for the Overstrand SDF will be as

follows:

Step 1: Approve as a Section 4(6) Structure Plan in terms of LUPO

Step 2: Approve as part of the IDP (section 30) once the IDP is adopted in terms of the

Municipal Systems Act, 2000 (Act no. 32 of 2000).

Step 3: Approve as a Spatial Development Framework in terms of Section 4(6) of PDA

3.2.6 National Heritage Resources Act, 1999 (Act 25 of 1999)

The objectives of this Act are to introduce an integrated and interactive system for the

management of the national heritage resources; to empower civil society to nurture and

conserve its heritage resources to be bequeathed to future generations; to lay down general

principles and to establish the South African Heritage Resources Agency (SAHRA) and Council.


• This Act makes provision for the grading of Heritage resources. When Council becomes

a heritage authority in terms of the National Heritage Resources Act, 1999 (Act 25 of

1999) it may determine the appropriate level of grading of a heritage resource in

addition to the assessment criteria set out in the National Heritage Resources Act,

according to the following categories:

Grade I: Heritage resources with qualities so exceptional that they are of special national significance;

Grade II: Heritage resources which, although forming part of the national estate, can be considered to have special qualities which make them significant within the context of a province or a region, and

Grade III: Other heritage resources

• Council may :

− Declare a heritage resource as a special planning area;

− Declare a heritage resource as provisionally protected for a period longer than six

months;



− Enter into a heritage covenant in respect of a heritage resource for a period

exceeding six months;

− Authorise an order of no development.

• According to Section 30(5) of this Act, a planning authority shall compile an inventory of

the heritage resources which fall within its area of jurisdiction and submit such inventory

to the relevant provincial heritage resources authority, when the local authority is

compiling an SDF;

• According to Section 31(1) of this Act, a planning authority must at the time of revision

of a town or regional planning scheme, or the compilation or revision of a spatial plan, or

at the initiative of the provincial heritage resources authority where in the opinion of the

provincial heritage resources authority the need exists, investigate the need for the

designation of heritage areas to protect any place of environmental or cultural interest.

3.2.7 National Environmental Management Act, 1998 (Act 107 of 1998)

The National Environmental Management Act (NEMA) was promulgated in January 1999 and

is applicable to all organs of state and guide all activities that could or do impact on the

environment. From a land use perspective, NEMA provides a framework and guidelines that

should be applied to all decisions impacting on the environment.

The principles of NEMA are summarised as follows:

• Development must be sustainable;

• Disturbance of ecosystems should be avoided, minimised or remedied;

• Respect cultural heritage sites;

• Waste is avoided;

• Use and exploitation of non-renewable resources responsible and non-equitable.

• Development, use and exploitation of renewable resources should not exceed specified

limits.


Any activity, be it mining, planning, commercial etc, that impacts on the natural environment

must comply with the principles of NEMA.

3.2.8 Environmental Conservation Act, 1989 (Act 73 of 1989)

The Environmental Conservation Act, 1989, (No 73 of 1989) makes provision for

environmental policies and subsequently requires all national, provincial, and local government,

authorities and institutions to enforce such a policy. The Act therefore grants the authority the

power to evaluate development applications and grant or deny approvals accordingly.

The Act makes provision for the following:

• Protecting the natural environment;

• Control of environmental pollution;

• Identifying limited development areas;

• Penalties for offenders;



• Regulations to ensure implementation of policies.


The act has been repealed almost in its entirely by the National Environmental Management

Act 1998 (No 107 of 1998) but certain key provisions, namely Sections 21, 22 and 29 remain

in force. Section 21, 22 and 29 of the Act identifies activities that are automatically considered

to have a significant negative impact on the environment and in respect of which prior

compliance with Environmental Impact Assessment is compulsory. The Regulations regarding

activities (certain change in land use) identified under Section 21(1) provides for scoping

reports and environmental impact assessments.

3.2.9 National Forests Act, 1998 (Act 84 of 1998)

The purpose of the National Forests Act, 1998, is to promote the sustainable management and

development of forests for the benefit of all; to provide special measures for the protection of

certain forests and trees; to promote the sustainable use of forests and community forestry.

Community forestry includes small scale plantation forestry by persons disadvantaged by unfair

discrimination in the past.

It is important to note that, in terms of the Act, a “State Forest” is widely defined so as to

include not only state plantations and land controlled and managed by the Department of

Water Affairs and Forestry for research purposes or for the establishment of a commercial

timber plantation, but also areas which have been set aside for the conservation of fauna and

flora, for the management of a water catchment area, for the prevention of soil erosion or sand

drift, or for the protection of indigenous forests (Fuggle, 1996:704).


This act stipulates guidelines with regard to:

• The demarcation of forest areas: If the minister is of the opinion that it is necessary that

an undemarcated forest or part thereof be entrenched against alienating by being

converted into demarcated forest he may, after following a procedure aimed at

accommodating objections, declare the undemarcated forest or part of a forest to be

demarcated;

• The management of protected deforestation areas;

• Access to state forests for recreation, educational and cultural activities,

• Assistance for community forestry:

3.2.10 National Water Act, 1998 (Act 36 of 1998)

The purpose of the National Water Act is to ensure that the water resources of the nation are

protected, used, developed, conserved and controlled in way that take into account the

following factors as stipulated in Section 2 of the Act.




This Act prescribes specific guidelines with regard to sustainable water usage and the following

requirements are relevant to the SDF:

• Meeting the basic human needs of present and future generations;

• Promoting equitable access to water;

• Redressing the results of past racial and gender discrimination;

• Promoting the efficient sustainable and beneficial use of water in the public interest;

• Facilitating social and economic development

• Provision in the growing demand for water use;

• Protecting the aquatic and associated ecosystems and their biological diversity;

• Reducing and preventing pollution and degradation of water resources;

• Managing floods and droughts.

3.2.11 Mountain Catchment Areas Act, 1970 (Act 63 of 1983)

The objectives of the Mountain Catchment Areas Act, 1970, are to provide for the

conservation, use, management and control of land situated in mountain-catchment areas, and

to provide for matters incidental thereto. The Act is principally designed to protect areas in

respect of which the water yield is of great importance.


This Act declared several Mountain Catchment Areas and prescribed certain management

guidelines of these areas such as fire protection plans, etc.

3.2.12 Conservation of Agricultural Resources Act, 1983 (Act 43 of 1983)

The objectives of the Conservation of the Agricultural Resources Act, provide for the

conservation of the natural agricultural resources of the country through the maintenance of

the production potential of land; by the combating and prevention of erosion and weakening

or destruction of water resources; and by the protection of vegetation and the combating of

weeds and invader plants (Fuggle 1996:198).


In order to achieve the objectives of this Act the Minister prescribed control measures applying

to certain agricultural land users. These measures include amongst others:

• No land user shall cultivate any virgin soil, without the written permission of the

executive officer of the Department of Agriculture;

• No land user shall cultivate any land if it has a slope of more than 20 percent, without

the written permission of the executive officer of the Department of Agriculture;

• Every land user shall protect the cultivated land on his farm unit effectively against water

and wind erosion;

• No land user shall utilise the vegetation in a vlei, marsh or water sponge or within the

flood area of a water course or within 10 meters horizontally outside such flood area in a

manner that causes or may cause the deterioration of or damage to the natural

agricultural resources.



3.3 Spatial Planning Policy Context

This section provides a summary of the existing spatial planning policy context (in chronological

order). As an input into this planning initiative all the relevant planning initiatives and studies (local to

sub-regional) have been identified which collectively inform the current spatial policy context of the

Saldanha Bay municipal area.

PLANNING STUDY STATUS OF STUDY STATUTORY STATUS

1 Paternoster Urban Structure Plan (March,1987) Structure Plan Approved Structure Plan i.t.o Sect 4(6) LUPO

2 Vredenburg – Saldanha and Environs: Urban Structure Plan (June, 1992)

Structure Plan Approved Structure Plan Sect 4(6) LUPO

3 St Helena Bay Local Structure Plan (August, 1993) Structure Plan Approved Structure Plan Sect 4(6) LUPO

4 Blouwaterbaai Industrial Development Plan (April, 1996)

Local Area Structure Plan

Approved – Policy Document

5 Saldanha Central Business Area: Development Plan (April 1996)



6 Vredenburg Central Business Area: Development Plan (April 1996)



7 Port of Saldanha: Port Development Framework Year 2000 (August, 1997)

IDF for Saldanha Bay Port

None

8 Short Review of Existing Environmental Information (November, 1998)

Completed None

9 Lower Berg River Sub-Regional Structure Plan (August, 1998 and January, 1999)

Completed Approved Structure Plan Sect 4(6) LUPO

10 Planning Review (Summary): Saldanha Industrial Development Zone (February, 1999)

Completed Principles adopted by National Cabinet

11 Groter Saldanhabaai en Omgewing Geïntegreerde Ontwikkelingsraamwerk (October, 1999)

Draft Document Approved by Council – referred to PAWC

12 Langebaan Structure Plan (November, 1999) Approved Structure Plan

Approved Structure Plan i.t.o Sect 4(6) LUPO

13 Urbanisation Strategy: An Urbanisation Framework for the West Coast Region (December, 1999)

Policy Document None

14 Concept Coastal Zone Policy for the Western Cape (Department of Planning, Local Government and Housing: July 2001)

Concept Policy Document

None

15 West Coast Economic Development Strategy (April, 2000)

Completed None

16 West Coast Region Spatial Plan (May, 2000) Consultative Draft Document

None

17 Bioregional Planning Framework for the Western Cape Province

Complete Approved – Policy Document

18 Langebaan Central Business Area Study: Concept Report (September, 2000)

Completed Approved – Policy Document

19 Paternoster Ontwikkelingsplan (Oktober 2000) Policy Document Approved i.t.o Sect 4(10) LUPO

20 Hopefield Spatial Development Framework (June, 2001) Completed None

21 Toerisme Implementering Strategie vir die Weskus Streek. Fase 1 (July 2001)

Phase 1 Document None

22 Solid Waste Disposal Strategy (Sept 2001) Draft Document None

23 Dokument vir Geïntegreerde Ontwikkelingsbeplanning: Weskusstreek

IDP Document None

24 Jacobsbaai Ontwikkelingsplan (November 2002) Draft Document None

25 Provincial Spatial Development Framework (Dec. 2005) Completed Approved Structure Plan Sect 4(6) LUPO - 2009

TABLE 1: PLANNING STUDIES UNDERTAKEN PERTINENT TO THE SALDANHA BAY MUNICIPAL AREA



3.3.1 Paternoster Urban Structure Plan (March 1987)

Compiled by: Brandt Crous Steyn & Burger (March, 1987) for the Vredenburg – Saldanha

Town Council

This Structure Plan was compiled in 1987 and was revised during 2000 by Urban Dynamics

and superseded by the “Paternoster Ontwikkelingsplan (Oktober 2000)”.

3.3.2 Vredenburg – Saldanha And Environs (June 1992): Urban Structure Plan

Compiled by: Vredenburg/Saldanha and Environs Joint Committee (June, 1992) for the

Vredenburg – Saldanha Town Council

i. Objective of the Study

The general objective of this Urban Structure Plan was to formulate a policy whereby the

future development within the study area is guided to the benefit of all communities.

ii. Summary of Proposals and Spatial Implications

The study produced an approved structure plan in terms of Sect 4(6) of LUPO with the

following proposals and Spatial Implications:

• Connection of existing and future land-uses by means of a hierarchy of transportation

channels: Classes 1 to 3;

• Closure of the railway line from Langeenheid to Witpilaar Station; to be lifted over a

distance of approximately 10 kilometres;

• Extension of the residential areas as follows: develop approximately 4850 units on a

portion of the farm Middelpos, north of Diazville; develop Erf 2268 and a portion of Erf

2243 Louwville, as well as Ongegund (Extension 47); develop approximately 93,5 ha of

land for low income housing in Saldanha Bay;

• Relocation of the Saldanha railway station to a location further north-east (east of Main

Road no. 238), to allow for the extension of the Central Business District (CBD);

• Reservation of land to the north and east of the existing Ore Wharf for possible heavy

duty industries and storage, with light/service and general industry to the west of this

reserved land;

• Possible tertiary institution directly east of Main Road no. 238;

• Development of a central regional cemetery on an approximately 25 ha site east of Main

Road 238, a kilometre from the airport, and subsequent closure of all cemeteries in the

Vredenburg-Saldanha council area;

• Development of a regional landfill site on a site 2 km east of the Vredenburg golf course

and on a portion of farm Eenzaamheid 135;

• Development of tourism infrastructure through the addition of 23 sites for resort

developments, as well as boat harbours and marinas, along the coastline and the

Bergriver;

• Development of a regional sports facility on an approximately 98ha site east of Main

Road no. 238 and west of the airport;

• Provision of approximately 875 ha of land for small holdings between Vredenburg and

Saldanha, mainly below the 35 metre contour line; and



• Conservation of some elements of the natural, historical and developed environment

(West Coast National Park, Koppiesveld).

3.3.3 St Helena Bay Local Structure Plan (August 1993) (refer Plan 2)

Compiled by Steyn Larsen & Associates, Town and Regional Planners (August, 1993) for the

St Helena Bay Municipality


The main objective of the study was to provide guidelines for future development within St

Helena Bay. The aim was to ensure that the economic base of the town is broadened. This

involved considerations regarding the orderly provision of vacation – oriented development,

proper treatment of the natural environment, as well as provision of infrastructure and services.


• Upgrading of Golden Mile Boulevard, as well as stipulating certain building restrictions

for development along proclaimed streets; and

• Encouraging one central business node, with a distribution of sub-nodes.

3.3.4 Saldanha – Vredenburg Industrial Development Plan (April 1996)

Compiled by: VKE Engineers (April, 1996) for the West Coast Peninsula Transitional Local

Council (WCPTLC)


The primary objectives of the study were to prepare a Development Plan for the Vredenburg-

Saldanha area in order to make provision for the anticipated industrial needs of the region in

the most effective and compatible way and to provide motivation for the revision of the Urban

Structure Plan 1994.


The study produced an Industrial Development Plan for the Vredenburg Saldanha area with

the following proposals:

• Identification of an approximately 1350 ha area surrounding existing road and rail

infrastructure servicing the Port of Saldanha, for industrial use;

• Retention of large areas of the coastal land as open areas;

• Realignment of District Road 2151 to create an open area north of the route; and

• Improving access through the addition of more railway lines, as well as reclassifying the

roads.

Areas are earmarked for industrial purposes as well as core conservation areas and transitional

conservation areas that allow tourism orientated land uses.



3.3.5 Saldanha Central Business Area Development Plan (April 1996)

Compiled by: VKE Engineers and Planners (April, 1996) for West Coast Peninsula Transitional

Council

i. Objectives of the Study

The main objectives of the study were:

• To compile a functional land use pattern with redevelopment options to cater for the

next 20 years.

• To establish transport routes to and from the central business areas;

• To identify and provide functional central parking areas;

• To survey conservation worthy buildings and to make proposals with regard to

conservation;

• To make proposals with regard to aesthetic control and architectural parameters; and

• To formulate practical and economically implementable proposals.


The study produced a Development Plan for the Central Business Area of Saldanha.

Detailed development proposals were made for the study area. These proposals include

among others:

• The development of a waterfront;

• An inner business core was identified that include businesses and Local Authority uses;

• An outer core was identified that include minor businesses and General Residential Land

uses;

• Other areas that were identified were: Industrial; Light Industrial; Parking Areas; Taxi

Rank; Public Open Space; a Nature area and a mixed use zone.

3.3.6 Vredenburg Central Business Area Development Plan (April 1996) (refer Plan 3)

Compiled by: VKE Engineers and Planners (April, 1996) for West Coast Peninsula Transitional

Council



• To compile a functional land use pattern with redevelopment options to cater for the

next 20 years;

• To establish transport routes to and from the central business areas;

• To identify and provide functional central parking areas;

• To survey conservation worthy buildings and to make proposals with regard to

conservation;

• To make proposals with regard to aesthetic control and architectural parameters; and

• To formulate practical and economically implementable proposals.




The study produced a Development Plan for the Central Business Area of Saldanha.

Detailed development proposals were made for the study area. These proposals include

among others:

• The development of a waterfront;

• An inner business core was identified that include businesses and Local Authority uses;

• An outer core was identified that include minor businesses and General Residential Land

uses; and

• Other areas that were identified were: Industrial; Light Industrial; Parking Areas; Taxi

Rank; Public Open Space; a Nature area and a mixed use zone.

Action areas for implementation were identified and these areas include:

• Main Road

• Town Square

• Station Site & Community/ Civic Node

• Mixed use area

• Velddrif road

• Roads Network and Parking areas

• Pedestrian Network

3.3.7 Port of Saldanha: Port Development Framework Year 2000 (August 1997)

Compiled by: CSIR and Maritime Development Services (August, 1997) for Portnet

i. Purpose of the Study

The main purpose of the study was to promote sustainable and phased development of the

Port of Saldanha through developing port development scenarios as well as land-use, water

use, environmental management and communication strategies.

ii. Summary of Proposals

The study produced a Development Framework for the Saldanha Bay Port with proposals for

projected development until 2015. These proposals include:

• Acquisition of approximately 214,4929 ha of land adjacent to the northern boundary

(Mossgas Quay) for potential port development;

• Develop a land use strategy for the Port of Saldanha Bay;

• Develop a water use strategy for the Port of Saldanha Bay;

• Develop a Environmental Management Strategy;

• Develop a Public and Port Stakeholder’s Communication Strategy; and

• Reclamation of the seawater area by expanding to the eastern side of the causeway.



iii. Spatial Planning Implications

• The port area is likely to expand, and alternative proposals were made for the possible

expansion of the port.

3.3.8 Port of Saldanha Development Framework Plan (PSDFP, Dec. 2007)

Transnet Limited – Western Ports Rail Corridor Study

Saldanha Port is situated in a natural protected water basin and serves as a major bulk export

facility. The existing services in the Port of Saldanha can be described in terms of freight and

non-freight related activities:

• Freight related port services comprise all cargo related transfers, export, import and

transhipment, within and through the port.

• Non-freight port services constitute a broad spectrum of maritime related activities

requiring the use of the port but not directly related to the large-scale movement of

cargo. These include fishing, shipping services and tourism related activities.

The availability of a large amount of undeveloped land, adjacent to and owned by the Port,

presents a major opportunity for the future expansion of the Port. In the event that Cape

Town Port is not permitted to expand in a seaward direction, the associated container demand

may need to be met at the Port of Saldanha. However, a number of factors have the potential

restrict the infill expansion of Saldanha Port. These are as follows:

• environmentally sensitive vegetation;

• limited suitable dredge disposal sites;

• strong residential opposition.

The Port of Saldanha Development Framework Plan (PSDFP) envisages an average annual

increase in demand for liquid bulk of <1% over the next 30 years, an iron-ore increase of 19%

and MPT increase by 6% over the next 7 years.

The existing iron ore terminal currently operates at full capacity (30 million tons p.a.) and in

order to meet export demand, the capacity of the dry bulk (iron ore) terminal (no. of berths

and size of stockpile area) needs to be increased from approximately 30 million tons p.a. to

approximately 93 millions tons p.a.

In order to meet this demand, Transnet anticipates that it will need to invest between R 18

billion and R 27 billion at the Port of Saldanha. The PSDFP acknowledges that the extent of

this investment will depend on whether a new container terminal is constructed in Cape Town

or Saldanha.



TABLE 2: REQUIRED SHORT TERM PROJECTS (2007 – 2016)

[PSDFP, 2007]

The PSDFP explores two possible scenarios for 2020:

� Scenario 1:

• An additional 2 berths are added to the iron-ore terminal. The area occupied by the iron-

ore terminal increases from 63 ha to approximately 167 ha. The Mossgas quay is

returned to a functional state, an additional 515m of quay wall added and the back of

quay area increased in size. The main industrial entrance to the Port will be widened by

approximately 140m to accommodate increased traffic flow. Provision for a combination

terminal to enable handling of a moderate number of containers and other multi-purpose

cargo; and allocation of land space and creation of berths for LPG. A Port Logistics Park

for centralisation of commercial and administrative activities will be provided. The Port

will implement a land acquisition program to secure land banks for future development.

These projects will apply to option 2 as well. This option is seen as the possible 2020

layout.

� Scenario 2:

• In addition to the projects presented under option 1, a new container terminal is

constructed at the port. The Port’s increased activities in liquid bulk will be provided for

in the construction of dedicated liquid bulk terminals. The option of the container

terminal will be required in the event that the proposed new outer basin at the Port of

Cape Town does not proceed. This option is part of the potential post 2020 layout.

The Long Term Potential Port Plan identifies demand for port development beyond the short term horizon and provides the port with the ability to develop into the long term without a clear indication of the nature of the future demand for port services. Failure to explore this scenario could limit port expansion at a stage where opportunities for new port sites become limited.



FIGURE 10: CURRENT LAYOUT (PORT DEVELOPMENT FRAMEWORK PLAN, 2008)

FIGURE 11: FUTURE LAYOUT (PORT DEVELOPMENT FRAMEWORK PLAN, 2007)



3.3.9 Short Review of Existing Environmental Information (November 1998)

Compiled by: Crowther Campbell & Associates (November, 1998) for the West Coast

Investment Initiative


The primary objective of the study was to provide an overview of existing planning and

environmental information relevant to the West Coast, to be utilized in the planning of the

Industrial Development Zone in the Vredenburg-Saldanha area. The study, together with a

planning review compiled by Chittenden Nicks partnership, would ensure the integration of

planning and environmental issues. The product of the study was a Status report, as well as an

inventory that identifies information that could contribute to a more strategic environmental

assessment, including applicable legislation and principles.


On the basis of the study, the following aspects have implications for future development:

• Policy guidelines regarding environmental assessments that needs to be integrated with

planning initiatives and proposals.

3.3.10 Lower Berg River Sub-regional Structure Plan (January 1999)

Compiled by: The Planning Partnership (August, 1998 and January 1999) for the West Coast

District Council


The main objective of the study was to develop a Management Plan for the lower Berg River

Region with specific focus on the conservation sensitivity of the area and to identify threats

and opportunities of the region.


On the basis of the study, the following aspects have implications for future development:

• Rendering an appropriate conservation status to the Lower Berg River area according to

an integrated and co-ordinated conservation plan;

• Proclamation of the river as a Protected Nature Area;

• Encouraging the growth of the tourism industry through the utilization of the fishing

industry;

• Restricting development to the north of the river, as well as prohibiting development in

certain areas of the coastal zone; and

• Prevent subdivision of agricultural land along the Berg River.



3.3.11 Planning Review (Summary): Saldanha Industrial Development Zone (February 1999)

Compiled by: Chittenden Nicks Partnership (February, 1999) for the West Coast Investment

Initiative (WCII)



• To provide input, from a planning perspective, in support of the creation of the Saldanha

Industrial Development Zone; and

• To facilitate the creation of an Industrial Development Zone with sustainable balance

between economic, human, and environmental concerns.


The study produced a Conceptual Development Framework with broad spatial zones. These

zones include: conservation zone, core services zone, recreation zone, security and customs

zone, Industrial zone, infrastructure and road networks.

• Dividing the Saldanha Bay Industrial Development Zone (SIDZ) area into preliminary

proposed Precincts as part of the Package of Plans Approach (refer Plan 3.1); and • Incorporating the SIDZ into the broader planning initiatives within the region.

3.3.12 Greater Saldanha Bay And Environs: Spatial Development Plan (October 1999) (refer

Plan 4)

Compiled by: VKE Engineers and Planners (October 1999) for the West Coast Peninsula

Transitional Council and PAWC


The objective of the study was to revise the Vredenburg-Saldanha and Environs Urban

Structure Plan of 1992 and to prescribe proposals; strategies and guidelines by ways of

development planning by which the general principles for planning and development are

enhanced to ensure the optimal allocation of scarce resources between different sectors,

geographical areas and between the communities take place in such a way that sustainable

development is attained with the emphasis on the empowerment of poor and marginalised

communities.

ii. Development Proposals and Spatial Implications

Three development scenarios were proposed. These scenarios are:

• Concentration development model;

• Nodal development model; and

• Corridor development model.



A combination of scenario’s 1 & 2 were used to address the development strategies. Strategies

were formulated for different sectors and from these strategies development proposals with

spatial implications were proposed. The different sectors are:

• Tourism

• Social

• Economic & Urban development

• Environment

• Infrastructure

The following development proposals have spatial implications:

Housing:

Areas for Low density/ High-Income; Medium/ High cost housing and high density/ low cost

housing were identified throughout the study area

Small Holdings:

Areas for small holdings were identified East of Vredenburg; East of Club Mykonos; between

Vredenburg and Trekoskraal and South of St. Helena Bay.

Urban Conservation:

An area for Urban Conservation was identified at Paternoster.

Industrial and Mining:

Areas for light industrial, General Industrial and Restricted Industrial land uses were identified.

These areas are mostly located in and around the proposed Saldanha Bay IDZ.

Mining areas are identified north of Saldanha Bay.

Tourism:

Areas that are identified as tourist attractions include:

• Langebaan beach front

• Langebaan weg Air Force;

• Smitswinkelbaai;

• Trekoskraal;

• Paternoster Nature Reserve and Tietiesbaai;

• St. Helena Bay;

• Langebaan lagoon;

• Saldanha Bay Port;

• The area between the identified mining area and Saldanha Bay.



Natural Environment:

Areas where sensitive vegetation and nature reserves occur were identified as well as a buffer

zone adjacent to the proposed Saldanha Bay IDZ.

Infrastructure:

Proposals were made with regard to the following Infrastructure needs:

• Regional Sports Complex between Vredenburg and Saldanha Bay

• A central cemetery between Vredenburg and Saldanha Bay;

• A regional land Fill site east of Vredenburg;

• Transportation Corridors; and

• Golf Courses;

• Land for the Saldanha Bay port and a waterfront development were identified.

3.3.13 Langebaan Structure Plan (November 1999) (refer Plan 5)

Compiled by: BCD Town Planners (November, 1999) for the Town Council of Langebaan


The main objectives of the study were to revise and consolidate all non-statutory planning, to

formulate policy guidelines by which future development will be directed in Langebaan.

ii. Summary of proposals and spatial Planning Implications

The study produced a Structure Plan for Langebaan with the following spatial implications:

• Increasing the density of urban development by developing town and group housing.

• Encouraging the development of primary, secondary and tertiary business nodes.

• Encourage business development on Council owned land, as well as on the portions of

land located in the north-eastern quadrant of the Breë / Oostewal Street intersection.

• Develop a service trade area on a portion of the farm, Septembersklip, off Main Road 233.

• Development of all open spaces and pedestrian routes.

• Areas that are identified with undisturbed vegetation should be conserved.

3.3.14 Urbanisation Strategy: An Urbanisation Strategy for the West Coast Region (December

1999)

Compiled by: Bertie van Zyl (December, 1999) for the West Coast District Council


The main objective of the study was to give structure to the vision and mission of the West

Coast District’s Integrated Development Framework (IDF). It did so by contributing to the

achievement of the IDF’s objectives regarding the following: Housing, agriculture, services,

influx and urbanization, progressive development, job-creation, economic growth, regional

economy, tourism, conservation, as well as pollution.




The Study produced and Economic Development Strategy with the following Spatial

Implications:

• Accommodate urbanisation in accordance with each town’s capacity;

• Supporting initiatives that are connected to the West Coast Development Corridor;

• Undertaking of detailed planning for each town as part of the IDP process, incorporating

the integration of old and new housing and other developments;

• Avoid urban sprawl;

• Utilise vacant municipal land for development;

• Promote more integrated development; and

• The settlement of activities should be in accordance of the hierarchy of towns in the

region.

3.3.15 Towards a Coastal Zone Policy for the Western Cape (September 2000) (refer Plan 6)

Compiled by: Dennis Moss Partnership (September 2000)


This study aims to provide policies that will provide a guideline to address the “devastating

development impacts, which manifest themselves on the coastline of the Western Cape, such

as widespread urban sprawl, characterised by a proliferation of buildings of different types and

styles, degradation of the natural environment, as well as unsustainable resource utilisation.”

(Moss, 2000:1).

ii. Summary of proposals and Spatial Implications

In terms of this policy document, the entire coastal area of the Western Cape has been

assessed in terms of local conditions and requirements and divided into six ‘Spatial Planning

Categories’, depending on local conditions and requirements. Of these six main categories,

the Saldanha Bay Municipal Area has been placed in four main categories in terms of this policy

document, namely Category A; B; C and Category D. Table 3 explains each of these categories in turn.

CATEGORY DESCRIPTION BASIC PURPOSES

Category A UNESCO’s Biosphere Reserve “Core Area”. Comprises natural areas that are relatively undisturbed by human activities or that have the potential to be restored to such a state

� Maintain viable samples of natural ecosystems

� Maintain the natural ecosystem processes that support the dependent natural and human communities.

� Only non consumptive land-uses may be allowed conditionally.

Category B Buffer Zone (consistent with UNESCO’s Biosphere Reserve ‘Buffer Zone’ and ‘Transition Zone 1’).

� Serving as a buffer between Category A Areas and Category C Areas.

� Sustainable small-scale development and non-consumptive land-uses allowed.



CATEGORY DESCRIPTION BASIC PURPOSES

Category C Agricultural areas (consistent with UNESCO’s Biosphere Reserve ‘Transition Zone 2’).

� Constituting rural areas where extensive and intensive agriculture is practiced.

� Including forestry areas. Category D Buffer Zone (consistent with

UNESCO’s Biosphere Reserve ‘Buffer Zone’ and ‘Transition Zone 3’).

� Representing a broad spectrum of nodal urban-related settlements and their associated services and infrastructure.

TABLE 3: SPATIAL PLANNING CATEGORIES PERTINENT TO THE STUDY AREA SOURCE: DENNIS MOSS PARTNERSHIP INC., JULY 2001, PG. 13

In terms of the subcategories allocated to each of these ‘Spatial Planning Categories’ (SPC), the

study area has been attributed 4 categories namely:

• Wilderness Areas (Aa): These are areas with statutory conservation status (Forest Act,

Act 122 of 1984). Represents the highest conservation status and are set for non-

consumptive, non-mechanised, non-disruptive use. Should be of sufficient size to

protect the pristine natural environment.

• Other Statutory Conservation Areas (Ab): Constitutes conservation areas that do not

qualify for wilderness (Aa) status. Statutory conservation areas, e.g. national parks,

provincial and registered private nature reserves – providing for conservation of

ecosystems and biodiversity sustainable outdoor recreation and limited sustainable use of

natural resources.

• Public Conservation Areas (Ba): These are areas with statutory conservation status –

not qualifying for A.a status, surrounding, or within Core Areas, e.g. contractual national

parks, national monuments, local authority nature reserves.

• Private Conservation Areas (Bb): De Facto conservation areas in private ownership, no

statutory conservation status, but ideally within registered conservancies – protecting the

integrity of core areas.

• Ecological Corridors / Areas (Bc): These are areas with Natural linkages between

ecosystems that contribute to the maintenance of natural processes, e.g. river; also

continuous tracts of natural vegetation.

• Extensive Agricultural Areas (Ca): These are agricultural areas covered with natural

vegetation – providing for sustainable low-impact land-uses, e.g. indigenous plant

harvesting, extensive stock-farming, game-farming, eco-tourism, etc.

• Local Town (Dc): These are towns that previously had municipal status, but now form

part of a Category B municipal authority (in terms of the Local Government Municipal

Structures Act, 1998, this is a Local Municipality that shares municipal executive and

legislative authority in its area with a district municipality within whose area it falls.

• Rural Settlements (Dd): Rural settlements that fall under the jurisdiction of a Category

B Municipality. Rural nodal settlements that previously had no municipal status, and

settlements that have lost such status.



• On Farm Settlements (Df): All rural agricultural settlements with a nodal urban

character. On-farm settlement nodes of more than 5 units and/ or the associated

community infrastructure e.g. church, school, etc.

(Dennis Moss Partnership Inc., July 2001 Annexure 1, page 1 - 10)

Table 4 summarises the policy guidelines put in place for the development and subdivision of SPC’s applicable to the study area.

SPC TYPE OF DEVELOPMENT CONDITIONS

A � Outdoor recreation and environmental education. � Area should have statutory conservation status.

B � Small-scale resort development

� Infrastructure required for research

� To be rezoned to SPC D, depending on the proposed type of development

� Must be undertaken in accordance with site-specific design and planning guidelines

C � Agricultural development and infrastructure required for extensive and intensive agricultural land-uses.

� Resort development

� Agricultural industry




D � All urban-related developments, providing, amongst others, for mass recreation amenities, e.g. seafront promenades, swimming pools, small boat facilities, and sports facilities


TABLE 4: DEVELOPMENT GUIDELINES IN ACCORDANCE WITH THE SPATIAL PLANNING CATEGORIES SOURCE: DENNIS MOSS PARTNERSHIP INC., JULY 2001, ANNEXURE A PAGE 1

3.3.16 West Coast Economic Development Strategy (April 2000)

Prepared by: Urban – Econ Development Economists (April, 2000) for the West Coast District

Council


The main objectives of the study were to:

• present a practical strategy that would facilitate the pro active stimulation of the regional

economy of the West Coast Region;

• address the goals and objectives of the Integrated Development Framework (IDF) for the

West Coast Region (1999);

• address the goal of the sustainable economic development of the region;

• in combination with an Urbanisation Strategy and Spatial Plan, inform the future actions

of the IDF.




The study produced an Economic Development Strategy with the following spatial

implications:

• Provision of the necessary road infrastructure, as well as the identification of appropriate

land for the erection of facilities for processing local products;

• Identify appropriate land for Small Scale Farmers;

• Identification of land parcels in towns, in which the development and expansion of

agricultural markets and linkages could take place;

• Utilization of the existing infrastructure for other uses in seasonal activities;

• Facilitation of co-ordinated marketing of regional growth points; and

• Identification of suitable state owned portions of land for the initiation of market

gardening / small farmer schemes.

3.3.17 West Coast Region Spatial Plan (May 2000)

Compiled by: Dennis Moss Partnership Inc. (May, 2000) for the West Coast District Council


The main objectives of the study were to provide the spatial component of the West Coast

Integrated Development Framework (WCIDF) and to lay down strategies, proposals and

guidelines for the future spatial development of the West Coast Region.


The study produced a draft Spatial Development Framework WCIDF which identified broad

Spatial Planning Categories (SPC’s) for land use classification. The proposals of the SDF have

the following Spatial Planning Implications on the Saldanha Bay Municipal Area:

• Application of Spatial Planning Categories (SPCs) for land-use classification, to facilitate

objective decision-making regarding applications for development;

• Retain productive agricultural land for agricultural purposes;

• Extension of statutory wilderness status to more than 6% of the West Coast Region by

establishing statutory wilderness and conservation status for defined areas;

• Establishing statutory protected, as well as biosphere reserves as a means to establishing

buffer zones;

• Rehabilitation of existing mining sites and managing mining activities to limit ecological

and aesthetic damage;

• Establishing marine reserves to consolidate and extend natural habitats of indigenous

animal communities of the region;

• Conservation of historical buildings and structures, as well as archaeological resources on

state and privately-owned land;

• Upgrading of certain roads;

• Development of tourist facilities in accordance with tourism land-use classes;

• Provision of sustainable opportunities for small farmers or emergent farmers; and

• Establishing catchment management areas and exploring the feasibility of new dams and

irrigation schemes in the Olifantsriver catchment.



3.3.18 Bioregional Planning Framework for the Western Cape Province (May 2000)

Compiled by Dennis Moss Partnership (May 2000) for the Provincial Administration of the

Western Cape


The primary purposes of the document are:

• To serve as both a reference and framework for promoting a consensus approach to

managing the resources of the Western Cape in a sustainable manner within the context

of the Western Cape Planning and Development Act (Act 7 of 1999);

• To support the endeavours of district councils and municipalities in the preparation of

their integrated development plan (IDP’s) and lower sphere planning frameworks, such

as spatial development frameworks (SDF’s) and other sectoral plans described by Act 7

of 1999, as well as cross-boundary co-ordination in terms of bioregional planning and

management principles;

• To provide a framework for the delimitation of cluster biosphere reserves in the Cape

Floral Region based on UNESCO’s Biosphere Reserve principles;

• To provide guidelines for the land-use classification of the entire land surface of the

Western Cape Province in accordance with defined Spatial Planning Categories, which are based on a broad spectrum of environmental parameters; and

• To provide a framework for the delimitation of bioregions in the Western Cape Province

based on bioregional planning principles.

The report has been completed and, as with West Coast Spatial Plan, it makes use of Spatial

Planning Categories to guide development planning in the Western Cape.

3.3.19 Langebaan Central Business Area Study: Concept Report (September 2000)

Compiled by: Creative Profile Town Planners and Architects (September, 2000) for the

Council of Langebaan


The primary objectives of the study were:

• To develop the Langebaan central area in an orderly manner according to specific

objectives;

• To stimulate the inherent development potential of the study area;

• To ensure that the CBD projects receive funds from the IDP, of which they form part;

and

• To provide practical solutions to problems within the town.


Forthcoming from the study, are the following aspects:

• Development of traffic circles;



• Development of the entrance area as a gateway to enhance the identity of Langebaan;

• Consolidation of the central area through the development or alienation for private

development, of vacant land;

• Development of tourist facilities around the Breë Street circle; and

• Identification and development of pedestrian paths.

3.3.20 Paternoster Ontwikkelingsplan (October 2000) (refer Plan 7)

Compiled by: Urban Dynamics (October 2000) for the West Coast Peninsula Transitional

Council


The objective of the Paternoster Development Plan is to develop a spatial framework in co-

operation with Interested & Affected Parties, communities and authorities, within which the

changes, growth and needs of Paternoster can be managed positively and to the benefit of all

Interested and Affected Parties.

ii. Development Proposals and Spatial Implications:

a. An Urban Edge:

An urban edge was determined for Paternoster in which development will take place (refer

Plan 3.5). The Urban Edge was determined according to the following principles:

• Conservation of the coastal line;

• Areas consisting of extra ordinary natural beauty and environmental beauty should be

conserved from development.

• Linear development along the coastline should be avoided.

• Areas with a high agricultural potential should be conserved from development.

b. Residential:

Two different types of residential densities are proposed, namely: medium and low density

residential housing.

Areas for low density infill housing were identified North-east of Paternoster (±11,8ha), South

in Paternoster (±1.93ha) and Southwest in Paternoster (±7,2ha).

Areas for medium density infill housing are identified Northwest in Paternoster (0,24ha) and

South East (±6,7ha) in Paternoster.

c. Business

A Business node is proposed at the highest concentration of business activities in Paternoster.

A tourism node is proposed adjacent to the existing public parking area adjacent to Seeduiker

Street.



Several tourism uses are proposed in the development plan, namely:

• An Information centre

• Short term accommodation facilities

• Fish market

• Eco Tourism opportunities

d. Public Open Space

An Open Space system is proposed that links with the coastal conservation area. This coastal

area is seen as the focus point of the linear open space system and is linked with other

proposed open spaces.

3.3.21 Hopefield Spatial Development Framework (June 2001) (refer Plan 8)

Compiled by: CK Rumboll & Associates (June, 2001) for the Council of Hopefield



• To provide a framework within which the future ordering of detailed land-uses would

take place;

• To provide the spatial component of the Integrated Development Plan of Hopefield.

• To guide public spending strategically;

• To provide trust and direction to the private sector with regard to investment; and

• To attain the approval of National and Provincial Departments on the local planning and

policy principles.

ii. Proposals and Spatial Planning Implications

The study produced a Spatial Development Framework for the town of Hopefield with the

following proposals and spatial implications:

• Creation of a network of nature conservation areas, as well as the conservation of

biodiversity, with the subsequent rezoning of relevant areas;

• Enhancing the identity of Hopefield, as well as a sense of place through developing the

entrance area as a gateway, and landscaping the roads;

• Creation of an integrated system of open spaces throughout Hopefield; and

• Creation of new and upgrading of old public nodes.

• Upgrading and development of public facilities.



3.3.22 Toerisme Implementering Strategie vir die Weskus Streek: Fase 1 (July 2001)

Compiled by: Grant Thornton and Kessel Feinstein for the West Coast District Municipality,

(July 2001)


The study aimed to develop a tourism strategy that is within the context of the West Coast IDF

that makes provision for the maximum participation of all interested persons in the tourism

industry. The study aimed to include an action plan that can be implemented to develop

tourism in the West Coast District Area.


The study produced a draft document for public participation purposes. One of the strategies

with a spatial implication being to conserve the natural environment with specific regard to the

West Coast flowers and Eco- and Adventure Tourism, however, no specific spatial areas were

identified to conserve.

3.3.23 Solid Waste Disposal Strategy for the West Coast District (September 2001)

Compiled by: Prepared by Entech Consultants for the West Coast District Municipality,

September 2001)


This document aims to propose a waste disposal strategy to prevent or minimize the

production of solid waste by ways of:

• Encouraging and supporting the recovery of waste; and

• The disposal of waste that cannot be prevented or recovered, without causing

environmental pollution.


The study identified two land fill sites in the Saldanha Bay Municipal Area. The one site is the

solid waste disposal site at Langebaan and the other site that was identified is the land fill site

east of Vredenburg. It is proposed that this landfill site at Vredenburg be utilized as a regional

landfill site but detailed studies have to be done with regard to cost implications for both the

Saldanha Bay Municipal Council and the West Coast District Council.



3.3.24 Dokument vir Geïntegreerde Ontwikkelingsbeplanning: Weskusstreek (May 2002)

Compiled by: West Coast District Municipality, May 2002


This document aims to reflect the needs and preferences of the West Coast Communities in a

logical and understandable way linked to the operations of the West Coast District Municipality

and the Category B Municipalities in the region. This document aims to describe all aspects of

Integrated Development Planning as it should be performed in the West Coast Region.

ii. Summary of development proposals and Spatial Implications

Needs of the Communities in the West Coast Region were identified and development

strategies were developed with the emphasis on sustainable development. Strategies with

spatial implications are:

• Extend statutory wilderness area to more than 6% of the West Coast region;

• Establish buffer areas around wilderness areas and core conservation areas;

• Regulate the exploitation of all mineral and geological resources to control environmental

degradation;

• Conserve the diversity of indigenous vegetation;

• Provide infrastructure and services to improve the quality of life for communities in the

rural areas;

• Provide infrastructure and services to improve the quality of life for communities in urban

areas;

• Promote the development of tourism infrastructure that complies with architectural,

environmental and aesthetical requirements;

• Create new irrigation schemes for sustainable water use; and

• Provide sustainable opportunities for upcoming and small scale farmers.

These strategies are not spatially mapped or place specific, however they have been in the

Spatial Development Framework for the West Coast by means of Spatial Planning Categories

(SPC’s).

3.3.25 Jacobsbaai Ontwikkelingsplan (November 2002)

Compiled by: Dennis Moss Partnership Inc. for Saldanha Bay Municipality


The development plan is a framework that defines the future development of Jacobsbaai

within the context of relevant legislation and development policy as well as to be a strategy

that facilitates development and land use.

ii. Level of detail

This plan was compiled at a neighbourhood level for Jacobsbaai and direct environs.



iii. Urban growth management

• It is proposed that Jacobsbaai should have a nodal character;

• An “urban edge” was demarcated for Jacobsbaai;

• An “urban buffer / fringe” was identified for Jacobsbaai;

• All existing nature areas surrounding Jacobsbaai and small holding areas should be

managed as a Special Management Area (SMA);

• Densification is promoted / encouraged;

• No more than the approved number of 362 erven or an addition 100 should be allowed.

iv. Land Use Management

• Basic institutional uses are proposed for Jacobsbaai (eg. Church, post office, primary

school, etc.);

• Strict architectural design guidelines are proposed for Jacobsbaai.

3.3.26 Provincial Spatial Development Framework (PSDF) (December 2005, Approved 2009)

Compiled by: Chittenden Nicks for the Provincial Government of the Western Cape


The PSDF provides broad guidelines at a provincial level to ensure that decision-making at a

local level is consistent with planning principles at national and provincial levels. The PSDF was

approved in terms of Section 4(6) of LUPO, in 2009, as a structure plan.

ii. Level of detail

This plan was compiled at a broad provincial level. It provides principles that should be applied

when assessing land use / development proposals.

iii. Development management themes

The PSDF provides guidelines under the following themes:

• Socio-economic development with the aim of improving the quality of life of residents

and addressing poverty;

• Spatial restructuring to reduce spatial discrimination and inefficiencies, i.e. ending the

apartheid structure of urban settlements;

• Environmental sustainability to ensure that there is sufficient capacity in the

environmental resources for enjoyment by future generations. This includes the

protection of biodiversity and agricultural resources.



4. BIO-PHYSICAL ENVIRONMENT (DE VILLIERS BROWNLIE ASSOCIATES)

4.1 Introduction

The purpose of this section of the report is to:

� Synthesize relevant information on the biophysical environment of the Saldanha Bay Municipal

area, as appropriate to spatial planning at the municipal-wide level.

� Identify sensitive and conservation worthy areas in the Saldanha Bay Municipal area.

It is intended that the information in this section of the report is used as a key component in compiling

the Spatial Development Framework (or development strategy) for the Saldanha Bay Municipal area in

the development strategy phase of the study.

4.1.1 Acknowledgements

The inputs to this section of the report by various staffers of the Fine-scale Biodiversity

Planning (FSP) Project, which is led by CapeNature in partnership with the South African

National Biodiversity Institute (SANBI), and which is part of the Cape Action for People and the

Environment (CAPE) project programme, together with inputs drawn from various specialist

consultants engaged by the FSP, are gratefully acknowledged.

4.1.2 Approach

The following considerations were regarded as important, in the context of spatial planning at

the sub regional level, in guiding the approach to the study:

• The study should focus on issues and objectives at this level and phase of spatial

planning. That is, information gathering should be limited to that which would be of

relevance to the preparation of a municipal wide spatial development framework.

• It is more appropriate to place emphasis on sites and/or habitats of potential importance

or significance to conservation, rather than on individual species. No attempt has

therefore been made to provide comprehensive lists of species names and/or an analysis

of the conservation status of species.

• It was not considered appropriate to provide detailed information on the physical

environment of the Saldanha Bay Municipal area.

The approach adopted in preparing the analysis of the biophysical environment of the study

area involved the following key steps:

• Scoping: The Municipality undertook a scoping exercise as part

of the Integrated Development Planning (IDP)

process, to identify issues and concerns associated

with spatial planning and land use in the Saldanha

Bay Municipal area.



Issues and concerns were identified through meetings

and workshops with the general public, identified

stakeholders and key interest groups. The issues and

concerns identified during scoping are documented in

Section 8 of this report, and were used for information

and as a guide in preparing this report.

• Interviews: Issues and concerns about, and detailed information

regarding, biodiversity conservation in the study area

were clarified and investigated in more detail through

interviews with representatives of the Fine-scale

Biodiversity Planning Project.

• Review of existing information: Information on the study area was reviewed and

synthesized.

• Aerial photography: Recent aerial photography (insert date) was used as

an aide in the identification and analysis of sensitive

and conservation worthy areas, where such

photography was available.

4.1.3 Limitations

The following limitations to the synthesis of relevant information are recorded:

• Interviews: It is recognised that it is useful to clarify and investigate issues and concerns regarding the biophysical environment in more detail through interviews with key parties identified through scoping and networking. However, it is recorded that it was not possible to interview key parties due to budgetary constraints.

4.2 Synthesis of the Relevant Information

4.2.1 Topography and Drainage

• Topography: (Refer Plan 9) The majority of the Saldanha Bay Municipal area is dominated by rolling hills. The landscape in the western parts of the Saldanha Bay Municipal area is characterised by granite outcrops and koppies.

• Drainage: (Refer Plan 9) The eastern parts of the Saldanha Bay Municipal area is drained, primarily, by tributaries of the Berg River, particularly the Sout River and its tributaries.

In the western parts of the Saldanha Bay Municipal area, the Bok River

drains in a generally southern direction into the bay immediately east of

Saldanha Bay. A number of other rivers drain in a generally westward

direction towards the coast in the Paternoster area.



4.2.2 Protected Natural Areas and Areas Under Conservation Agreement

i. Conservancies (refer Plan 10)

A conservancy is formed when a landowner, or group of landowners, agree to manage the

land they own in such a way that predetermined conservation objectives can be achieved.

Conservancies have no legal conservation status, and are managed and financed by the

landowners themselves.

The data in respect of conservancies is continuously updated as conservancy boundaries are

regularly altered or amended.

There are no conservancies in the Saldanha Bay Municipal area.

ii. Private Nature Reserves (refer Plan 10)

These reserves hold no legal status. However, the ordinances of private nature reserves within

the Western Cape are housed with CapeNature. Private landowners may apply to the

Provincial Administration to establish a private nature reserve on their land or on parts of their

land. The land needs to be of viable size and should already be managed for conservation

purposes.

The data in respect of private nature reserves is incomplete and under constant revision and

updating.

Private Nature Reserves in the study area are:

• Hopefield Private Nature Reserve.

• West Point Private Nature Reserve.

• Groot Paternoster Private Nature Reserve.

• Swartriet Private Nature Reserve.

iii. Local Authority Nature Reserves (refer Plan 10)

Local Authority nature reserves within the Western Cape Province are established in terms of

the Nature and Environmental Ordinance 19 of 1974.

Local Authority nature reserves are owned and managed by Local Authorities (ie.

Municipalities, Transitional Councils and Regional Councils).

Local Authority Nature Reserves in the study area are:

• Columbine Local Authority Nature Reserve.



iv. Provincial Nature Reserves (refer Plan 10)

Provincial nature reserves within the Western Cape Province are established in terms of the

Nature and Environmental Ordinance 19 of 1974. For practical reasons (and to reduce

confusion), both Demarcated State Forests and Provincial Nature Reserves that are managed

by CapeNature are referred to as "Provincial Nature Reserves".

CapeNature strives to establish and manage reserves that are representative of each ecological

region within the Western Cape. The Premier of the province may proclaim any land under

the control or management of a Provincial Administration, even State Forest land, as a

provincial nature reserve.

Provincial Nature Reserves in the study area are:

• SAS Saldanha Contractual Nature Reserve.

• Paternoster Rock Island Reserve.

• Jacob’s Rock Island Reserve.

v. South African National Parks (refer Plan 10)

National parks are cadastral parcels held by South African National Parks, and are proclaimed

as national parks under the National Parks Act 57 of 1976.

National parks are defined by the IUCN as “Relatively large and outstanding examples of

natural landscapes in which the fauna and flora endemic to those specific regions are preserved

by means of enduring legislation for the inspiration, education, cultural and recreational use”

of humans.

The National Parks in the study area are:

• West Coast National Park.

vi. Marine Reserves / Protected Areas (refer Plan 11)

Marine reserves in and around the study are:

• West Coast National Park Marine Reserve.

• Jutten Island Marine Protected Area.

• Malgas Island Marine Protected Area.

• Marcus Island Marine Protected Area.

• Sixteen Mile Beach Marine Protected Area.

vii. RAMSAR Sites (refer Plan 12)

RAMSAR sites are sites registered under the RAMSAR Convention for the conservation of

wetlands of international importance. These sites are administrated by the National

Department of Environmental Affairs and Tourism.



RAMSAR sites in the study are:

• Langebaan Lagoon.

• Jutten Island.

• Malgas Island.

• Marcus Island.

4.2.3 Cape West Coast Biosphere Reserve (refer Plan 13)

The Cape West Coast Biosphere Reserve was registered by the United Nations Educational,

Scientific and Cultural Organisation (UNESCO) as an International Biosphere Reserve in

November 2000. This Biosphere Reserve is an area comprising terrestrial and marine

ecosystems, which are internationally recognized within the framework of UNESCO’s Man and

the Biosphere (MAB) programme, aimed at promoting and demonstrating a balanced

relationship between people and the environment. The zones on this map divides the

biosphere reserve into workable management areas according to degrees of conservation,

development and degradation. Zone boundaries are based on cadastral information, reserves

(private, provincial, marine, local authority) and other infrastructure. The zones fall into three

categories, viz:

• Core zones (statutory conserved areas).

• Buffer zones (primarily privately owned natural veld).

• Transition zones (developed areas).

These classifications were derived through consultation with landowners and local authorities.

4.2.4 Overview of Biodiversity Conservation in South Africa

i. National Biodiversity Strategy and Action Plan, and National Spatial Biodiversity

Assessment

The National Spatial Biodiversity Assessment4 (NSBA) is the spatial or geographic component of

South Africa’s National Biodiversity Strategy and Action Plan (NBSAP). [Developing an NBSAP

is part of South Africa’s obligations as a signatory of the Convention on Biological Diversity

(CBD). The NBSAP constitutes a coherent common vision and long-term plan for: the

conservation of biodiversity; sustainable use of its components; and fair and equitable sharing

of benefits arising from the use of genetic resources.]

ii. The NSBA’s objectives are:

• To identify geographic biodiversity priority areas.

• To make recommendations about implementation options for each priority area.

• To provide a national context for biodiversity plans at the sub-national scale.

4. The National Spatial Biodiversity Assessment (2004) is a project of the Department of Environment Affairs and Tourism, and the South

African National Botanical Institute.



The conservation actions required in biodiversity priority areas are not limited to establishing or

expanding formal protected areas. Conservation action should include, for example, working

with private and communal landowners, engaging with industries in biodiversity priority areas,

engaging in land-use planning and decision-making processes, and awareness raising and

capacity building.

The Biodiversity Act 10 of 2004 calls for a National Biodiversity Framework, which must

identify priority areas for conservation action and the establishment of protected areas, and

which must be reviewed at least every five years. It is envisaged that the NSBA will contribute

to the National Biodiversity Framework.

Five percent (5%) of South Africa’s terrestrial ecosystems are critically endangered (refer

Figure 10). The majority of these are in the lowland parts of the fynbos biome, in the Western

Cape Province (refer Figure 11). The Cape Floristic Region is one of 9 priority areas for biodiversity conservation in South Africa (refer Figure 12). Renosterveld and Strandveld habitat, which is extensive in the Saldanha Bay Municipal area, constitutes a large part of these

critically endangered and endangered systems.

FIGURE 12: CONSERVATION STATUS OF TERRESTRIAL ECOSYSTEMS IN SOUTH AFRICA

Note: Degradation not

taken into account



FIGURE 13: CONSERVATION STATUS OF TERRESTRIAL ECOSYSTEMS IN THE CAPE FLORISTIC REGION

FIGURE 14: NATIONAL BIODIVERSITY PRIORITY AREAS

4.2.5 Biodiversity Conservation in the Study Area

i. General

The study area falls within the Cape Floristic Region (CFR), which constitutes one of six - and

the smallest - of the plant kingdoms at the global scale. The CFR is in fact the smallest and

richest floral kingdom in the world, and the only one to be contained within a single country.

Most of the CFR lies within the Western Cape, although its eastern limits spill over into the

Eastern Cape. The CFR is internationally recognised as a global biodiversity ‘hotspot’ - such

‘hotspots’ are often symptomatic of unusual evolutionary processes. The CFR is a global

priority for conservation action, and has two main groups of vegetation: fynbos and

renosterveld.

1. North Eastern Escarpment

2. Bushveld-Bankenveld

3. Wet Grasslands

4. Dry Grasslands

5. South Eastern Escarpment

6. Maputaland Pondoland

7. Albany Thicket & Wild Coast

8. Cape Floristic Region

9. Succulent Karoo



The Saldanha Bay Municipal area falls wholly within the CFR.

A series of eight natural properties within the CFR was declared a World Heritage Site by the

United Nations Education Scientific and Cultural Organisation (UNESCO) in June 2004. None

of these natural properties falls within the Saldanha Bay Municipal area.

ii. CAPE Fine-Scale Biodiversity Planning Project

Until recently, the conservation of the biodiversity of the CFR has not taken into account the

fact that a strategic and systematic approach is required to include the full spectrum of

biodiversity pattern and ecological processes in an effective network of conservation areas,

both statutory and non-statutory. The original CAPE biodiversity plan (Cowling et al 1999) identified broad biodiversity priority areas within the CFR. However, its broad scale is not ideal

for guiding the work of conservation agencies on the ground, or for informing land-use

planning and decision-making by a range of local and provincial agencies. Fine-scale

biodiversity plans have been prepared for some of the broad priority areas within the CFR (eg

the renosterveld lowlands in the Swartland and Overberg), but there are significant priority

areas in which no fine-scale biodiversity planning has been undertaken. This led to the

initiation of the CAPE Fine Scale Biodiversity Planning Project.

The Fine-Scale Biodiversity Planning Project is a four year project (May 2005 - December

2009), funded by the Global Environment Facility (GEF) as part of the CAPE Programme.

CAPE is a partnership programme, hosted by the South African National Biodiversity Institute

(SANBI), that seeks to conserve and restore the biodiversity of the Cape Floristic Region and

adjacent marine environment, while delivering significant benefits to the people of the region.

One of the components (Component 5) of the CAPE GEF programme deals with establishing

the foundations of the biodiversity economy to enhance conservation stewardship in key

lowland landscapes. This Component 5 has four sub-components:

• Undertaking fine-scale biodiversity planning in five broad priority areas namely the

Riversdale Plain, Nieuwoudtville, Upper Breede River Valley, North West Sandveld and

the Saldanha Peninsula (refer Figure 13). • Integrating biodiversity in land-use decision-making.

• Increasing landowners commitment to conservation (eg through stewardship).

• Investigate economic incentives for enhancing conservation stewardship of priority

landscapes.

The first two of these sub-components are of particular relevance to the preparation of the

Saldanha Bay Spatial Development Framework.



FIGURE 15: THE PLANNING DOMAIN OF THE CAPE FINE-SCALE BIODIVERSITY PLANNING PROJECT5

The CAPE Fine-Scale Biodiversity Planning Project6 is coordinated by CapeNature, one of the

lead implementing agencies for the CAPE programme, who are working in close partnership

with staff of the Botanical Society of South Africa and the South African National Biodiversity

Institute (SANBI). Other project partners include the full spectrum of provincial departments

and agencies, local authorities, planning and environmental consultants and local conservation

NGOs.

The intended outputs of the CAPE Fine-Scale Biodiversity Planning Project are:

• Systematic biodiversity plans for the five broad priority areas (refer Figure 13). • Maps and action plans to guide the work of conservation agencies and CAPE partners in

securing priority sites for the protected area network.

• Maps and guidelines to inform land-use planning and decision-making by a range of

organizations, including the Western Cape Department of Environment Affairs and

Development Planning, the Department of Agriculture, and municipalities.

• Other supporting information to assist users of the biodiversity plans (eg a technical

report and a summary report for each plan).

5. For the NW Sandveld, Saldanha Peninsula, Upper Breede River Valley and Riversdale Coastal Plain plans, fine-scale mapping is confined

to ecosystems that have been identified as vulnerable, endangered or critically endangered (red areas) in terms of the National Spatial Biodiversity Assessment 2004. Planning products (eg Guideline documents, posters and biodiversity priority layers) are to be provided for entire municipalities (indicated as green) by fusing of these finer scale plans with existing courser-scale plans. For the Nieuwoudtville plan, the entire area (indicated as green) is mapped at a fine scale.

6. The CAPE Fine-Scale Biodiversity Planning Project is overseen by the CAPE Biodiversity Planning Task Team, which includes representatives of the project partners and meets quarterly to provide guidance on the direction of the project and assess progress.



The CAPE Fine-Scale Biodiversity Planning project, together with completed fine-scale

biodiversity plans (Agulhas Plain, Cape Renosterveld Lowlands, Cape Flats Flora) and those

currently underway (Garden Route Initiative), will provide fine-scale biodiversity information

for 19 of the Western Cape’s 25 local municipalities.

iii. Vegetation in the Study Area (refer Plan 14 and Plan 15)

The vegetation layer was derived from the CAPE Fine-Scale Biodiversity Planning Project.

Plan 14 shows the original extent of the natural vegetation types in the Saldanha Bay Municipal area, whereas Plan 15 shows the remnants of this natural vegetation.

Sixteen vegetation types occur in the Saldanha Bay Municipal area.

Much of the eastern portions of the Saldanha Bay Municipal area is dominated by Hopefield

Sand Fynbos, most of which is still intact with relatively low levels of degradation.

The western portions of the Saldanha Bay Municipal area is characterised by various forms of

Strandveld, significant areas of which are relatively degraded.

iv. Land Transformation in the Study Area

Plan 15 is also indicative of the extent to which areas natural vegetation have been lost, or “transformed”, through, largely, intensive agriculture7 in the Saldanha Bay Municipal area.

Loss of natural habitat is frequently referred to as “transformation” by conservation or

biodiversity planners. Loss of natural habitat occurs as a result of urban development, crop

agriculture, forestry plantations, most forms of mining, and most forms of industrial

development. These land uses usually result in irreversible loss of natural habitat – the original

biodiversity and ecosystem functioning can never be restored. Other land uses, such as

grazing or harvesting of wild plants and animals, which result in some alteration of natural

habitat, are consistent with maintaining ecosystem functioning if they are sustainably

managed - such land uses usually do not result in irreversible loss of natural habitat.

v. Ecosystem Status of Natural Vegetation in the Study Area (refer Plan 16)

The ecosystem status of remnant natural vegetation layer was derived from the CAPE Fine-

Scale Biodiversity Planning Project.

This ecosystem status of remnant natural vegetation layer shows which ecosystems in the

Saldanha Bay Municipal area are most threatened, based essentially on how much natural

habitat has been lost from these ecosystems.

The ecosystem status layer includes:

• Critically endangered ecosystems.

• Endangered ecosystems.

• Vulnerable ecosystems.

7. Intensive agriculture implies transformation (through ploughing) of natural vegetation for cultivation of crops.



• Least threatened ecosystems.

Critically endangered terrestrial ecosystems have lost so much of their original natural

habitat that ecosystem functioning has broken down and species associated with the

ecosystem have been lost or are likely to be lost.

Endangered terrestrial ecosystems have lost significant amounts of their original natural

habitat, so that their functioning is compromised.

Vulnerable terrestrial ecosystems have lost some of their original natural habitat, and their

functioning will be compromised if there is a continued loss of natural habitat.

Least threatened terrestrial ecosystems have lost only a small proportion of their original

natural habitat, and are largely intact, although they may be degraded to varying degrees, eg

by invasive alien species, overgrazing, or overharvesting from the wild.

Table 5 below shows the vegetation types in the Saldanha Bay Municipal area, with their

ecosystem status.

Vegetation Type Ecosystem Status

Bergriver Sand Fynbos – Flats Strandveld Mosaic Endangered

Cape Estuarine Salt Marshes Least threatened

Cape Inland Salt Pans/Marshes Least threatened

Cape Lowlands Freshwater Wetlands Least threatened

Cape Seashore Vegetation Least threatened

Cape Vernal Pools Endangered

Hopefield Sand Fynbos Least threatened

Langebaan Dune Strandveld Least threatened

Piketberg Quartz Succulent Shrubland Vulnerable

Saldanha Flats Strandveld Vulnerable

Saldanha Granite Strandveld Endangered

Saldanha Limestone Strandveld Least threatened

Swartland Alluvium Renosterveld Vulnerable

Swartland Shale Renosterveld Critically endangered

Swartland Silcrete Renosterveld Critically endangered

Varkvlei Shale Strandveld Critically endangered

Notes: 1. The conservation status categories apply only to remaining natural vegetation, ie they do

not apply to areas where natural vegetation has already been lost.

TABLE 5: ECOSYSTEM STATUS OF VEGETATION TYPES IN THE SALDANHA BAY MUNICIPAL AREA



vi. Wetlands and Seepage Areas in the Study Area (refer Plan 17)

The wetlands and seepage areas layer was derived from the CAPE Fine-Scale Biodiversity

Planning Project.

Collectively, wetlands and their associated vegetation are considered the most productive and

biologically diverse ecosystems in Southern Africa. Despite their invaluable social and

environmental roles, wetlands have been identified as Southern Africa’s most threatened and

neglected habitats (Barnard 1998).

Wetlands perform a number of valuable functions. Generally recognized wetland functions

relate to:

• Water quality (biofiltration, sediment trapping, protecting shorelines and controlling

erosion, aquifer recharge).

• Water quantity (reducing peak floods and storing flood waters, supporting stream base

flow during the dry season, groundwater discharge/recharge).

• Wildlife habitat (amphibians, birds, fish and mammals for all or portions of their life

cycles) (river systems and palustrine wetlands have been identified as critically important

sites for rare rallids and other water birds in Southern Africa).

Wetlands can generally be grouped according to their connection or proximity to a riverine

system, ie into isolated and non-isolated systems. The wetlands within the Saldanha Bay

Municipal area can further be grouped into four functional types, as described below, based on

the National Wetland Inventory Classification System (NWICS) (Ewart-Smith et al 2006). In addition to typing wetlands according to the NWICS, the CAPE Fine-Scale Biodiversity Planning

Project has grouped wetlands into like groups, based on the NWICS typing and, generally, the

broad vegetation group (derived from the South African Vegetation Map8) in which the

wetlands lie. This grouping of wetlands by the CAPE Fine-Scale Biodiversity Planning Project

considers the underlying soils and geology, in addition to the vegetation group or type.

Functional wetland types in the Saldanha Bay Municipal area comprise:

• Depressional wetlands.

• Seep wetlands.

• Valley bottom wetlands.

• Floodplain wetlands.

Depressional wetlands are typically isolated, basin-shaped areas. They rely on precipitation,

local surface runoff and/or groundwater discharge. There are no links to upstream or

downstream systems, but these wetlands may nevertheless be highly influenced by local land

uses which influence surface water runoff characteristics.

Depressional wetlands can be further typed into:

• Sand fynbos depressional wetlands.

• Strandveld depressional wetlands.

8. Vegetation Map of South Africa, Lesotho and Swaziland. South African National Biodiversity Institute 2006.



Sand fynbos depressional wetlands are typically found on deep acid sands, and tend to be

fed by groundwater. The majority of these depressional wetlands are isolated, shallow and

seasonally inundated. They are predominantly unvegetated, with a silt and mud substratum.

Where vegetated, the vegetation is dominated by restios and the rush Juncus kraussi. There are many sand fynbos depressional wetlands within the Saldanha Bay Municipal area, mostly in

the vicinity of the lower Berg River.

Strandveld depressional wetlands tend to be saline pans. These are mostly isolated, shallow,

seasonally inundated depressional wetlands, and are mostly reliant on precipitation rather than

groundwater or surface flow. Those that are vegetated are dominated by grasses (such as

Cynodon dactylon), Sarcocornia spp, and various restios, rushes and sedges. There are numerous strandveld depressional wetlands on the Saldanha Peninsula.

Seep wetlands usually occur on a slope, where groundwater meets the surface. Seep

wetlands are thus usually strongly groundwater dependent, and are typically connected to a

riverine system. They are generally important for water supply to downstream systems, and

may form important (or impacted) grazing or water areas in arid regions.

Seep wetlands can be further typed into:

• Sand fynbos seep wetlands.

• Strandveld seep wetlands.

Sand fynbos seep wetlands occur on fairly low-lying, flat ground, predominantly around the

southern Sout River.

Strandveld seep wetlands are all coastal systems, occurring mostly around the lower Berg

River. These are typically isolated systems, fed seasonally by precipitation.

Valley bottom wetlands are low-lying, gently-sloping areas that receive water from the

adjacent river or upstream river channel, and/or from adjacent hillslopes. They are part of the

river system, and are thus potentially important as an ecological corridor linking upstream and

downstream areas. Hydrological connectivity may be affected by upstream water use and may

impact on downstream systems (eg estuaries). There may be a strong groundwater

component to valley bottom wetlands in the Saldahna Bay Municipal area. Natural seasonality

is an important component determining the condition of these wetlands.

Strandveld valley bottom wetlands systems are located almost exclusively on the Saldanha

Peninsula. They are seasonal wetlands associated with lower foothills and lowland rivers.

Strandveld valley bottom wetlands are generally fed by hillslope seeps lying on higher ground.

Most of these valley bottoms wetlands have a well-defined channel, but it is likely that

historically they lacked a channel and water flowed as diffuse flow through marshy areas.

Strandveld valley bottom wetlands tend to be quite wide in places, where the ground flattens

out on the Saldanha Peninsula. These systems are seasonal and tend to be saline.



Floodplain wetlands are vegetated areas associated with a river channel and characterised by

alluvial transport and deposition of sediment. Water enters from the main channel when the

channel overspills its banks. They are an integral part of the river system, and are thus

potentially important as an ecological corridor linking upstream and downstream areas, and

especially linking lowland rivers with estuaries. Hydrological connectivity may be affected by

upstream water use and may impact on downstream systems (eg estuaries). Natural

seasonality (eg seasonal inundation of floodplain flats and pans) is an important component

determining condition. Their extent is not always readily discernible, so these systems are

vulnerable to constriction and encroachment by agricultural activities, roads, and urban

development. They may have important terrestrial linkages and may play a role in seasonal

groundwater recharge.

Floodplain wetlands can be further typed into:

• Alluvial floodplain wetlands.

• Sandveld floodplain wetlands.

Alluvial floodplain wetlands can be found along the Berg River. These floodplain wetlands

are characterised by wide river valleys, where periodic inundation of the floodplain sustains

wetland habitat.

Sandveld floodplain wetlands occur along the Sout River, a seasonal tributary to the lower

Berg River. Sandveld floodplain wetlands tend to be saline, and have a high dependence on

groundwater, where surface water flow is replenished by the occurrence of springs and seeps.

Much of the water flow in these floodplain wetlands can occur as subsurface flow.

The CAPE Fine-Scale Biodiversity Planning Project has mapped 266 wetlands in the Saldanha

Bay Municipal area, covering over 3000 hectares and representing 12 broad wetland types.

Less than half of the wetlands in the Saldanha Bay Municipal area are considered to be in a

"satisfactory" condition. Of the 217 wetlands assessed for integrity, only 75 were considered

intact; including just 27 depressional wetlands, 20 strandveld valley bottom wetlands, and 11

strandveld seep wetlands.

vii. Critical Biodiversity Areas in the Study Area (refer Plan 18)

The Critical Biodiversity Areas (CBAs) layer was derived from the CAPE Fine-Scale Biodiversity

Planning Project.

CBAs are areas of natural features on land and/or containing water (eg patches or remnants of

indigenous vegetation, wetlands, rare species habitat) which are critical for conserving

biodiversity and maintaining ecosystem functioning. These CBAs should thus be kept in, or

restored to, their natural state9.

9. Proposed Guideline Regarding the Determination of Bioregions and the Preparation and Publication of Bioregional Plans. Department

of Environmental Affairs and Tourism.



In order to determine which natural areas are most critical to conserve, quantitative targets are

established. These targets reflect the best scientific understanding of how much of each

feature (eg vegetation type, wetland type, population size of rare species) is required not only

to represent the rich diversity of flora and fauna currently found in the Saldanha Bay Municipal

area, but to ensure that that diversity persists into the future. One way of ensuring persistence

is to protect key ecological corridors so that species can move between different habitats,

evolve over time and adapt to a changing climate.

CBAs are identified through a systematic biodiversity (or conservation) plan, which is based on

the principles of representation and persistence mentioned above, and relies on detailed maps

(GIS layers) showing where different biodiversity features are located, as well as patterns of

land use (eg human settlements, agriculture, natural veld). A systematic biodiversity plan aims

to achieve all biodiversity targets in the most spatially efficient configuration (ie. in the smallest

area possible).

Since biodiversity underpins a broad range of ecosystem goods and services such as reliable

water yield, water quality, flood regulation, pollination, and coastal buffering and protection,

its conservation and the maintenance of ecosystem functioning simultaneously safeguards

those services on which people in the Saldanha Municipal area may depend now or in future.

If all the Critical Biodiversity Areas in the Saldanha Bay Municipal area (refer Plan 18) were maintained in a natural state, then the biodiversity targets would be met. That is, our natural

heritage would be protected. The current rapid extinction of species, many of which are found

nowhere else in the world, would halt, and ecosystems would continue to provide those goods

and services on which human wellbeing depends.

4.2.6 Key Threats to Biodiversity Conservation in the Cape Floristic Region

i. Key threats to terrestrial biodiversity in the CFR include:

• Land transformation to agriculture and aforestation:

− 31% of the natural habitat in the lowland habitats of the CFR is transformed by

agriculture and commercial aforestation. This form of transformation is

concentrated on the mesic and relatively fertile coastal forelands where Coast

Renosterveld and Fynbos ecosystems are found [70-90% of the four Coast

Renosterveld vegetation types has disappeared under agriculture].

− The non-transformed areas in the study area are given a “high” rating for

agriculture and aforestation threats by Cowling et al (1999).

• Invasive alien plants:

− Although alien plant impacts are most severe on the coastal dune vegetation in

the CFR, the study area has dense infestations of alien species in places.

− By way of illustrating the threat posed by alien vegetation, it is estimated that

CAPE planning units currently (ie in 1999) having about 35% cover of dense

aliens or 50% cover of dense and medium-density aliens combined, would have

80% coverage of dense stands within 20 years, assuming no intervention.

Similarly, areas with currently low cover (< 5%) of moderate and dense stands of

aliens would become 20-30% thus invaded after 20 years.



ii. Key threats to aquatic ecosystem biodiversity in the CFR include:

• Changes in the quality and quantity of runoff due to land transformation to agriculture

or aforestation, inappropriate agricultural practices and fire regimes.

• Changes in river flow due to in-stream damming.

• Alien invasive fish.

4.3 Implications for Spatial Planning and Land Use Management in the Study Area

4.3.1 Key Considerations Influencing Spatial Planning

• The identified importance for biodiversity conservation, and the ecosystem status, from a

global biodiversity perspective, of much of the vegetation in the study area. Further loss

of relatively undisturbed areas of these ecosystems would severely compromise

realisation of conservation targets.

• The extent of transformation of land in, particularly, the lower lying areas of the study

area, mainly for agriculture.

• The critical and very high need to retain most of the untransformed land in the study

area for biodiversity conservation purposes.

• The significant contribution to biodiversity conservation made by those areas already

under (differing levels of) formal conservation management.

4.3.2 Principal Implications for Spatial Planning

The principal implications for spatial planning are that:

• In areas designated as critical biodiversity areas, further loss of natural habitat should be avoided. The remaining fragments of natural habitat in these ecosystems are of

national importance. Every attempt should be made to avoid loss or disturbance of

special biodiversity features.

• In critically endangered ecosystems, further loss of natural habitat should be avoided. The remaining fragments of natural habitat in these ecosystems are of national

importance. Every attempt should be made to avoid loss or disturbance of special

biodiversity features.

• In endangered ecosystems, further loss of natural habitat should be avoided. Where

loss of natural habitat is inevitable, every attempt should be made to minimise further

fragmentation of the remaining natural habitat. It is important to keep tracts of natural

habitat in tact, to assist the maintenance of ecosystem functioning. Every attempt should

be made to avoid loss or disturbance of special biodiversity features.



• In vulnerable ecosystems, loss of natural habitat should be carefully weighed up. The rate of habitat loss in these ecosystems should be monitored, and the cumulative impacts

of different projects or developments that result in loss of natural habitat should be

borne in mind. It is important to consult ecological process layers and special habitat

layers where these are available. Every attempt should be made to avoid loss or

disturbance of special biodiversity features.

• In least threatened ecosystems, there are usually lower levels of pressure on biodiversity. Nevertheless, every attempt should be made to avoid loss or disturbance of

special biodiversity features. There are many broader environmental and aesthetic

considerations that need to be taken into account in decision-making on land use in

these ecosystems.

• In all areas, legal obligations to manage the spread of alien vegetation in remaining natural habitat should be fulfilled.

• Means of strengthening the contribution to biodiversity conservation of those areas

surrounding and/or adjacent to the areas already under (differing levels of) formal

conservation management, through appropriate land use practices, should be sought.

URBAN DYNAMICS WESTERN CAPE 67


5. SOCIO-ECONOMIC CONTEXT

5.1 Demographic Profile

5.1.1 Introduction

The demographic information contained in the synopsis is derived from the supposedly

inaccurate 2001 Census data. In calculating historical population growth, reference was made

to the 1991 and 1996 census data and the infrastructure Investment Guidelines for the

provision of affordable and Sustainable Services – a study that was undertaken during 2001 by

the CSM Technical Work Group.3

It is important to note that the enumerator areas for the 1996 Census were not spatially

compatible with the study area for either 1991, or 1996, and as such the following

demographic analysis for the study area has been aggregated and therefore cannot be

regarded as definitive. The approach followed in the analysis and interpretation of the census

data has taken the form of a systematic review and interpolation of the existing assessments of

the current base data relative to the current understanding of the trends within the study area.

5.1.2 Total Population

According to the 2001 Census data, the total population of the Saldanha Bay Municipal Area is

as follows:

Town 2001

St Helena Bay 8104

Hopefield 6748

Jacobsbaai 130

Langebaan 4272

Vredenburg 28100

Paternoster 1448

Saldanha 21636

TOTAL 70438

TABLE 6: TOTAL POPULATION FOR SALDANHA BAY MUNICIPAL AREA BASED ON THE 2001 CENSUS DATA

12%

10%0%6%

39%

2%

31%

St Helena Bay

Hopefield

Jacobsbaai

Langebaan

Vredenburg

Paternoster

Saldanha

FIGURE 16: TOTAL POPULATION FOR SALDANHA BAY MUNICIPALITY SOURCE: COMPILED FROM 2001 CENSUS DATA

3 Combined Services Model compiled by a Technical Work Group consisting of Municipal Councillors, Officials, SA

and Engineering Consultants during 2001 and finalised in February 2002.



According to Table 5 the highest percentage (77%) of the population in the Saldanha Bay

Municipal Area resides in Vredenburg (50%) and Saldanha (27%). This can be ascribed to the

fact that most of the employment opportunities and possible economic opportunities occur in

these two urban settlements (refer to Plan 19).

St. Helena Bay displays the third highest population (10%). St. Helena Bay as a fishing harbour

and fish processing area is also growing as a popular retirement town with several new

residential developments including the developments at Britannia Bay and Shelly Point.

5.1.3 Population by Race (refer Plan 19)

The following table and figures are indicative of the race compilation of the Saldanha Bay

Municipality. This table and figure indicate the difference in race compilation in the different

settlements of the study area (read in conjunction with Plan 19).

African Coloured Asian White Total

St Helena Bay 1987 5288 3 826 8104

Hopefield 81 5314 3 826 6748

Jacobsbaai 0 3 0 127 130

Langebaan 173 1774 12 2313 4272

Vredenburg 4870 17666 148 5416 28100

Paternoster 132 1216 3 97 1448

Saldanha 4711 13567 166 3192 21636

Saldanha Bay Mun 11954 44828 338 13318 70438

West Coast District 12360 170279 516 47732 234608

Western Cape 826691 2146111 40376 821550 3956876

TABLE 7: POPULATION BY RACE SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS DATA

According to the census data the bulk of the population in the study area fall within the so-

called coloured population group. The race compilation of the study area is consistent with the

race compilation of the West Coast District Municipality. The bulk of the population are from

the previously disadvantaged and marginalised communities and is indicative of the need to

address historical imbalances in terms of service provision, community facilities, poverty

alleviation and job creation.

It should be noted that a portion of the enumerator area for the Hopefield rural area of the

1996 census falls outside the study area and the population figures for the rural areas have

been aggregated.



The population compilation for the different settlements within the study area as well as from

the total study area and the West Coast District Area are shown in the following figures:

West Coast District Municipal Area and Saldanha Bay Municipal Area:

West Coast Municipality (DC1)

5%

73%

0%

20% 2%African/Black

Coloured

Indian/Asian

White

Unspecified

12%

10%0%6%

39%

2%

31%

St Helena Bay

Hopefield

Jacobsbaai

Langebaan

Vredenburg

Paternoster

Saldanha

Hopefield:

Hopefield

1%

79%

0%

20%Black

Coloured

Asian

White



Langebaan and Paternoster:

Langebaan

4%

42%

0%

54%

Black

Coloured

Asian

White

Paternoster

9%

84%

0%7%Black

Coloured

Asian

White

Saldanha and St. Helena Bay:

Saldanha

22%

62%

1%15%

Black

Coloured

Asian

White

St Helena Bay

25%

65%

0%10%Black

Coloured

Asian

White



Vredenburg and Jacobsbaai:

Vredenburg

17%

63%

1%

19%Black

Coloured

Asian

White

Jacobsbaai

0%2%0%

98%

Black

Coloured

Asian

White

FIGURE 17: SALDANHA BAY POPULATION BY RACE

SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS DATA

5.1.4 Population by Age and Gender

The following table indicates the age/gender composition of the Saldanha Municipality.

0 - 14 15 – 29 30 - 64 65 + Total

Male Female Male Female Male Female Male Female Male Female

St Helenabaai 1165 1182 1147 1316 1488 1600 97 55 3897 4153

Hopefield 1039 1006 755 787 1298 1437 177 246 3269 3476

Jacobsbaai 12 17 17 4 37 35 2 6 57 62

Langebaan 530 505 516 496 916 960 164 165 2126 2126

Vredenburg 3927 4164 4036 3996 5531 4132 503 613 13997 12905

Paternoster 228 213 179 190 282 300 22 32 711 735

Saldanha 3147 3178 3289 3068 4169 4160 272 348 10877 10754

Saldanha Bay Municipality 10048 10265 9939 9857 13721 12624 1235 1465 34934 34211

TABLE 8: AGE/ GENDER COMPOSITION OF THE SALDANHA BAY MUNICIPALITY SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS



The following figure indicates the age gender compilation per settlement for the study area:

i. Hopefield4:

A high birth rate and a declining population in the 15 – 29 age group, increased population in

the 30 – 64 age group with significantly reduced population figures for the over 65 age group.

This kind of population pyramid is typical of a developing community. Developing

communities are characterised by high birth rates and also higher mortality rates. The area

displays a dependency level of 41%, based on the assumption that children under the age of

15 have no sources of income and people over the age of 65 are also seen as dependent. A

large proportion of the total population of Hopefield are under the age of 30. This may have

implications for the future provision of schools in the area.

The population pyramid for the Hopefield rural areas is similar to Hopefield Town. It appears

that there is a decline in the 15 – 29 age group in both the urban and rural areas of Hopefield.

This may be an indication that there are not sufficient employment opportunities for younger

job seekers in the labour market who then migrate to other areas for employment

opportunities.

In the 30 – 64 age group, it appears that there is a definite difference between the gender

compilations for Hopefield. In the Hopefield urban areas there are 54% females and only 46%

males. In the Rural areas of Hopefield the compilation is 55% male and 45% females. This

may be an indication that several of the men are migration workers on farms in the area and

only return to their families during holiday times or weekends. In the Hopefield rural areas 3%

of the population is over the age of 65 years and in the Hopefield town, 6% of the population

is over the age of 65 years. This may indicate that farmers/ farm workers move to the town of

Hopefield when the age of retirement is reached. This factor may have an implication on the

provision of social services for the aged.

Hopefield

-742

-499

-756

-102

-2

778

398

891

161

2

-4000 -3000 -2000 -1000 0 1000 2000 3000 4000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 18: AGE/ GENDER COMPILATION FOR HOPEFIELD SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

4 Note: When looking at the age/ gender composition for Hopefield it is necessary to interpret the figures for the

rural and urban population in conjunction with one another.



Hopefield Rural

-420

-462

-628

-60

-1

476

328

507

69

1

-4000 -3000 -2000 -1000 0 1000 2000 3000 4000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 19: AGE / GENDER COMPILATION FOR HOPEFIELD RURAL AREA SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

ii. Langebaan:

The population pyramid of Langebaan is typical of a more developed community. The

Langebaan community has a lower birth rate as well as a lower mortality rate amongst infants.

Over 40% of the population of Langebaan are between the ages of 30 – 64 and 7,9% of

Langebaan’s total population are recorded in the 65+ year age group.

Langebaan

-342

-394

-554

-111

-27

307

317

562

105

16

-2000 -1500 -1000 -500 0 500 1000 1500 2000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 20: AGE/ GENDER COMPILATION FOR LANGEBAAN SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

iii. Paternoster:

Lower population figures for the 15 – 29 age group is indicative that there are not sufficient

employment opportunities in the local area and that young people are migrating to the larger

urban settlements for job opportunities.

The data shows that 34 % of the Paternoster population is under the age of 15 which has

implications in terms of the provision of social services. Paternoster has a high (relative to the

Paternoster total population figures) population in the 30 – 65 age group which can be

interpreted to be indicative of the stability (in terms of the in and out migration) of the

Paternoster population.



Paternoster

-190

-118

-192

-19

-3

170

141

207

27

0

-1000 0 1000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 21: AGE/ GENDER COMPILATION FOR PATERNOSTER SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

iv. Saldanha:

The Saldanha population pyramid is typical of a developing newly urbanized community, with

lower birth rates, lower mortality rates amongst infants and with 60% of the population being

under the age of 30.

In this regard, this young population profile has definite implications for the future provision of

services. There is a marked difference between the 30 – 64 age group and the 65+ age group

(only 3,2% of the total population). This could indicate that people go elsewhere to retire due

to a lack of social facilities for the aged.

Saldanha

-2571

-2715

-3055

-245

-52

2488

2327

3018

300

49

-4000 -2000 0 2000 4000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 22: AGE/ GENDER COMPILATION FOR SALDANHA SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

v. St. Helena Bay:

The population pyramid for St. Helena Bay is typical of a developing community with high birth

rates and high mortality rates and a young population profile. It appears also that the

community of St. Helena Bay has a lower life expectancy (or retire elsewhere), as only 2,4% of

the total population falls within the 65+ years category. The young population profile has

implications for the future provision of community services.



St. Helena Bay

-1021

-790

-1080

-72

-16

1031

824

1066

76

6

-2000 -1000 0 1000 2000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 23: AGE/ GENDER COMPILATION FOR ST. HELENA BAY SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

vi. Vredenburg Urban:

The data for Vredenburg is also typical of a developing community with high birth rates and

high mortality rates amongst the infants. Lower population figures for the 15 – 29 age group

may also indicate that there are not enough employment opportunities in the area and that

young people are migrating to larger urban settlements for economic reasons.

When the population of the Vredenburg rural areas and the Vredenburg urban area is

compared it is clear that there is a very high level of urbanisation. The high population figures

(relative to the Vredenburg rural population may be an indication that several of the males are

migratory workers on farms in the area and only return to their families during holiday times or

weekends.

Vredenburg

-3212

-2834

-3836

-289

-121

3221

2831

3856

425

87

-4000 -2000 0 2000 4000

0 - 14

15 - 29

30 - 64

65+

Unspecified

Male Female

FIGURE 24: AGE/ GENDER COMPILATION FOR VREDENBURG SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS



Vredenburg Rural

-344

-316

-597

-35

-6

349

270

374

28

1

-1000 -500 0 500 1000

0 - 14

30 - 64

Unspecified

Male Female

FIGURE 25: AGE / GENDER COMPILATION FOR THE VREDENBURG RURAL AREA SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

5.1.5 HIV/ Aids

During an interview with Mr. Fabricius and Ms. Petch of the Community and Health Services

Department of Saldanha Bay Municipality the HIV/ Aids situation in the Saldanha Bay

Municipal Area was discussed. Although no accurate Aids figures were available they are fully

aware of the seriousness of the HIV/ Aids pandemic. According to Ms. Petch only about 40%

of the people who are affected with the virus are treated by municipal health services. It is

assumed that the remaining 60% of the infected people are treated in the private sector. It is

evident however that since the development of big industries in the areas such Saldanha Steel

the virus has spread drastically.

According to Ms. Petch the bulk of the population that are infected with the virus are in the 15

– 35 age group, which is consistent with the national trend. This may also explain, together

with other factors, the trends displayed in the population pyramids of several of the

communities where a lower population in the 15 - 29 age group is being noted.

5.1.6 Projected Population Growth

The following table indicates population figures that are available for the Saldanha Bay

Municipal area. The most reliable population data being the 2001 CSM5 figures. The source

of the 1999 figures is the West Coast urbanisation report that was compiled by Bertie van Zyl

Incorporated. The 1996 census data was the source for the 1996 population figures. Being a

new settlement no population figures from SA Statistical Services were available for Jacobsbaai

for 1996. The official census results of the 2001 Census were used, although they are believed

to be inaccurate.

5 Combined Services Model compiled by a Technical Work Group consisting of Municipal Councillors, Officials,

Development Bank of SA and Engineering Consultants during 2001 and finalised in February 2002.



1985 TOTAL

1991 TOTAL

1996 TOTAL

1999 TOTAL

2001 TOTAL

Hopefield 3163 5725 4423 4841 6748

Jacobsbaai N/A N/A N/A N/A 130

Langebaan 1275 1957 2735 3968 4272

Paternoster 734 1067 1300 1448

Saldanha * * 16820 20589 21636

St Helena Bay 3453 5542 5566 6820 8104

Vredenburg *26091 *39515 21931 25380 28100

TOTAL 70438

TABLE 9: POPULATION FIGURES FOR SALDANHA BAY MUNICIPALITY FROM 1985 TO 2001 SOURCE: CSM REPORT, BERTIE V ZYL INCORPORATED; 2001 CENSUS; 1996 CENSUS; 1991 CENSUS; 1985 CENSUS.

* The 1985 and 1991 census data grouped the data for Saldanha and Vredenburg together and no separate data for the towns were available. The separate data sets used were sourced from the existing spatial development frameworks that have been compiled for the area.

From the abovementioned data table, growth rates for the area were calculated per town.

Various disparities are reflected with these growth rates per town. However, these disparities

may be attributed to drastic changes and growth in the local economy resulting in migration

within and into the study area.

The population growth rates for the towns within the municipal area are shown in the

following tables:

Hopefield: Langebaan:

Period Growth Rate Period Growth Rate

1985 – 1999 3.06% 1985 – 1991 7,4%

1999 – 2001 -8,3% 1991 - 1996 6,9%

AVG 1985 - 2001 1,58% 1996 - 1999 13,2%

1999 - 2001 13,77%

AVG 1985 - 2001 9,09%

Paternoster: Saldanha:


1985 - 1996 3,4% 1996 - 1999 6,97%

1996 - 1999 6,8% 1999 - 2001 6.82%

1999 - 2001 21,2% AVG 1996 - 2001 6.91%

AVG 1985 - 2001 6,16%

St Helena Bay: Vredenburg:


1985 – 1991 8,2% 1985 – 1991 7,16%

1991 – 1996 0,08% 1991 – 1996 -11,1%

1996 – 1999 7,01% 1996 – 1999 4,99%

1999 – 2001 14,9% 1999 – 2001 28,68%

AVG 1985 - 2001 6,45% AVG 1985 - 2001 3,02%



According to the Greater Saldanha Bay and Environs IDF (VKE, 1999:7) two possible

projections for the population growth were made:

Projection 1:

According to Stewart Scott Traffic Consultants an estimated population growth rate of 12,5%

can be expected until 2005, thereafter a growth rate of 7,5% up to 2010 and thereafter a

growth rate of 5% to 2015 and a growth rate of 3% between 2015 and 2020 (VKE, 1999:7).

Projection 2:

An average growth rate of 4,5% for the area was predicted by Wesgro (VKE, 1999:7). This

projection is regarded as conservative, given the fact that according to this projection, a total

population of 86320 was projected for 2015 and according to the CSM population figures the

population of the Saldanha Bay Municipal area is already 70438.

On the basis of the above information, it is clear that an accurate growth rate will be difficult

to predict given the volatility of economic cycles investment decisions and factors such as

HIV/Aids.

However, given the differences between the demographics characteristics of the different

settlements in the study area, growth rates can be calculated separately for the different

settlements in the area, the average calculated growth rate for the areas for the past 15 years

and then projected. The population projections for the different settlements will then be as

follows:

2001 2005 2010 2015 2020

Hopefield (1,58%) 6748 7185 7771 8404 9089

Jacobsbaai (3%) 130 146 170 197 228

Langebaan (9,09%) 4272 6050 9348 14442 22312

Paternoster (6,16%) 1448 1839 2480 3344 4508

Saldanha 6 (6,91%) 21636 28265 39477 55136 77006

St Helena Bay7 (7,01%) 8104 11815 14224 19442 26575

Vredenburg (3,02%) 28100 31651 36728 42620 49456

TOTAL 70438 86951 110198 143585 189174

TABLE 10: POPULATION PROJECTIONS FOR SALDANHA BAY MUNICIPAL AREA

The average growth rate for the Saldanha Municipal Area for the past 15 years was 5,25%.

The average national growth rate for South Africa is 1,38% and the average growth rate for

the West Coast District from 1985 to 1996 was 3,8% (Bertie van Zyl Inc, 1999:14).

It is evident that the population growth for the study area is higher than the growth of the

West Coast and of the growth of the national population. The high population growth can be

ascribed to the creation of job opportunities in the industrial sector in the study area.

6 Based on the average growth rate of 6,91% for the past 5 years. 7 Based on the more moderate growth rate between 1996 – 1999 of 7,01%



Three scenarios can be projected for the population growth of the Saldanha Municipal Area:

Scenario 1:

The population proceeds to grow at a rate of 5,25%.

Scenario 2:

The population proceeds to grow at a rate of 5,25% until 2010 and thereafter the population

growth evens out to a rate of 3,8% which is consistent with the growth rate projection for the

West Coast District Council area.

Scenario 3: The population grows at a rate of 3,8% according to the West Coast District’s population

growth rate.

The following table and figure indicate the possible population projections for the study area.

2001 2005 2010 2015 2020

SCENARIO 1 70438 86436 111636 144184 186220

SCENARIO 2 70438 86436 111636 134522 162099

SCENARIO 3 70438 81770 98533 118733 143073

SA RATE 70438 76844 85677 95526 106506

TABLE 11: POPULATION PROJECTIONS FOR THE SALDANHA BAY MUNICIPAL AREA

GROWTH RATE

30000400005000060000700008000090000

100000110000120000130000140000150000160000170000180000190000200000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

YEAR

PO

PU

LA

TIO

N

SCENARIO 1

SCENARIO 2

SCENARIO 3

SA KOERS

FIGURE 26: POPULATION PROJECTIONS FOR THE SALDANHA BAY MUNICIPAL AREA

It is important to note that, due to data gaps and changing variables, a more detailed specialist study needs to be undertaken to determine accurate population growth statistics in the study area.



6. SOCIO-ECONOMIC PROFILE

The socio-economic status of the population of an area is a recognized indicator of issues affecting the past

and current economic growth of an area and its potential for future growth. The Saldanha Bay Municipal

Area can be considered as economically significant in terms of its current economic contribution to the

Western Cape economy.

The objective of this section being to provide a spatial overview of the various socio-economic indicators

within the Saldanha Bay Municipal area.

6.1 Income Distribution (refer Plan 20)

“Poverty can be defined as a lack of resources to meet basic needs, such as adequate food, shelter and

basic amenities. It also represents the inability to meet higher order needs, such as the need for personal

fulfilment, recreation and freedom” (DBSA, 1998:37). Income related factors are direct determinants of

poverty levels.

The income earnings per household are an indicator of purchasing power of communities and reflect their

standard of living, which in turn has implications for the future growth potential and need for certain types

of social/ commercial services. Income per household is closely linked with the dependency ratio as

discussed in Section 6.3.2 of this report (refer Plan 20).

< R800 R800 - R1600 R1601 - R3200 > R3200 TOTAL

Number % Number % Number % Number %

Jacobsbaai 6 10 7 11.67 12 20 35 58.33 60

Hopefield 568 27 804 38.23 373 17.74 358 17.03 2103

Langebaan 244 13.51 341 18.88 354 19.6 867 48.01 1806

Paternoster 226 37.92 185 31.04 110 18.46 75 12.58 596

Saldanha 1420 19.91 2416 33.88 1516 21.26 1779 24.95 7131

St. Helena Bay 674 16.62 1912 47.14 646 15.91 824 20.32 4056

Vredenburg 1721 18.43 2626 28.12 2298 24.61 2693 28.84 9338

TOTAL 4859 19.37 8291 33.05 5309 21.16 6631 26.43 25090

TABLE 12: INCOME DISTRIBUTION FOR SALDANHA BAY MUNICIPAL AREA SOURCE: SA STATISTICAL SERVICES, 2001 CENSUS

� Approximately 20% of households earn below R9 600/annum (R800/month) which is below the

recognised poverty line (1998, DBSA);

The low income earned in the local settlements in turn results in a diminished capacity to save and invest.

This has longer-term impacts on the strength and resilience of the local economy due to the lack of local

investment, especially in terms of sustained growth and development of the secondary and tertiary sectors.

6.2 Employment Status The employment status of an area provides indicative data on both the labour market/labour force8 and

the proportion of the population not economically active.

8 Labour Force: The proportion of the economically active population participating in economic activity.



Table 11 can be interpreted as follows:

(i) The majority (60,8%) of the economically active population in the study area are employed.

(ii) Except for Hopefield which has an economically inactive population of 41%, which relates to a

high labour dependency ratio.9

(iii) Labour dependency ratios for the areas are as follows (i.e. for every one person working there is a

factor of people who are dependent on that person):

(iv) Unemployment is the highest in Paternoster at 10,8%. This may be due to strict new legislation

with regard to fishing quotas and depleted resources as Paternoster is primarily a fishing

settlement, although tourism related activities in the medium term should increase employment.

� Hopefield : 1 : 4,6

� Hopefield Rural : 1 : 0,5

� Langebaan : 1 : 0,8

� Paternoster : 1 : 1,3

� Saldanha : 1 : 1

� St. Helena Bay : 1 : 1

� Vredenburg : 1 : 1,1

� Vredenburg Rural : 1 : 0,8

Employed %

Employed

Unemployed- looking for

work

% Unemploye

d

Unspecified/ Informal

% Unspecified

Total

Hopefield 400 69.1 53 9.2 126 21.8 579

Hopefield Rural 2266 60.5 216 5.8 1262 33.7 3744

Langebaan 1171 64.1 62 3.4 594 32.5 1827

Paternoster 356 54.1 71 10.8 231 35.1 658

Saldanha 6695 60.2 1173 10.6 3247 29.2 11115

St Helenabaai 2548 67.8 269 7.2 943 25.1 3760

Vredenburg 7818 58.5 1197 9.0 4342 32.5 13357

Vredenburg Rural 986 63.3 80 5.1 491 31.5 1557

TOTAL for WC 14 22240 60.8 3121 8.5 11236 30.7 36597

West Coast Munic

(DC1) 89417 60.2 9788 6.6 49239 33.2 148444

Western Cape 1372988 53.4 299265 11.6 897669 34.9 2569922

TABLE 13: EMPLOYMENT STATUS FOR SALDANHA BAY MUNICIPALITY SOURCE: STATISTICS SA CENSUS 1996

6.3 Employment per Economic Sector

The number of people employed in the area can be further analysed by assessing the number of people

employed in various economic sectors (refer Plan 21).

Table 13 indicates the employment per economic sector for the Saldanha Bay Municipal Area.

9 Labour Dependency Ratio: The number of economically inactive people in relation to the number of economically

active people. The number of people supported per one employed person.



It is clear that the sector, ‘manufacturing’, is the main employment source in the study area and the sector,

‘agriculture, hunting, forestry and fishing’ is the second highest employment source in the study area. This

can be ascribed to the development of Saldanha Steel and related downstream industries. This

employment trend is reflected by the GGP contribution of the various sectors (Sub section 6.3.4). The

lower contributions of the agricultural sector (fishing) are cause for concern given the fact this sector was

historically the largest source of employment in the area. Figure 27 indicates the Employment per

economic sector for the Saldanha Bay Municipal area according to the 1996 census data.

Hopefield

Hopefield Rural

Langebaan Pater-noster

Saldanha St. Helena Bay

Vreden-burg

Vreden-burg Rural

TOTAL

Agriculture, hunting, forestry

fishing 41 589 50 156 1040 496 423 472 3267

Mining & quarrying 0 6 4 0 24 0 39 0 73

Manufacturing 71 246 96 24 1939 1552 1128 32 5088

Electricity, gas & water supply 8 9 2 0 31 2 97 7 156

Construction 53 312 193 48 384 58 1097 190 2335

Wholesale & retail trade 56 186 173 39 561 125 1202 38 2380

Transport, storage &

communication 9 263 33 5 316 29 1018 17 1690

Financial, insurance, real estate &

business services 20 34 46 15 206 48 524 9 902

Community, social & personal

services 112 403 442 18 1506 128 1059 30 3698

Private households 7 150 78 18 261 44 442 87 1087

Exterritorial organisations 0 0 0 0 0 0 0 0 0

Representatives of foreign

governments 0 0 0 0 0 0 0 0 0

Industry NEC or unspecified 23 68 54 33 427 66 789 104 1564

Total 400 2266 1171 356 6695 2548 7818 986 22240

TABLE 14: EMPLOYMENT PER ECONOMIC SECTOR FOR SALDANHA BAY MUNICIPALITY SOURCE: STATISTICS SA, CENSUS 1996

Employment per Economic Sector for Saldanha Bay Municipality

15%

22%

1%10%11%

8%

4%

17%

5% 0%0% 7%

Agriculture, hunting, forestry fishing

Mining & quarrying

Manufacturing

Electricity, gas & water supply

Construction

Wholesale & retail trade

Transport, storage & communication

Financial, insurance, real estate & business services

Community, social & personal services

Private households

Exterritorial organisations

Representatives of foreign governments

Industry NEC or unspecified


SOURCE: SA STATISTICAL SERVICES, CENSUS 1996



6.4 Gross Geographical Product

The Gross Geographical Product (GGP) in the value of all goods and services produced in an area (or

region) in one year. The GGP is an important indication of the production activity of an area.

It is difficult to exactly determine the GGP for the Saldanha Bay Municipal Area as no specific data is

available from Statistics SA and other information available may be outdated which reflects the more recent

trends in the developing economy of the municipal area.

According to Wesgro the Gross Regional Product for the West Coast for 1994 was R326 Million. This GRP

was divided by:

Primary Sector : 13,2%

Secondary Sector : 49%

Trade & Finance : 21,8%

Community Services & Other : 15,8%

Due to the outdated census data, and other inconsistencies between various data basis, it is

recommended that a more detailed specialist report of the overall economy of the municipal area

and its context within the broader economy is undertaken as part of the sectoral economic input to

the Saldanha Bay Municipal IDP.

6.5 Literacy Levels Education creates opportunities for individuals, expanding the range of occupational options in life from

which they may choose. The education levels of the population of an area impacts directly on the long-

term welfare of its community, through its indirect influence on health, fertility and life expectancy.

Education further helps to increase the value of other forms of social and physical investment (DBSA,

1998: 45).

Level of Education Percentage %

No schooling 10.2

Primary 32.2

Some secondary 26.0

Less than matric & certif/dip 1.9

Matric only 10.8

Matric & certif/dip/other 3.6

Matric & degree 1.3

Unspecified/NA 13.9 TABLE 15: LITERACY LEVELS FOR THE SALDANHA MUNICIPAL AREA SOURCE: OCTAGONAL DEVELOPMENT (2002:26)



10%

32%

26%

2%

11%

4%1%14%

No schooling Primary Some secondary Less than matric & certif/dip Matric only Matric & certif/dip/other Matric & degree Unspecified/NA

FIGURE 28: LITERACY LEVELS FOR THE SALDANHA BAY MUNICIPAL AREA

SOURCE: SA STATISTICAL SERVICES 1996 CENSUS

According to this data the literacy levels for the study area are poor. Of the population in the study area

10% have no schooling whatsoever, while 32% of the population has only primary education. Only 11%

of the population has a matric qualification and only 5% of the population have received tertiary

education. This shows that urgent attention must be given to the education sector within the study area.



7. ANALYSIS: THE BUILT ENVIRONMENT 7.1 Transport Infrastructure

7.1.1 Introduction

This section describes the current status of the transport system in the Saldanha Bay Municipal

area. The transport system includes both infrastructure (such as roads, parking areas, and

public transport facilities) and services (including the level of service provided by the road

system to meet travel demands).

7.1.2 Transportation System Context (refer Plan 22)

There are three main arterial roads that serve the Saldanha Bay Municipal area, these roads

being Trunk Road 77/1 (TR 77/1) or R27 (also known as the West Coast Road), Trunk Road

21/3 (TR 21/3) (road between Vredenburg and Velddrif), and Trunk Road 21/2 (road between

Vredenburg and Hopefield) (R45). The R27 provides access to the area from the north and

south, connecting the municipal area with other West Coast Towns. TR 21/3 (which becomes

Main Road 238 further south) links Vredenburg to the R45 intersection which links Vredenburg

with Saldanha and Velddrif. The R45 stretches east-west through the study area to link

Vredenburg with Hopefield and Paternoster. The secondary roads in the Municipal Area are:

Main Road 233 (linking Langebaan to the TR27), Main Road 559 (linking Langebaan with

Saldanha), Minor Road 533 (linking St Helena Bay to the other towns) and Main Road 234

(linking Hopefield to the R27 in the vicinity of Velddrif.

The most prominent road in terms of usage frequency is Main Road 238, between Saldanha

and Vredenburg, with the majority of road users being light vehicles (refer Plan 23). The largest number of taxis in the entire municipal area is also found on this road. These high traffic

volumes in the municipal area reflect Vredenburg and Saldanha roles as the two primary

employment and residential nodes. People from lower income groups use public transport to

commute, contributing to these high volumes. The prevalence of heavy vehicles is largely due

to road construction works that were ongoing in the area during the time when the traffic

counts were conducted.

The lowest traffic volumes occur on the north bound Main Road 234 between Hopefield and

Velddrif, the reason being that the majority of road users from Hopefield use the R45 to

Vredenburg. This implies that there is strong road user gravitation towards Vredenburg, the

main employment and business node in the region, and that far fewer trips are generated

between Velddrif and Hopefield.

The road network with its major intersections and traffic volumes, displays a strong gravitation

towards Vredenburg and Saldanha, confirming the towns roles as the significant economic

nodes of the municipal area. It is considered advantageous that the R27, which carries regional

through traffic, bypasses the towns, thus avoiding unnecessary conflicts, however, this also has

a detrimental economic affect as passing economic opportunities are lost.



7.1.3 Road Hierarchy

The road network hierarchy generally reflects the intended traffic function of each route. The

functional hierarchy system, as used by the PAWC, is represented in Table 16 below:

CLASSCLASSCLASSCLASS TYPETYPETYPETYPE DESCRIPTIONDESCRIPTIONDESCRIPTIONDESCRIPTION

1 National and

Regional

Distributors

These are predominantly rural roads whose main function is to

facilitate regional distribution of traffic (intercity movement).

2 Primary Distributors This class road forms the primary network for the urban areas as a

whole. All long distance traffic movements to, from and within the

city should be focused onto such roads.

3 District Distributors These roads distribute traffic between the principal residential,

industrial, and business districts of the town and form the links

between the primary network and the roads within residential areas.

4 Local Distributors These are residential through-roads that distribute traffic within

communities and link district distributors and access roads.

5 Residential Access

Roads

These roads give people direct access to buildings and land within

neighbourhoods.

TABLE 16: ROAD HIERARCHY CLASSIFICATION SYSTEM

(SOURCE: PAWC, ROAD ACCESS POLICY, P. 9.6)

i. Regional Distributors

Trunk Roads

• TR77/1 or R27 (Milnerton-Velddrif) also known as the West coast Road

ii. Primary Distributors

Trunk Roads

• TR 21/2 or R45 (Hopefield-Vredenburg)

• TR 21/3 or Main Road 399 (Vredenburg-Velddrif)

• TR 85/1 or R79, past Saldanha Steel and Namakwa Sands)

iii. District Distributors

Main Roads

• Main Road 233 (Langebaan-Langebaan Road)

• Main Road 559 (Saldanha Bay-Klub Mykonos)

• Main Road 238 (Vredenburg-Saldanha) (R45)

• Main Road 240 (Vredenburg-Paternoster)

• Main Road 533 (TR 77/1-St Helena Bay)

• Main Road 399 (TR21/3-Vredenburg Velddrif)



Divisional Roads

• Divisional Road 2151 (Main Road 559-Bluewater Bay)

• Divisional Road 2160 (Vredenburg-Stompneusbaai)

• Divisional Road 2164 (Paternoster-Stompneusbaai)

iv. Local Distributors

Minor Roads

• Minor Road 45 (Langebaan-Klub Mykonos)

• Minor Road 44 (Main Road 233-Klub Mykonos)

• Minor Road 536 (Klub Mykonos-Main Road 559)

• Minor Road 538 (Linking main Road 559 with Trunk Road 85/1 and giving access to

Saldanha Steel)

• Minor Road 598 (TR 85/1-TR 21/2)

• Minor Road 599 Main Road 559-TR 85/1)

The information supplied by the PAWC: Department of Transport indicates the road usage

patterns at two intersections (R27 Main with Road 233 (the road to Langebaan) and Main

Road 238 with Minor Road 238 (the road to Jacobsbaai) over time. The traffic counts indicate

an increase in the number of light (by 12.8%) and heavy (by 24.71%) vehicles between

Saldanha and Vredenburg in the period 08/2000-01/2002. However, there is no information

regarding public transportation for 2002, although there are traffic counts (139 taxis and 60

buses) for 2000.

At R27- with Main Road 233 intersection (in northern direction) counts indicated a decrease by

22.8% in the number of light vehicles, an increase by 43.3% in the number of heavy vehicles,

an increase by 61.4% in the number of taxis, as well as a decrease by 21.74% in the number

of busses in the period between 11/1999 and 08/2001. The increase in heavy vehicles may be

a result of road construction as well as the growing industrial development in the area. The

increase in industrial activities leads to an increase in job opportunities which results increasing

need for public transport.

The TR 77/1-Main Road 233 intersection (from the direction of Cape Town) study indicated

increases in the numbers of heavy vehicles as well as busses and taxis, due to industrial

development and employment opportunities.

The R27 - Main Road 233 intersection (in the direction of Langebaan) showed that where there

were previously no public transportation and heavy vehicles, later on traffic counts were picked up

for this traffic mode.

It should be noted that the increase in heavy vehicles on Main Road 233 can largely be attributed

to road construction. It is mentioned above that the road network hierarchy is created by the

functions of individual roads. There was also an increase in the number of light vehicles. This

increase may be the result of the development of Langebaan. The responsible authority of Main

Road 233 should ensure that this road is in a condition to carry increasing traffic volumes.



In general the condition of the roads in the municipal area is considered satisfactory; further to

this the road network is able to manage existing traffic volumes effectively.

7.2 Services Infrastructure

7.2.1 Water

The bulk sources of fresh water for the municipal area are wet catchment areas that are

naturally recharged by rainfall. Water is provided to the Saldanha Bay Municipal area by the

District Council through the Saldanha-Berg River Water Provision Scheme (VKE Engineers,

1999). The main bulk water source is the Berg River, which feeds to the Misverstand Dam from

where the water is pumped to a purification facility. It is then stored in the Bezaansklip and

Vergeleë reservoirs. The Bezaansklip Reservoir is a district reservoir and is managed by the

West Coast District Municipality (DC1). Several other smaller reservoirs in the network store

and distributes water through water pipelines. Three significant pump stations are situated at

Saldanha, Vredenburg and Louwville. Plan 24 indicates the different water reservoirs in the

study area and the areas that the reservoirs serve.

According to the Water Management Plan for Saldanha the Hoogland water zone will have a

shortage of –3,56 Ml per day in 2003 and the shortage can increase to –6,6Ml per day in

2013. Plans are under way to upgrade the Hoogland reservoir that provides water to the

Diazville area. This plan also recommended that a new 400θmm water main be built to replace

the old steel pipeline.

Water provision for Vredenburg is not sufficient as the water pressure during peak times of the

day are below the accepted standard. According to the Town Engineer planning is under way

to address this problem. A 16Ml reservoir has to be built to address the long term future needs.

A significant groundwater resource / aquifer is located in the central part of the study area.

Water from this aquifer is extracted by the District Municipality, to boost bulk supply.

Due to the dry summer season, the relatively low storage capacity of the reservoirs, and the

rising levels of demand/consumption (due to population growth), water supply to the

municipal area may be a problem and council has to make provision in its budget for the

extension of the water network according to the Water Management Plan in order to provide

an effect service.

7.2.2 Stormwater

Stormwater in the study area is disposed by open canals. In general the storm water services in

the study area are adequate, except for Louwville, where a new storm water canal has to be

built in the informal area of Louwville.

7.2.3 Sewerage (refer to Plan 24)

There are 3 major pump stations with high capacity in the municipal area. There are five

sewage treatment plants in the municipal area and they are located at Saldanha, Vredenburg,

Langebaan, Laingville and Paternoster. Most of the freshwater inputs that are discharged

annually through the sewage treatment works, are not recycled and discharge into



environmental sinks. In general the sewerage treatment system is adequate to address the

demands of the study area. The following improvements are currently being addressed:

• The pump station at Saldanha will have to be upgraded for the increased population that are

anticipated. This treatment plant can’t be extended on the existing property and will have to

be extended to the west on private owned land.

• The sewer service is not adequate at Hopefield and has to be upgraded at some stage.

Purified water is recycled and used at Saldanha Steel for industrial and irrigation purposes.

The excess gravitates in the Bok River to the sea.

• The erven in Jacobsbaai are still serviced by septic tanks. Council plans to develop a small

treatment plant in the area that will be able to serve 1000 – 2000 erven.

• Council are in the process of installing a sewer system at the fishing factories in St Helena

Bay.

7.2.4 Electricity (refer to Plan 25)

Bulk electricity (400 kV) is supplied by Eskom throughout the municipal area. Saldanha Steel

receives electricity (132 kV) directly from Eskom. There is a 132 kV substation in Blue Water

Bay that distributes electricity to the industria areas. 66kV networks supply electricity to

Vredenburg, Saldanha, St Helena Bay and Velddrif, while 11 kV networks supply Langebaan,

Jacobs Bay and Paternoster. The bulk of the municipal areas electricity is provided by Council

except for St Helena Bay and the rural areas that receive electricity directly from Eskom.

7.2.5 Solid Waste Management

The Saldanha Bay Municipal area produces 634 tons of solid waste per week (Entech

Consultants, 2001), which is serviced from 16 611 service points. The solid waste is

transported to the following municipal solid waste disposal sites: Vredenburg Landfill and

Langebaan Landfill Site. Of these, only the Vredenburg landfill has medium to long term

capacity.

The Vredenburg landfill site (refer to Plan 24) has been identified as a possible district solid

waste disposal site. If this site is to be used as regional solid waste site it will have to be

upgraded to meet environmental requirements. Negotiations are taking place between the

District Council and the Saldanha Bay Municipal Council with regard to the future use of the

site.

Solid waste needs to be disposed of in a manner that encourages re-use and recycling, thereby

decreasing the amount of the leachates that enter the ground water zone. The finalisation of

the solid waste management plan is therefore considered an important issue that needs to be

addressed.

7.2.6 Communications



Telkom lines are generally adequate as main communication networks. The area is well

serviced by both the three main cellular networks, MTN, Vodacom and Cell C.

7.2.7 Public transport

According to Octagonal (2002) the provision of public transport services is irregular and the

service ineffective. Problems that are experienced relate mainly to the smaller towns where

there are neither taxis nor other forms of public transport. There is a need for some form of

public transportation, even if it is at fixed times with an adequate weekly frequency. This

service is of critical importance if higher order services are to be accessible to remote towns

with insufficient thresholds.

7.2.8 Air fields/ Landing Strips

There are four significant landing strips in the municipality area; two around St Helena, one in

the vicinity of Jacobs Bay, and the other between Saldanha and Vredenburg. The main air field

in the municipal area is the Vredenburg / Saldanha field. This field is under–manned and thus

not utilised to its full potential.

7.2.9 Cemeteries

Cemeteries are located in Vredenburg (560 graves), Partenoster (473 graves), Langebaan (584

graves), Laingville (1250 graves), Hopefield (1200 graves), Saldanha (7 graves) and the central

area (12115 graves). The capacity of the existing cemeteries is adequate for the area, for at

least the next five years.

7.3 Social Infrastructure (refer Plan 26)

The social infrastructure of the Saldanha Bay Municipal Area is linked to the services of the local residential

areas and comprises mainly primary and secondary education facilities, health care facilities, civic facilities

and recreational facilities.

7.3.1 Education (refer Plan 26)

According to the department of Education there are two tertiary institutions in the study area.

There are, however, additional satellite tertiary education facilities recorded by VKE Engineers

(VKE, 1999:15).

The following tertiary institutions are located in the study area:

• Karitas Training Centre

• West Coast FET College (Vredenburg Campus)

Satellite institutions include the following:

• Westlake Satellite Campus

• Peninsula Technikon Satellite Campus

• Damelin Correspondence Schools



The following primary and secondary education facilities are located in the Saldanha Bay

Municipal area:

• Diazville High School

• Diazville Primary School

• Holvlei Primary School

• Hopefield High School

• Hopefield Primary School

• Langebaan Primary School

• Eden Primary School

• Panorama Primary School

• Weston Secondary School

• St Augustine’s Primary School

• Saldanha Primary School

• St. Andrews Primary School

• Steenberg’s Cove Primary School

• Julie Hayes Primary School

• Vredenburg High School

• Vredenburg Primary School

• Weskus Special School (school of skills – Saldanha)

• Curro Langebaan Private School

A number of crèches/pre-primary schools are run from privately owned homes.

7.3.2 Health (refer Plan 26)

Health care services are provided by various organisations in the Saldanha Bay area; these include

local authorities, West Coast District Council, private and church organisations, as well as the

Provincial Administration of the Western Cape (VKE, 1999:16).

Two hospitals are located within the study area, namely:

• Vredenburg Hospital (PAWC) with a capacity of 80 beds

• Saldanha Hospital with a capacity of 45 beds

(Source: VKE Engineers, 1999)

A number of clinics and mobile services are distributed throughout the study area, providing

general medical assistance to the population.

Saldanha Vredenburg St Helena Hopefield Langebaan Paternoster

Libraries 2 2 2 1 2 1 Public Assembly 4 4 2 3 3

Religious Activities 19 30 6 5 6

Sports 5 6 1 4 4

Cemeteries 4 7 2 2 2

Police 1 2 1 1 1

Primary Schools 3 2 1 2 1 1

High Schools 1 1 1 1 1



Tertiary Education 2 - -

Other Schools 1 1 - 1

Hospitals 1 2

Clinics 2 3 2 1 1 1

Satellite Clinics 3

Mobile Services 2 3

TABLE 17: SUMMARY OF SOCIAL INFRASTRUCTURE PROVISION

The table above indicates the distribution of public facilities across the municipal area. These

facilities need to be distributed in an equitable manner that addresses the needs of all

communities in the municipal area. Alternatively, the threshold populations must be available

to ensure their sustainability. If their provision is compared to the number of end-users, it is

evident that some settlements are under-provided. It is understandable, however, that some

settlements may function as rural service centres, which means that they would be supported

by higher order services in the larger towns. Nevertheless, the linkages between these service

centres and their service areas need to be well developed if adequate levels of service are to

be provided.

7.4 Heritage resources: built environment

Built historical cultural elements as heritage resources include historical homesteads, dwellings, structures,

tree lanes and landscapes, etc. Various sites have been identified and listed below (this section should be

read in conjunction with Section 8 of this report).

� Historical Homesteads: Cloeteskraal, Oostewal, Waschklip, Patrysberg, Heuningsklip, Jacobsbaai,

Oranjevlei, Kliprug, and Swartriet.

� Historical Dwellings: fishermen’s cottages (in Paternoster – Kliprug; in Saldanha – Hoedjieskop

and Oorlogsvlei; in St Helena Bay, as well in Parkesdorp.

� Historical Buildings/Structures: Anglican Church in Saldanha, D R Church in Langebaan, Cape

Columbine Lighthouse, Da Gama Memorial Cross in Stompneusbaai, Soldatenpost in St Helena Bay,

Granite Formations in Witteklip/ Kasteelberg, as well as the School building in Panorama.

Please note: A comprehensive list of all listed buildings and structures that are proclaimed national

monuments, is awaited from the South African Heritage Resources Agency (SAHRA). 7.5 Spatial Budget A Spatial budget is an inventory and distribution analysis of all facilities / land uses that occur in a specific

study area. For the purpose of this section, a spatial budget was compiled for each town and certain

neighbourhoods districts in a town with the same characteristics. The purpose of a spatial budget is to

quantitatively determine the spatial distribution of facilities and services in an area with the objective of

identifying quantitative spatial distribution inequalities.

A detailed Spatial budget for all the urban areas within the Saldanha Municipal area was compiled (refer

Annexure A):

7.5.1 Hopefield



For the purposes of the spatial budget, Hopefield was assessed as two neighbourhoods, these

being Hopefield and Oudekraal.

FIGURE 29: NEIGHBOURHOOD AREAS IN HOPEFIELD

i. Residential (refer Table 18)

The total overall percentage of vacant erven in Hopefield is 25.3%. The suburb of Oudekraal

having 15,82% compared to Hopefield with 41,3%).

SUBURBSUBURBSUBURBSUBURB EXISTING / EXISTING / EXISTING / EXISTING /

ZONEDZONEDZONEDZONED % OF TOTAL% OF TOTAL% OF TOTAL% OF TOTAL VACANTVACANTVACANTVACANT

% OF % OF % OF % OF

SUBURBSUBURBSUBURBSUBURB

VACANTVACANTVACANTVACANT

% OF TOWN% OF TOWN% OF TOWN% OF TOWN


% OF TOTAL % OF TOTAL % OF TOTAL % OF TOTAL


Hopefield 528 37.21 218 41.3 15.36 60.72

Oudekraal 891 62.79 141 15.82 9.94 39.28

TOTAL 1419 100 359 57.12 25.3 100

TABLE 18: THE DISTRIBUTION OF RESIDENTIAL ERVEN IN HOPEFIELD

N

OUDEKRAALFONTEIN

HOPEFIELD



ii. Community facilities

Of the 22 community facilities, only 6 (27,27%) are located in Oudekraal and 16 (72,27%) in

Hopefield.

SUBURBSUBURBSUBURBSUBURB EXISTINGEXISTINGEXISTINGEXISTING % OF TOTAL% OF TOTAL% OF TOTAL% OF TOTAL

Hopefield 16 72.73

Oudekraal 6 27.27

TOTAL 22 100

TABLE 19: THE DISTRIBUTION OF COMMUNITY FACILITIES IN HOPEFIELD

iii. Business Component

Of the 39 business premises in Hopefield, only 11 (28,2%) are located in Oudekraal, 2 of which are

functioning, and the rest are either vacant or derelict. Relative to usage, business sites are over-

provided in Oudekraal, possibly because of the limited market / buying power.

SUBURBSUBURBSUBURBSUBURB EXISTINGEXISTINGEXISTINGEXISTING % OF TOTAL% OF TOTAL% OF TOTAL% OF TOTAL VACANTVACANTVACANTVACANT

% OF % OF % OF % OF



% OF % OF % OF % OF

TOWNTOWNTOWNTOWN




Hopefield 28 72.79 6 21.43 15.39 40

Oudekraal 11 28.21 9 81.82 23.08 60

TOTAL 39 999 100 359 61 61

TABLE 20: THE DISTRIBUTION OF BUSINESSES IN HOPEFIELD

iv. Industry

Of the 24 industrial sites, 13 (54,2%) are located in Oudekraal, all of which are vacant. This is

an indication of the slow growth in the local economy of the town.



% OF % OF % OF % OF


% OF % OF % OF % OF

TOWNTOWNTOWNTOWN



Hopefield 11 45.8 - - - -

Oudekraal 13 54.2 13 100 51.17 100

TOTAL 24 100 13 100 51.17 100

TABLE 21: THE DISTRIBUTION OF INDUSTRIES IN HOPEFIELD



7.5.2 Vredenburg

For the purposes of the spatial budget, Vredenburg was assessed as three neighbourhoods, namely

Vredenburg, Louwville and Chris Hani Park.

FIGURE 30: NEIGHBOURHOOD AREAS IN VREDENBURG

i. Residential

16,2% of the residential erven in the town is vacant, with Vredenburg displaying the highest

number of vacancies (32,82% at suburb level and 8,03% at town level).



% OF % OF % OF % OF



% OF % OF % OF % OF

TOWNTOWNTOWNTOWN




Vredenburg 1816 24.48 596 32.82 8.03 49.58

Louwville 4775 64.36 266 5.57 3.59 22.13

Chris Hani Park 828 11.16 340 4.58 4.58 28.29

TOTAL 7419 100 1202 42.97 16.2 100

TABLE 22: THE DISTRIBUTION OF RESIDENTIAL ERVEN IN VREDENBURG

ii. Community facilities

Of the 40 identified community facilities, 55% are located in Louwville, 45% in Vredenburg

and no facilities in Chris Hani Park. Chris Hani Park is a new informal settlement and no formal

facilities have been provided here yet. According to the CSM report the total population of

Chris Hani Park is 4087. Urgent attention must be paid with regard to the provision of

community facilities in Chris Hani Park.

LOUWVILLEVREDENBURG

N

CHRIS HANI PARK



SUBURBSUBURBSUBURBSUBURB EXISTINGEXISTINGEXISTINGEXISTING % OF TOTAL% OF TOTAL% OF TOTAL% OF TOTAL

Vredenburg 18 45

Louwville 22 55

Chris Hani Park - -

TOTAL 40 100

TABLE 23: THE DISTRIBUTION OF COMMUNITY FACILITIES IN VREDENBURG

7.5.3 Saldanha

For the purposes of the spatial budget, Saldanha was assessed as three neighbourhoods,

namely Saldanha, Diazville and White City.

FIGURE 31: NEIGHBOURHOOD AREAS IN SALDANHA

i. Residential Component

19,3% of the residential erven in Saldanha are vacant, with Saldanha suburb displaying the

highest number. Compared to the housing provision (refer to Plan 16 and Section 7.6 of this report) it is evident that there is a need for more erven to address the need housing in the

lower income groups.



% OF % OF % OF % OF







Saldanha 1782 35.17 596 33.45 11.76 60.94

White City 461 9.1 103 22.34 2.03 10.53

Diazville 2824 55.73 279 9.88 5.51 28.53

TOTAL 5067 100 978 65.67 19.3 100

TABLE 24: THE DISTRIBUTION OF RESIDENTIAL ERVEN IN SALDANHA

N

SALDANHA

DIAZVILLE

WHITE CITY



ii. Business Component

Of the 115 formal business sites, 72 (62,6%) are located in Saldanha, 2 (1,7%) in White City

and 43 (37,4%) in Diazville. From the erven that are provided in Diazville, 46% are vacant,

suggesting that the provision outweighs the demand or this may indicate a demand for the

development of entrepreneurship and training in business skills in this lower income area.

Although 9 – 12,5% of the sites in Saldanha are vacant, this figure is relatively low and should

be seen as an opportunity to draw investment to Saldanha.


ZONEDZONEDZONEDZONED

% OF % OF % OF % OF

TOTALTOTALTOTALTOTAL VACANTVACANTVACANTVACANT

% OF % OF % OF % OF



% OF % OF % OF % OF

TOWNTOWNTOWNTOWN




Saldanha 72 61.54 9 15.5 7.69 31.03

White City 2 1.71 - - - -

Diazville 23 36.75 20 17.09 17.09 68.97

TOTAL 97 100 20 17.09 17.09 68.97

TABLE 25: THE DISTRIBUTION OF BUSINESSES IN SALDANHA

iii. Industry

All industries are based in Saldanha, while the other two suburbs have predominantly

residential function. Of the 53 industrial sites in Saldanha, 33 (62,3%) are vacant. This

confirms that Saldanha has the capacity for further industrial development with existing

industrial areas.


ZONEDZONEDZONEDZONED % OF TOT% OF TOT% OF TOT% OF TOTALALALAL VACANTVACANTVACANTVACANT





Saldanha 53 100 33 62.26 100

White City - - - - -

Diazville - - - - -

TOTAL 53 100 33 62.26 100

TABLE 26: THE DISTRIBUTION OF INDUSTRIES IN SALDANHA

iv. Community facilities

Of the 105 community facilities in the area, 69 (65,1%) are located in Saldanha, 5 (4,7%) in

White City and 32 (30,2%) in Diazville. The pattern of community facility distribution is

unequal considering that the suburbs of White City and Diazville, which are predominantly

residential (and therefore having more threshold) have considerably less community facilities.

According to the population figures of White City (2707) and Diazville (11408) and the

guidelines for the provision of community facilities, these settlements are under-provided.





% OF % OF % OF % OF







Saldanha 69 65.09 15 21.74 14.15 62.5

White City 5 4.72 1 20 0.94 4.17

Diazville 32 30.19 8 25 7.55 33.33

TOTAL 106 100 24 66.74 22.64 100

TABLE 27: THE DISTRIBUTION OF COMMUNITY FACILITIES IN SALDANHA

7.5.4 Langebaan

For the purposes of the spatial budget Langebaan was assessed as one unit.

FIGURE 32: LANGEBAAN


ZONEDZONEDZONEDZONED UTILISEDUTILISEDUTILISEDUTILISED

% % % %

UTILISEDUTILISEDUTILISEDUTILISED VACANTVACANTVACANTVACANT

% % % %


UNACCOUNUNACCOUNUNACCOUNUNACCOUN

TED FORTED FORTED FORTED FOR

% OF % OF % OF % OF

UNACCOUNTEDUNACCOUNTEDUNACCOUNTEDUNACCOUNTED

Residential 3579 1549 43.28 1806 50.46 224 6.26

Business 35 22 62.86 7 20 6 17.14

Industrial 3 3 100 - - - -

Community Facilities

14 14 100 - - - -

Resort Residential 66 43 65.15 - 23 34.85

Open Space 64 4 6.25 34 53.13 26 40.36

TOTAL 3761 1635 1847 276

TABLE 28: LAND USE IN LANGEBAAN

LANGEBAAN

N




50.46% of the total residential component is vacant. This could largely be ascribed to

Langebaan’s role as a holiday town and retirement destination.

ii. Business Component

62.86% of the business sites are occupied, with a vacancy factor of 20%.

iii. Industrial Component

All identified industrial sites are utilised. With the context of Langebaan’s role as a holiday

town and retirement destination and it’s the close proximity of Saldanha industrial area, it can

be assumed that there are sufficient industrial erven in Langebaan.

iv. Community Facilities Component

With regard to the population of Langebaan the provision of community facilities is considered

adequate.

v. Resort Residential

A total of 66 of the cadastral properties in Langebaan are zoned for “Resort purposes” – the

zone makes provision for holiday housing and accommodation, taverns, and licensed hotels.

7.5.5 St Helena Bay

For the purposes of the spatial budget, St Helena Bay was assessed as two neighbourhoods, namely

St. Helena Bay (consisting of Britannia Point, Stompneusbaai, Sandy Point and Steenbergsbaai) and

Laingville.

FIGURE 33: NEIGHBOURHOOD AREAS IN ST HELENA BAY

LAINGVILLE

ST HELENABAAI

N




Of the Residential zoned erven in St. Helena, 47% are vacant. Of the total, 38,75% of vacant

erven in the total study area are in St Helena and 8,61% are in Laingville. The high percentage

of vacant erven can be ascribed to the new housing developments in Sandy Point and Britannia

Bay that are in their developmental stages and still have to be sold.

With regard to the Housing Waiting List (refer to Section 7.6 of this report) land has to

be identified for lower income housing purposes in the Laingville area.


ZONEDZONEDZONEDZONED % OF TOTAL% OF TOTAL% OF TOTAL% OF TOTAL VACANTVACANTVACANTVACANT % OF SUBURB% OF SUBURB% OF SUBURB% OF SUBURB

% OF % OF % OF % OF

TOWNTOWNTOWNTOWN



Laingville 1307 41.2 273 21 8.61 18.2

St Helena 1866 58.8 1229 66 38.75 81.8

TOTAL 3173 100 1502 87 47.36 100

TABLE 29: THE DISTRIBUTION OF RESIDENTIAL ERVEN IN ST HELENA BAY

7.6 Housing (refer to Plan 27)

From information obtained from the Human Settlement Plan (Saldanha Bay Municipality, 2010), it is

evident that although housing supply is being addressed by Council, on an ongoing basis there is a critical

shortage that needs to be urgently addressed.

Evidence shows that the priority areas for housing provision are Vredenburg and Saldanha.

Proportionately, Vredenburg has the largest number of backyard shacks, representing housing need;

Saldanha has the highest number of people waiting for housing. The demand for housing in Saldanha

shows that it is a more desirable location, given that Saldanha is a major employment generator.



TABLE 30: HOUSING PROVISION IN THE SALDANHA BAY MUNICIPAL AREA

SOURCE: HUMAN SETTLEMENT PLAN, SALDANHA BAY MUNICIPALITY



7.7 Landscape Analysis

The natural and cultural heritage of an area belongs to all people, and we each therefore have a right

and responsibility to understand, appreciate and conserve its values. However, any attempt to

manage the conservation of a cultural landscape must be based on the communication of its

significance and the need for its conservation to its host community and its visitors.

A cultural landscape, as found in the Saldanha Bay Municipal Area, is comprised of the layers of

adaptation and transformation of the various human and natural components that have over time

contributed to an area’s particular character. It encompasses visual landscapes, historic places, sites

and built environments, as well as natural fauna and flora and the remnants of cultural practices. It is

this character that influences how people perceive a particular area. Although each person identifies

with a place differently; there is always a commonality in their perception and understanding of the

broader space defining elements of a landscape.

This section attempts to highlight broader, macro elements making up the cultural landscape within

the Saldanha Bay Municipal Area. By using the broad categories described by Kevin Lynch (Lynch,

1960) one can identify a number of significant physical structuring elements within the landscape,

which collectively play a key role in providing a shared image / sense of place. These structuring

elements can be organised into five categories, namely:

� Paths

� Edges

� Districts

� Nodes

� Landmarks

(Dept of Planning, Local Government and Housing, 1999, pg. 49)

By broadly identifying these space-defining elements within the Saldanha Bay Municipal Area at a

spatial level one can begin to understand the areas unique ‘cultural landscape’ and therefore how

people interpret its character and structure. The following broad analysis seeks to identify the

elements that should be informing the spatial planning and future management of the Saldanha

Bay Municipal Area.

7.7.1 Paths

Paths are channels of movement, e.g.: roads, rivers, canals railways, streets, walkways, etc.

Paths in the landscape are elements with clear origins and destinations that have strong

identities which help tie areas together.

The Saldanha Bay Municipal Area has three primary forms of ‘paths’. The first being the roads

into and around the study area, and the second being the Railway lines and the third being the

Salt River. The most significant path in the area may perhaps be the R27 road that runs north-

south through the Municipal Area and divides the area in an eastern and western portion.

Other roads are the R45 Road that runs from Paternoster to Hopefield, dividing the study area

into a northern and southern portion. These two roads are the most significant roads in the

area the other roads in the area distributes movement throughout the study area.



The Sishen/ Saldanha Railway line runs from north to south through the study area and the

other railway line runs from Hopefield in a north-western direction and then south-westerly

towards Vredenburg and Saldanha.

The Berg River and the Salt River are the most significant rivers in the area. The Berg River is the

boundary of the study area.

These paths provide the physical accessibility to and within the area, and therefore serve to

integrate the various sub-regional components. It is interesting to note that primary paths are

crossing one another at different places in the area, forming the central spine along which the

settlement pattern of the area is orientated.

FIGURE 34: PATHS IN THE SALDANHA BAY MUNICIPAL AREA

7.7.2 Edges

These are linear boundaries, which close one region / district / settlement off from another. Many

edges are uniting seams, rather than isolating barriers, dividing two regions strongly, but providing

a visual relation (e.g. water edges) between them.

There are a number of defining edges in the Saldanha Bay Municipal Area. Visual definition is

created by the Atlantic Ocean to the north, west and south; the Langebaan Lagoon, the Berg River

which are the northern boundary of the study area, and the series of hills in the northern study area

and the hills to the south of the study area at Langebaan.



FIGURE 35: EDGES IN THE SALDANHA BAY MUNICIPAL AREA

These edges give spatial definition and enclosure to the study area, and provide an element of

legibility and identity. Edges enable people resident and visiting the area to feel orientated, always

aware of their location within the area.

7.7.3 Districts

Districts are essentially medium to large areas, which have some common character. The physical

characteristics that determine districts are thematic continuities, which consists of a variety of

components, e.g. topography, land use, etc.

The Saldanha Bay Municipal area has a number of areas that could be regarded as districts or sub-

districts, given their individual character, i.e.:

• The coastal settlements of Britannia Bay, Stompneus Bay, St Helena Bay and Laingville and

their immediate environs

• Langebaan and Mykonos

• Vredenburg Koppiesveld

• The Berg River and Salt River riverine environment

• Nature Conservation and natural areas

• Agricultural Areas



FIGURE 36: DISTRICTS IN THE SALDANHA BAY MUNICIPAL AREA

7.7.4 Nodes

Nodes can be described as places of high accessibility, activity and opportunity, strategic points that

constitute focal areas or settlements in a rural landscape.

The Saldanha Bay municipal Area is characterised by several settlements of which most of them are

situated along the coastline, their location being a direct response to the localised natural attributes

of the area. There are nine focal points that could be considered as nodes, namely:

• Vredenburg

• Saldanha

• Jacobsbaai

• Paternoster

• Britannia Bay & Stompneus Bay

• St Helena Bay

• Laingville

• Hopefield

• Langebaan



FIGURE 37: NODES IN THE SALDANHA BAY MUNICIPAL AREA

7.7.5 Landmarks

Another important landscape element being external reference points physical objects which the

observer frequently uses as clues of identity that are relied upon by people as a journey becomes

more and more familiar.

The Saldanha Bay Municipal area landscape has a number of significant landmarks, most of which

correspond to the ‘edges’ as mentioned previously. The most significant landmarks in the area,

which provide a source of external reference include:

• Berg River

• Salt River

• Langebaan Lagoon

• Atlantic Ocean

• Witteklip Granite Rock near Vredenburg

• Hills in the Northern “Koppiesveld”

• West Coast Road

A cultural landscape can also be understood at a more local scale, thereby revealing characteristics

particular to a district that forms part of the broader sub-region.



From the aforegoing analysis, it is clear that the application of a place-specific approach to the

spatial planning, design and management of the Saldanha Bay Municipal area is of critical

importance. Its application at the various levels of planning (sub-regional to site specific) will

ensure the retention of “place specific character” and that the meanings that people attached to

their places and the values that underpin such meanings are not neglected.

FIGURE 38: LANDMARKS IN THE SALDANHA BAY MUNICIPAL AREA

8. TOURISM

8.1 Introduction

8.1.1 The Tourism Economy in the Saldanha Bay Area

The fishing industry and the agricultural industry were the industries on which the Saldanha

Bay Municipal Area’s economy historically relied. Economic conditions have changed over the

years and now the manufacturing industry and the tourism industry are emphasised with

regard to economic growth. It is anticipated that the tourism industry in the study area may

grow with more that 50% over the next 10 years. The economy of the scenic coastal towns of

Saldanha Bay, Paternoster, St. Helena Bay, and Langebaan already rely heavily on what should

be a year round flow of tourists.

Generally tourism in the West Coast still has vast untapped potential.

Tourism was identified as one of the development strategies in the West Coast IDP. Grant

Thornton & Kessel Feinstein were appointed (November 2000) by the West Coast District

Council to develop a Tourism Strategy for the West Coast Region. This strategy was adopted

by the West Coast District Council (February 2002) and supported by the Saldanha Bay

Municipal Council. The objective of this tourism strategy was to evaluate the entire West



Coast tourism environment objectively and to make proposals that ensure that tourism in all its

facets is optimally developed, marketed and managed.

Strategies that were developed with regard to product development are as follows:

i. Development of basic infrastructure;

ii. Development of tourism infrastructure and services;

iii. Development management;

iv. Socio – Economic Development and the development of Small, Medium & Micro

Enterprises (SMME).

8.1.2 The History of Tourism Management in the Area.

Decentralisation: Prior to 2006, tourism management in the area was decentralised, and depended on small

groups of volunteers in each town, some formally constituted as “Local Tourism Associations”

(LTAs). As a result, these LTAs were poorly funded, and focused solely on local initiatives, at

times ignoring the opportunities that presented themselves in marketing the whole area, and

in the benefits of following a cohesive strategy. An associated outcome was inter-town

conflict with the LTAs competing with each other for what was seen as the same tourist spend.

Centralisation: In 2007, with the formation of the Saldanha Bay Tourism Organisation (SBTO), the resources

of the different LTAs were consolidated into a single organisation, with the LTAs remaining in

place to promote local initiatives while the SBTO, apart from co-ordinating these efforts, began

to focus on marketing the region as a whole, with each of the towns playing a particular role in

the make-up of the offering to tourists.

Shortly thereafter, a Service Level Agreement was put in place between the SBTO and the

Saldanha Bay Municipality to direct the objectives and operations of the SBTO, and to regulate

the relationship between the two organisations. This resulted in a significant increase in the

funding provided to tourism as an industry by the Municipality, and a clear and co-ordinated

strategy for the marketing and development of tourism in the Municipal Area.

Permanency: In 2009 it became clear that the functions of the SBTO had become too onerous to rely solely

on volunteer members to manage, and an Operations Manager, Marketing Consultant and

Tourism Manager were employed by the organisation. Although still under-resourced, the

SBTO has created a solid foundation for the tourism industry in the area.

8.1.3 Current Reality

Vision

The Vision of the SBTO is “To create a unique people and place experience”.

Mission

To establish a sustainable, unified, inclusive, accredited and recognised Local Tourism Organization

that:

Is committed to developing new tourism products, markets and service providers;

Supports and develops existing infrastructure and products and;



Is working jointly with government and the private sector with the active participation of the local

community.

Goals / Focus Areas

The Goals of the SBTO can broadly be classified into three focus areas:

Development of Tourism

To develop the tourism economy in the area by understanding supply and demand factors, and

putting in place strategies to take advantage of opportunities presented. This focus area includes

inter alia market analysis, branding and marketing activities, relationships with members as well as

other players in the tourism industry, involvement in tourism infrastructure and developments, and

promotion of increased levels of product and service offerings.

Development through Tourism

To facilitate the development of individuals and businesses in the tourism industry through an

understanding of the industry, the market, and the opportunities that are created through gaps in

the relationship between supply and demand. This thus includes the development of new tourism

businesses as well as the development of individuals for employment in both new and existing

businesses.

Sustainability

The final focus area is to ensure a sustainable model for tourism in the area, and for the SBTO itself.

This includes issues such as corporate structure and governance as well as financial sustainability.

8.1.4 Sustainable Tourism Development in the Saldanha Bay Municipal Area

One of the cornerstones to achieving integrated sustainable development which addresses the

challenges facing the Saldanha Bay tourism industry is the formulation of a tourism development

plan. In order to achieve a level of sustained development and controlled growth, a development

plan should consider international, national and regional dynamics as well as internal and external

environmental issues such as economic, social, physical and cultural impacts, both positive and

negative. This type of analysis would result in a list of strengths, weaknesses, opportunities and

threats that become the pinnacle focus of the tourism development process.

Several of the current problematic issues related to tourism in the Saldanha Bay Municipal River

area need to be highlighted:

• The value of tourism to the economy is misunderstood and underestimated. Figures

used to value tourism and its importance to the local economy such as employment creation

and GGP contribution are based on opinion in the absence of adequate and usable data. A

general lack of scientific quantification therefore exits.

• Limited and generally unco-ordinated information about demand (eg. Tourists) and

supply (eg. Infrastructure, attractions, amenities and carrying capacity) is available.

• The current planning process employed by the SBTO is also limited by the lack of tourist

statistics and supply data, financial constraints and requirements and human resource

problems.



8.2.1 Tourist Attractions

There are a number of attractions drawing visitors to the area, these are all primarily orientated

towards the environmental assets in the area; seasonal wild flowers, the Berg River, sea, whales,

mountains, protected fauna and flora species, proximity to the West Coast Nature Reserve, fossil

sites, fossil museum etc. There are also a number of historical monuments and cultural features in

the study area, which offer additional attractions.

As European settlement history of the Saldanha Bay Municipal Area dates to the late 1600’s, there

is much history in the area that is not known to the general tourist given the lack of a

comprehensive tourism initiative in the area. The historical / cultural elements are mainly located

around the coastline where settlement took place initially and the towns of Vredenburg & Saldanha

and Langebaan. Plan 28 indicates the location of some of the more significant historical elements

in the study area. The following lists sites / elements of the cultural and historical relevance and

general tourist attractions in the area, not all of which have been included in Plan 28:

i. Saldanha

Historical and Cultural Elements: • Kliprug Historical Homestead • Oranjevlei Homestead • French Huguenot Memorial • Fisherman’s cottages at Hoedjieskop • Hoedjieskop Archaeological Site • Saldanha Harbour (Doc’s Cave) • 2nd World War “Kuskanonbattery” • Malgas Island • Anglican Church at Saldanha

Eco & Adventure Tourism Attractions: • SAS Saldanha Hiking Trail • Boat Trips • Diving & Fishing • Fishing Trips • Kayak rowing • Horse Riding • Saldanha Sailing Club • Bird Watching • Wind Surfing at Swartvlei

Other Attractions: • Army Boland Golf Club • West Coast Oval Track (car racing)

ii. Vredenburg

Historical and Cultural Elements: • West Coast Fossil Park • Prosesfontein Monument • Heuningklip Homestead • Granite formations at Witteklip



Eco & Adventure Tourism Attractions: • Hiking trails & Kayak rides • Flowers • Horse Riding

Other Attractions: • Sport: Golf, tennis, rugby, squash & indoor cricket • West Coast Business Centre

iii. Jacobsbaai

Historical and Cultural Elements: • Jacobsbaai historic homestead • Swartriet Homestead • Jacobsbaai Archaeological Site.

Eco & Adventure Tourism Attractions: • Flowers in season • Diving & Fishing • Dolphin & Whale watching • Kayak rowing guided tours • Swartriet hiking trail • Windsurfing at Swartriet

iv. Hopefield

Historical and Cultural Elements: • Fossil Exhibition at the Tourism Bureau • Replica of a “Hartbeeshuisie” • NG Church • The farm Langrietvlei • “Veld Hospital” historical building • “Biesies se fontein” All Saints Church • The old Parsonage in Tuin Street • The farm Coenradenberg

Eco & Adventure Tourism Attractions: • Flowers in spring time • Helderwater hiking trail • Langrietvlei hiking trail • Langrietvlei Bird watching • Koperfontein 4x4 trail • Matjiesfontein Ventures

Other Attractions:

• Sport: Golf, tennis, rugby, squash & bowls

v. Langebaan

Historical and Cultural Elements:



• N.G. Church (1872) • School Building at Panorama

Eco & Adventure Tourism Attractions: • Flowers in spring time • West Coast National Park • Geelbek Bird Watching • Boat trips in the Langebaan lagoon • Fishing trips • Canoe trips • Kayak Rowing • Clay Pigeon shooting • Horse riding • Wind Surfing • Kite Flying School

Other Attractions: • Club Mykonos Casino • Langebaan Country Estate and Golf Course • Rugby, squash & bowls

vi. St. Helena Bay

Historical and Cultural Elements: • Vasco da Gama Monument • Vasco da Gama Shipping Museum • Soldaten Post

Eco & Adventure Tourism Attractions: • Surfing – Shelly Point • Diving • Kayak Rowing • 4 X 4 Routes • Stompneus Bay hiking trail • Windsurfing – Britannia Bay • St. Helena Bay historic fisherman’s cottages

Other Attractions: • Shelly Point Private Peninsula Golf Course • St. Helena Bay historic fisherman’s cottages

vii. Paternoster

Historical and Cultural Elements: • Columbine Lighthouse • Historic fisherman’s cottages

Eco & Adventure Tourism Attractions: • Groot Paternoster Seal Island • Mountain Biking Trails • Boat & shore Crayfishing • Columbine Nature Reserve



• Fishing Expeditions • Spear gun & diving expeditions • Guided sea kayak rowing • Hiking Trails

Other Attractions: • Paternoster Fish market

viii. Rural Areas

Historical and Cultural Elements: • Patrysberg Homestead • Cloeteskraal Historical Homestead • Elandsfontein Fossilbeds • Waschklip Historical Homestead.

Other Attractions: • Trekossenkraal Private Development • Port Owen Marina • Air Force base at Langebaanweg

8.2.2 Accommodation Facilities

i. Saldanha

• Avondrust Guest House • Blue Bay Lodge • Hillcrest Guest House • Hoedjiesbaai Hotel • Jane’s Guest House • Oranjevlei Guestfarm • Saldanha bay Protea Hotel • Saldanha Heights • Strandloper Guest House • Oranjevlei Guest Farm • Blouwater Bay Holiday Resort • Drop Anchor Beach Lodge • Saldanha Holiday Resort • St. Claire Cottage • Tabak Bay Holiday Resort • “Bam se Plek”

ii. Vredenburg

• Juffroushoogte Guest Farm • Wind Stone B & B • Rooikrans Guest House

iii. Jacobsbaai

• West Coast Lodge



• Swartriet Seaside Resort • Abalone Guest House • Jacobsbaai Guest House

iv. Hopefield

• Gandolini Game Lodge • Hopefield Lodge • Langrietvlei Chalets • Kitta’s Cottage • Matjiesfontein • Kerschbosdam Caravan park

v. St. Helena Bay

• St. Helena Bay Hotel • Dolphin • Villa Dauphine • Laingville Caravan Park • Midwest Caravan Park • Britannia Beach House • Elm Tree Farm • Korhaanvlei Guest Houses

vi. Langebaan

• Oliphantskop • The Farmhouse • Amanzana • Bavaria House • Casa Blanc • Croeso • Falcon’s Rest Guest House • Horizon • Langebaan Beach House • Langebaan Guest House • Sandra’s Guest House • Sea Winds • The Farm House • Bayview • Freeport Holiday Flats • Langebaan Country Club • Long Beach Cabannas • Oostewal Municipal Park • Seebries Municipal Park • Pumkin House & Patch • Puza Moya • Rex’s Beach House • Zizi’s • Windstone • Feathers (camping) • Leentjiesklip



vii. Paternoster

• Paternoster Hotel • Ahoy Guest House • Blue Dolphin • Mosselbank • Baby Dolphin • Baywatch Villa • Casa Nostra • “Die Kliphuis” • Paternoster Beach House • Columbine Nature Reserve

Source: 1) Octagonal Development, Saldanha Bay Municipality, Development Profile, April 2002.

2) Vredenburg/Saldanha and Environs Joint Committee 1992

In conclusion, the tourism industry in the Saldanha Bay Municipal area plays a significant role in the

economy of the region, and has a significant opportunity for growth. It is therefore important that

the opportunity presented by this industry be maximised, so as to take full advantage of the

positive impact this can have on the social and business fabric of the area. It is however critical that

this be planned in a responsible manner which will not undermine the areas unique character.

9. SCOPING: CONCERNS, PROBLEMS AND ISSUES

9.1 Introduction

The Spatial Development Framework (SDF) is a sectoral plan of the Saldanha Bay Integrated

Development Plan (IDP). According to the Integrated Development Plan: 2006-2011, the following

forms of public consultation were undertaken:

� Ward-based community meetings;

� Speaker’s forums;

� IDP representative forum meetings;

� Sectoral consultation meetings

The issues identified at the above meetings are recorded in the IDP; only those that have a specific

spatial application will be registered below.

9.2 Primary Concerns and Suggestions Forthcoming from the Scoping Meetings

The issues were categorised according to three of the five national Key Performance Areas (KPAs), viz:

� Institutional transformation and development;

� the promotion of local economic development;

� the provision of basic services on an affordable, sustainable and equitable basis

From these public meetings the following spatially related issues were recorded for each town in the

study area:



9.2.1 Vredenburg

The Promotion of Local Economic Development:

• Business plots in Ongegund;

• Beehive development

The Provision of Basic Services on an Affordable, Sustainable and Equitable Basis:

• Upgrading of sportsfields in Louwville and Ongegund;

• Satellite police station;

• House of safety;

• Swimming pool in Louwville;

• Park in “Hopland”;

• Bridge over canal between “Hopland” and “Selfbuilt”;

• Bus stop and taxi facilities;

• Multi-purpose centre;

• 24-hour clinic in “Hopland”;

• Facilities for the disabled;

• Provision of water for sanitation for backyard dwellers;

• Upgrading of hall in Ongegund;

• Soccer and skateboard centre in Boswewerstraat;

• Land for housing in Louwville;

• One-stop government centre;

9.2.2 Saldanha


• Small business development in Khayamandi;

• Job creation projects;

• Business square / complex in Diazville;


• There is a need to tar the pavements in Middelpos;

• A formal taxi facility / rank must be developed in Middelpos;

• Land for housing provision in Middelpos;

• Upgrading of sports facilities in Middelpos and Diazville;

• New sports facilities in Diazville;

• Enlargement of the hall in Middelpos;

• Land for church purposes in Middelpos;

• Crèches in Middelpos;

• Primary school in Middelpos;

• Library in Middelpos;

• Multi-purpose centre (Diazville and Middelpos) with a gym for the youth;

• Community gardens;

• Playgrounds for children;



• Clinic in Khayamandi;

• Housing provision for backyard dwellers in Diazville;

• Subsidised housing in “Hoogland”;

• Separate bicycle lanes

9.2.3 Langebaan

Institutional Transformation and Development:

• Regulation of facilities;


• Arts and Crafts building across from Spar;

• Commercial development and planning;

• Industrial ground and development;

• Ecotourism development;


• Multi-purpose centre with a swimming pool;

• Recreational facilities;

• Land for middle class housing;

• Deproclamation of provincial road;

• Park;

• Cemetery;

• Public access to the sea;

• Day camping between Leentjiesklip and Seebries;

9.2.4 St. Helena Bay


• Abattoir and butchery for the area;

• Spatial development plan for Cove;

• Promote job creation in Laingville;

• Street market in Laingville


• Coastal land for housing;

• Municipal land for decent housing;

• Land for middle income housing;

• Housing for traditional residents around Da Gama monument;

• Decent parks;

• Taxi facility in Cove;

• Park in Hopland;

• Service centre for the aged;

• Crèches for the children of factory workers;

• Community hall in Cove;



• High school for the area;

• Land for housing for Laingville residents;

• Land for middle income groups in Laingville;

• Eradicate informal settlements;

• More soccer fields;

• Stadium in Laingville;

• Ned for access road to Laingville cemetery;

• Play parks in Laingville;

• Need for formal and proper taxi rank with full ablution facilities in Laingville;

• Land for a proper Adult Learning Centre in Laingville;

• Land for a multi-purpose community centre in Laingville;

• High school for Laingville;

• More local crèches in Laingville;

• Educational facilities for disabled children in Laingville;

9.2.5 Hopefield The Promotion of Local Economic Development:

• Job creation for the youth;

• More businesses in the town;

• Tourism and economic development;

• Chemist;


• Office space for organisations;

• Swimming pool;

• Taxi rank;

• Recreational facilities for the youth;

• Satellite police station at night in Oudekraalfontein;

• Low cost housing;

• Middle income housing;

• Multi-purpose centre at the old clinic.

9.2.6 Paternoster


• Job creation opportunities;

• Filling station;


• Renovate Kliprug houses;

• Land for housing for Paternoster residents only;

• Upgrading of sports facilities;

• Youth development centre.



SECTION D SPATIAL DEVELOPMENT SPATIAL DEVELOPMENT SPATIAL DEVELOPMENT SPATIAL DEVELOPMENT POLICYPOLICYPOLICYPOLICY

10. BACKGROUND

10.1 Vision, Planning Principles, Goals and Objectives

The key challenge facing the communities of Saldanha Bay Municipality is that of developing an

achievable strategy for realising future challenges and opportunities in striving towards a collective

vision for the area.

Planning should always be a creative discipline that has an obligation to future generations to ensure that their future needs are not compromised. Planning can therefore not simply be concerned with extending existing trends, in terms of one

generation’s desire for gratification.

It should be noted that, in order to effectively address the realities of the situation, it is necessary to

continually evaluate priorities and the changing needs of the community. This is most effectively done

by monitoring the effectiveness of policies, and encouraging the formal involvement of interested and

affected parties on a regular basis. In recognition of this, the point of departure of the spatial policy

formulation process, were to review inputs received from interested and affected parties. Through an

appraisal of the identified issues and opportunities in the recent IDP public workshops that were

undertaken, a vision statement has been articulated which will underpin the formulation of goals,

objectives and policy. This policy will ultimately inform the spatial management of the municipal

area.

FIGURE 39: THE PROCESS FOR THE FORMULATION OF A DEVELOPMENT STRATEGY

VISION

GOALS

OBJECTIVES

POLICIES

STRATEGIES

PROPOSALS AND SPATIAL

IMPLICATIONS



The establishment of a Vision, Goals and Objectives is imperative to provide direction to the

planning effort. In order to prioritise objectives and to consider how far they are reconcilable with

each other, it is critical to identify what needs to be achieved. The principles, goals and objectives are

central to realising the vision and addressing the issues of concern. In essence, they provide the

foundation to attain the Vision for Saldanha Bay Municipality and for guiding all spatial planning

initiatives for the municipal area.

The terminology is defined as follows:

Vision: “Statement of intent” of how the region could and should function optimally;

Principles: “Universal truths” that underpin all action;

Goals: “Statements of ambition” – they are essentially general and highly abstract;

Objectives: “Statements of ambition”, related directly to the goals, providing more detailed

information of what is to be achieved;

Policies: Public policy indicates a framework for moving from a point of departure (issues

identified) towards a common destination (i.e. a shared vision);

Strategies: These are sets of actions or tasks to be undertaken in order to achieve the

implementation of the policy directives.

10.2 The Vision

The establishment of a vision is imperative to provide direction to the planning process.

A VISION:

• Provides a point of departure for a desired future; • Reflect the aims of the study, together with the concerns and opportunities identified in

the analysis of the study area; • Provides the basis on which principles, goals, objectives and strategies are formulated; • Is informed by principles, goals and spatial guidelines.

During meetings and workshops with the public, IDP Representative Forums, the IDP Steering

Committee, municipal officials and Councillors, the following Vision was developed for Saldanha Bay

Municipality:

THE VISION

“ Saldanha Bay – A Caring Municipality”



THE MISSION

It is the mission of this municipality to establish a system of caring governance through:

1. Institutional transformation and Development 2. The promotion of Local Economic Development

3. The provision of basic services on an affordable, sustainable

and equitable basis

4. Sound Financial Management practices to ensure a viable and sustainable Municipality

5. Ensuring a sound system of public participation and Good

Governance

10.3 Planning Principles

The objective of this section of is to formulate Policies and Strategies that will define how the Vision

is to be met. The policies and strategies forthcoming from the goals and objectives will however be

underpinned by planning principles.

Planning Principles provide the point of departure for translating the Municipality’s Vision into

practice. They are the fundamental basis for reasoning and action. These principles are seen to be

“universal truths”. The proposed principles must be considered as a whole – the full meaning of each

principle can be realised only in relation to the other principles. The adherence to these broad

principles will ensure that the environmental quality, social and economic performance of Saldanha

Bay Municipality is improved.



The Planning Principles are as follows:

SPATIAL PLANNING PRINCIPLES

General Principles

Ecological integrity

The diversity, health and productivity of eco-systems should be maintained and environmental and sustainable land use practises promoted.

Risk aversion and

precaution

Land use management efforts and the assessment of development applications should adopt a risk-averse and precautionary approach under conditions of uncertainty.

Duty of care

All people and organisations should act with duty of care to conserve and avoid negative impacts on biodiversity, and use biological resources in a sustainable manner, equitably and efficiently.

Development Principles

Land use integration

Promote the integration of the built and non-built environment, its uses and activities to maximise convenience, vitality and the efficient use of urban and natural resources.



Efficient and integrated planning

Promote efficient and integrated planning and development through: • Integrated development and planning in rural and urban areas with a view to mutual support;

• Optimal utilisation of existing developed resources including bulk infrastructure and harbour facilities;

• Promotion of compaction and densification as opposed to low-density sprawl;

• Protection of the agricultural resource base; • Spatially co-ordinating sectoral activities; and • Addressing historically distorted spatial patterns.

10.4 Goals and Objectives

This chapter sets out Goals and Objectives based upon the Vision and Principles outlined in Sections

10.2 and 10.3. These goals and objectives provide more detailed direction to achieving the vision as

set out in the foregoing section 10.2 of this report.

To develop and maintain a strong local economic base, through the promotion of non-consumptive tourism, industrial development and the role of agriculture in the municipal area’s economy

Objectives: • To develop a clear and appropriate tourism management / capture strategy based on

the natural and heritage resources of the area;

• To develop and stimulate economic activity in a responsible and appropriate manner;

• To market the area more effectively;

• To promote tourism as a community based and community driven industry with

substantial potential for providing direct and indirect economic benefits to the

community;

• To promote industrial development in the municipal area and establish an Industrial

Development Zone in the municipal area;

• To investigate opportunities and requirements for incorporating agricultural activities

into the tourism strategy for the area;

• To promote the development of tourism infrastructure that conforms to place-specific

architectural, environmental and aesthetic requirements;

• To promote partnerships in the development of tourism facilities between private,

public and community sectors.

G O A L



To protect and conserve the heritage resources of the area

Objectives:

• To promote the conservation and inclusion of important heritage resources into a

municipal area’s tourism strategy;

• To improve and develop tourism related facilities.

To provide an environmentally and economically sustainable bulk service infrastructure

and road transport network

Objectives:

• To ascertain the overall carrying capacity of existing bulk services related to existing

and future growth, and where appropriate, determine flood lines;

• To identify critical problem areas relating to bulk water supply, ground water

extraction and quality;

• To improve and maintain the standard of bulk services with particular reference to bulk

water supply, sewerage and solid waste and sewage management;

• To create an efficient, well defined hierarchy of roads;

• To promote co-ordinated flood control management.

To address the social needs and expectations of all sections of the community

Objectives:

• To provide all sections of the community access to a full spectrum of social

services and facilities;

• To ensure the provision of basic housing and services to all sections of the

community;

• To facilitate liaison between the local authority and all sections of the community;

• To encourage public participation in all issues of public concern;

• To co-ordinate the joint management of certain facilities on a municipal area

level, eg. sporting facilities, educational and health facilities.

G O A L

G O A L

G O A L



To promote the conservation and sustainable use of natural resources in the Saldanha

Bay Municipality

Objectives:

• To protect, conserve, and rehabilitate where appropriate, all areas deemed to be

conservation worthy;

• To ensure that the impact of existing and proposed development is adequately

evaluated from an holistic environmental perspective;

• To promote the sound management of natural areas to ensure their sustainability;

• To address the rehabilitation of degraded or disturbed environments;

• To address and rectify the unsustainable utilisation of natural resources, i.e. agricultural

land, fish, flora and ground water;

• To limit and control development and activities within environmentally sensitive and /

or conservation worthy areas so as to ensure their sustainability taking into account

affects on biodiversity;

• To promote the sustainable extraction of groundwater;

• To promote the efficient use of freshwater and energy resources.

To ensure that ongoing development pressure and its spatial implications are managed

in a sustainable manner that protects the unique character of the existing cultural

landscape and the place-specific character and form of the existing settlement pattern

Objectives: • To promote a spatial development pattern that contains urban sprawl / urban

development and promotes compact well-defined settlements;

• To retain and strengthen the unique identity of the municipal area and its districts;

• To determine clear limits to urban development and define the urban edge / limits of

existing settlements;

• To conserve and improve the visual quality of the landscape and the scenic route

experience of the primary movement corridors;

• To improve the aesthetic quality of the built environment.

G O A L

G O A L



11. THE APPLICATION OF THE “BIOREGIONAL PLANNING MODEL” TO THE SALDANHA BAY MUNICIPAL AREA

11.1 Background

Bioregional planning is an internationally recognised planning concept aimed at achieving sustainable

development. Bioregional planning refers to land use planning and management that promotes

sustainable development by recognising the relationship between, and giving practical effect to,

environmental integrity, human well-being and economic efficiency within a defined geographic

space. In practical terms, bioregional planning refers to the matching of human settlement and land

use pattern with the parameters of ecological systems, and the planning design and development of

the human made environment within these parameters in a manner that ensures environmental

sustainability (Dennis Moss Partnership Inc 2003:47).

11.2 Acknowledgements

The inputs to this section of the report by the Conservation Unit of the Botanical Society of South

Africa, together with inputs drawn from various specialist engaged by the Conservation Unit, are

gratefully acknowledged. The inputs of CapeNature are also gratefully acknowledged.

11.3 Overarching Policies and Strategies

No Policy Statement (P) or Strategy (S)

P1.1 Apply the policies and strategies formulated for each SPC to land use applications and for decision making

purposes.

P1.2

For the purposes of any development within an area indicated as untransformed in Plan 18, and therefore also by

implication in Plan 29, the applicant / owner should be required to provide adequate proof to the satisfaction of

Saldanha Bay Municipality and responsible government departments (ie Department of Agriculture, CapeNature)

that the area is not regarded as a Critical Biodiversity Area, or is not Critically Endangered, Endangered and/or of

other ecological significance.

P1.3

For all land use applications on land zoned as Agriculture and applications in terms of the Land Use Planning

Ordinance 15 of 1985, the Subdivision of Agricultural Land Act 70 of 1970, the Conservation of Agricultural

Resources Act 43 of 1983 or any other application as determined by the relevant Department of Agriculture, the

Municipality should determine whether applicants will be required to submit simultaneously a land use plan

indicating the application of the bioregional SPC’s for the farming unit. Such a requirement should be determined

on the basis of the sensitivity and vulnerability of the area concerned.

S1.1

Establish an Environmental Management Committee (EMC) to advise the Municipality on change in land use

issues and sound environmental management. This EMC should consist of representatives from: CapeNature

(Land Use Advisory Unit representative and the regional ecologist), the Department of Agriculture (Western

Cape), Saldanha Bay Municipality (environmental officer and planner), and local environmental groups.

S1.2 The EMC should monitor compliance with the policies and strategies of this SDF on a regular basis, to ensure

sound implementation.



It should be noted that the area is divided into a number of SPCs which form the basis for

planning, land use and management. In addition, there is a plan showing areas which are

considered to be critical for biodiversity conservation (refer Plan 18) and the maintenance of key ecological and/or evolutionary processes. These areas should be given specific and careful attention in planning, land use and management, to safeguard their continued function; it is important that all remaining natural habitat in these areas is retained and, wherever practicable, that degraded land is restored.

11.4 Conservation I

Represents areas of the highest ecosystem status. This SPC includes unique areas, areas which are

irreplaceable in terms of achieving national biodiversity conservation objectives, and/or areas which

provide valuable ecosystem services in terms of, particularly, maintaining water production and/or quality, protecting soils, regulating floods, buffering coastal areas, etc. Land is in Public ownership.

i. Would include:

• Statutory conservation areas.

• State-owned parts of Mountain Catchment Areas, which provide valuable ecosystem

services.

ii. Could allow:

• Low intensity, non-consumptive, nature-based recreation.

• Harvest of natural resources on a sustainable basis, provided that such use is compatible

with this area.

• Education.

• Research.

iii. Policies:

• Prohibit transformation of areas of Critically Endangered or Endangered natural

vegetation1.

• Protect the biodiversity and ecosystem functioning of the Conservation Area.

• Protect the distinctive landscape character of the area.

• Promote sound management of natural resources.

• Permit use of natural resources if and only if such use would be sustainable and would

not jeopardise biodiversity conservation.

• Safeguard areas identified as important for key ecological and evolutionary processes2.

• Eradicate alien invasive species.

• Promote the restoration of degraded or disturbed areas.

• Promote awareness of the significance and uniqueness of natural vegetation and

ecosystems of the area amongst local landowners and communities, visitors and tourists.

1. South Africa is currently preparing a National Biodiversity Strategy and Action Plan, part of which comprises a National Spatial

Biodiversity Assessment which evaluates the conservation status of ecosystems and classifies them as being either ‘critically endangered’, ‘endangered’, ‘vulnerable’ or ‘least threatened’. This Assessment will form the basis for a national biodiversity framework and for the protection of threatened ecosystems in terms of the Biodiversity Act 10 of 2004.

2. These key ecological processes have been identified as part of the Cape Lowlands (Renosterveld) Project.



iv. Strategies:

SPC 1.1 No transformation of existing areas of Critically Endangered or Endangered natural

vegetation.

SPC 1.2 Natural resources should be soundly managed to ensure biodiversity conservation

and the maintenance of ecological corridors.

SPC 1.3 Encourage the transfer of national state land to local or provincial conservation

departments to enable effective management.

SPC 1.4 Land reform processes should not undermine or be inconsistent with the policies or

strategies of this spatial planning category.

SPC 1.5 Natural resources could be used, harvested or extracted, if and only if such

use/harvest or extraction is compatible with the area and would be sustainable.

SPC 1.6 Degraded or disturbed areas should be cleared of invasive alien plants and restored.

SPC 1.7 Where development in this SPC is being considered, a full botanical assessment

should be carried out by a specialist botanist approved by the Land Use Advisory

Unit of CapeNature. This assessment should focus on determining the significance

of the site (presence of Critically Endangered or Endangered vegetation) and its

broader context with regard to key ecological and evolutionary processes. Specific

attention should be paid to the connectivity of the site with other sites of similar

natural vegetation in relatively close proximity. It is central to the conservation of

Critically Endangered or Endangered vegetation or ecosystems that clusters of

remnant sites, or a series of remnants within close proximity, are conserved to

enable their persistence and protect genetic variability.

The findings of the assessment should inform (ie establish opportunities for or

constraints to) further planning.

SPC 1.8 Development should not take place in ecologically sensitive areas, eg floodplains,

steep slopes, wetland or drainage areas, or mobile dunes or driftsands.

SPC 1.9 All applications for changes in land use should be referred to the Environmental

Management Committee for evaluation in terms of the policies contained in this

SDF.

SPC 1.10 CapeNature and the Municipality should disseminate information on the uniqueness

and significance of the indigenous vegetation and ecosystems in the Sub-region to

local landowners and communities, visitors and tourists.



11.5 Conservation II

Represents areas of the highest ecosystem status. Includes unique areas, relatively large areas,

clustered and/or discrete areas which are irreplaceable in terms of achieving national biodiversity

conservation objectives, and/or areas which provide valuable ecosystem services in terms of, particularly, maintaining water production and/or quality, protecting soils, regulating floods, buffering

coastal areas. Land is in private ownership.

i. Would include:

• Areas categorised as a Critically Biodiversity Area (both terrestrial and aquatic). • Land within Mountain Catchment Areas in private ownership which provides important

ecosystem services.

• Mountainous areas or areas on steep slopes unsuitable for development, and having high

landscape, visual and / or heritage value, and / or providing an important ecosystem

service (eg coastal protection or buffer, etc).

• Natural areas of high connectivity value with protected, Critically Endangered or

Endangered areas outside the municipal area.

• Floodplains, wetlands, river corridors and riparian areas within these categories.

ii. Could allow:

• Low intensity, non-consumptive nature-based recreation.

• Harvest of natural resources on a sustainable basis, provided that such use is compatible

with this area.

• Extensive grazing at an appropriate stocking rate.

• Education.

• Research.

iii. Policies:

• Prohibit transformation of Critical Biodiversity Areas.

• Prohibit transformation of Critically Endangered or Endangered natural vegetation.

• Protect biodiversity and ecosystem functioning through sound management and

eradication of alien invasive plants.


• Promote sound management of natural resources.

• Permit use of natural resources if and only if such use would be sustainable and would

not jeopardise biodiversity conservation.

• Safeguard areas identified as important for key ecological and evolutionary processes.

• Eradicate alien invasive species.

• Prohibit subdivision of agricultural land.

• Promote rehabilitation of degraded or disturbed areas.





iv. Strategies:

SPC 2.1 No transformation of Critical Biodiversity Areas and Critically Endangered or

Endangered natural areas by, amongst others, cutting, clearing or ploughing

of indigenous veld for cultivation, planting of exotic trees, mining, quarrying

or waste disposal, erection of infrastructure, or other development, to be

permitted.

SPC 2.2 Where cultivation of virgin land, or other development which affects natural

vegetation in this SPC is being considered, a full botanical assessment should

be carried out by a specialist botanist approved by the Land Use Advisory Unit

of CapeNature. This assessment should focus on determining the significance

of the site (presence of Critically Endangered or Endangered vegetation) and

its broader context with regard to key ecological and evolutionary processes.

Specific attention should be paid to the connectivity of the site with other sites

of similar natural vegetation in relatively close proximity. It is central to the

conservation of Critically Endangered or Endangered vegetation or ecosystems

that clusters of remnant sites, or a series of remnants within close proximity,

linked by natural vegetation corridors, are conserved to enable their

persistence and protect genetic variability.

The findings of the botanical assessment should inform (ie establish

opportunities or constraints to) further planning and environmental

assessment, through due consideration of alternatives, specifically with regard

to avoiding irreversible or significant impacts, through the location, siting,

scale, design, management and/or other appropriate means.

Where impacts on a threatened ecosystem would be unavoidable, in-kind

offsets for residual impacts should be required in compensation. That is, land

areas containing the same quality of habitat and composition of species, of an

appropriate size determined by CapeNature, should be set aside for

conservation in perpetuity.

SPC 2.3 Any application for the cultivation of natural veld, development on or

subdivision of privately owned land within this area, involving more than a

primary dwelling, should be subject to the Integrated Environmental

Management procedure, and environmental assessment (including the

consideration of alternatives and public participation) at an appropriate level

of detail.

SPC 2.4 All applications for changes in land use should be referred to the

Environmental Management Committee for evaluation in terms of the policies

contained in this SDF.

SPC 2.5 No introduction of plants for commercial use should be permitted.



SPC 2.6 Land in this SPC should be managed in such a way as to ensure that

remaining areas of natural veld, and areas which support key ecological and

evolutionary processes are conserved for future generations. Specifically, such

aspects as the fire regime, eradication of invasive alien plants, rehabilitation of

disturbed or degraded areas, and use of biocides and fertilizers, should be

managed strictly in accordance with advice from CapeNature and/or other

competent bodies and/or persons.

Degraded areas should be restored.

SPC 2.7 Applications for subdivision of agricultural land should be rejected.

SPC 2.8 Natural resources could be used, harvested or extracted [only where such

use/harvest or extraction is compatible with the area] on a sustainable basis,

drawing on reliable research, advice from CapeNature and other competent

bodies and/or persons, and should incorporate sound management and

appropriate monitoring. Such uses could include sustainable harvest of

wildflowers or indigenous plant material, as well as extensive game farming.

SPC 2.9 Any introduction of game animals or fish to the area, or harvest or extraction

of indigenous plants or animals, should be subject to consent and

management conditions from CapeNature.

SPC 2.10 Development should not take place in ecologically sensitive areas, eg

floodplains, steep slopes, wetland or drainage areas, or mobile dunes or

driftsands.

SPC 2.11 Establish a fund to assist private landowners in eradicating invasive alien

vegetation, and/or promote eradication of invasive alien vegetation through

municipal valuation or rate retrieval mechanisms.

SPC 2.12 Promote the incorporation of portions of land containing Critically

Endangered or Endangered natural vegetation preferably into areas managed

under Co-operation or other Stewardship Agreements with CapeNature (eg

Contract Nature Reserve, Co-operation Agreement, Conservation Area).

SPC 2.13 Where rights to cultivate virgin land exist on remaining areas of Critically

Endangered or Endangered natural vegetation, due consideration should be

given to the possibility of land swaps with other fallow agricultural land, or

leasing arrangements, to enable conservation of these significant remnants.

SPC 2.14 Where mining rights exist and mining would result in transformation of

remnant natural vegetation that is categorised as a Critical Biodiversity Area or

as Critically Endangered or Endangered, every effort should be made to

consider compensation or land swaps to avoid transforming this vegetation.

Where such transformation cannot be prevented, stringent rehabilitation

measures, monitoring and auditing should be essential, and the objective of

rehabilitation should be to restore natural veld of the affected area. The

professional input of a specialist ecologist or botanist with local knowledge

and experience should be required in this regard.



SPC 2.15 Input by the Municipality to the preparation of an EMPR is considered

essential, to ensure that such EMPR would be adequate in terms of the

policies and strategies within this spatial planning category, and would be

implemented.

SPC 2.16 The Municipality should establish mechanisms or a fund to assist in securing

land swaps to prevent further transformation of natural areas. (eg transferable

development rights).

SPC 2.17 CapeNature and the Municipality should disseminate information on the

uniqueness and significance of the indigenous plants and ecosystems in the

Sub-region to municipal officials, local landowners and communities, visitors

and tourists.

SPC 2.18 Promote the establishment of Fire Protection Associations, and mechanisms to

reinforce investment in sound fire management.

SPC 2.19 Grazing of livestock to be limited to the minimum specified carrying capacity

(to be determined for each area by Department of Agriculture and

CapeNature). For renosterveld areas, the suggested ratio is 1 (one) large

stock unit/20 ha. Grazing management practices should be guided by the

Environmental Management Committee.

SPC 2.20 Potentially viable and sustainable alternative uses of land for, amongst others,

agricultural production, harvest and use of indigenous plants, agri-tourism and

ecotourism, should be investigated in partnership with relevant agriculture

and conservation agencies.

11.6 Conservation-Agriculture Buffer

Rural, modified landscapes of relatively high value in terms of achieving national objectives for

biodiversity conservation, particularly in terms of maintaining ecological and evolutionary processes outside of the Conservation SPCs, and safeguarding valuable ecosystem services such as production of harvestable goods, water production and/or protection of water quality, protecting soils, regulating

floods, buffering coastal areas (etc). In addition, this SPC contributes to the protection of cultural assets (specifically landscapes of visual or heritage value).

These areas provide a buffer between the conservation and agriculture “core” areas, and represent

ecological corridors, vegetation transition areas and/or important areas for delivery of ecosystem

goods or services.

i. Would include:

• Untransformed areas that are not categorised as a Critical Biodiversity Area.

• Natural areas within the municipal boundary in close proximity to Conservation 1 or

Conservation II SPCs, which provide a buffering role to those SPCs.

• Tracts of habitat within the municipal boundary which play a critical role in maintaining

connectivity between fragments of threatened habitat.



• Natural areas or partly transformed areas outside of core agriculture, urban or

conservation SPCs, which link up with natural areas beyond the municipal boundary.

• Formally demarcated ‘buffer’ areas of Biosphere Reserves.

• Floodplains, wetlands, river corridors and riparian areas within this SPC.

ii. Could allow:

• Limited cropping, orchards and other forms of farming, provided that such activities do

not have a detrimental impact on key areas for ecological or evolutionary processes, or

other dynamic or sensitive environments (eg mobile sands, wetlands, dunefields,

floodplains, etc).

• Game-farming, extensive grazing.

• Sustainable harvest of natural resources.

• Education, research.

• Small-scale ecotourism, nature-based recreation, farm-based tourism.

iii. Policies:

• Prohibit transformation of those areas of buffer which are situated in key

ecological/evolutionary process areas, or in sensitive and/or dynamic environments,

and/or which provide connectivity between protected or threatened ecosystems within

the municipal boundary to similar systems beyond the municipal boundary.

• Allow only limited transformation of the Conservation-Agriculture Buffer area for

agricultural or other development purposes, ensuring that such transformation would not

jeopardise either the ecosystem status of habitat in this area or important ecological

process areas.

• Allow low impact activities only.

• Protect the biodiversity, connectivity and ecosystem functioning in the Conservation

areas through sound and supportive management practices in the Conservation-

Agriculture Buffer area, as prescribed by CapeNature.


• Promote sustainable use and sound management of natural resources.

• Promote sustainable use of agricultural land in the Conservation-Agriculture Buffer area.

• Prospecting or mining to be granted in certain conditions.

• Promote efficient use of water resources and safeguard those ecosystems which regulate

water yield and quality (wetlands, riparian systems, floodplains).

• Support the diversification of the agricultural sector in terms of agri-tourism and value

adding in the Sub-region. Promote research into sustainable use and harvest of

indigenous natural resources.

• Prohibit the subdivision of land currently used for agriculture, unless such subdivision is

for the purposes of incorporating additional land into Conservation SPCs.

• Promote restoration (preferably), or rehabilitation, of degraded or disturbed areas.

• Promote eradication of alien invasive species.





Strategies:

SPC 4.1 No transformation3 or cultivation of existing natural areas which contain

Critically Endangered remnants should be permitted.

No transformation of natural areas which provide connectivity between

protected or threatened ecosystems within and beyond the municipal

boundary, which are key ecological process areas and/or lie in sensitive

and/or dynamic environments, should be permitted.

Only minimal impacts on natural areas containing Endangered ecosystems

should be allowed, provided that in-kind offsets for residual impacts would be

secured in compensation. That is, where a threatened ecosystem would be

affected, land areas containing the same quality of habitat and composition of

species, of an appropriate size determined by CapeNature, should be set aside

for conservation in perpetuity.

Transformation of Vulnerable ecosystems should be permitted on a limited

scale only, taking into account the cumulative effects on ecosystem status of

allowing repeated transformation of areas within this ecosystem category.

SPC 3.2 Employ the principles of ‘land care’ and ‘area-wide planning’ as endorsed by

the Department of Agriculture. Local planning processes used by this

Department should help to identify focal areas for resource conservation

efforts.

SPC 3.3 Applications to cultivate virgin land, or for other development which affects

natural vegetation, should be rigorously evaluated to ensure that such land

does not contain threatened (ie Critically Endangered, Endangered or

Vulnerable) vegetation, does not lie within an important ecological or

evolutionary process area, in an area that provides valuable ecosystem

services (in terms of, particularly, maintaining water production and/or

quality, protecting soils, regulating floods, buffering coastal areas), or which is

dynamic or sensitive (wetland, floodplain, riparian area, dune or driftsands

area, etc).

Where the proposed development of virgin land would affect one or more of

the above, it is essential that an appropriate specialist/s approved by the Land

Use Advisory Unit of CapeNature be involved. The specialist/s’ findings

should inform further planning and environmental assessment, through due

consideration of alternatives, specifically with regard to avoiding irreversible or

significant impacts, through the location, siting, scale, design, management

and/or other appropriate means.



driftsands.

3. By, amongst others, cutting, clearing or ploughing of indigenous veld for cultivation, planting of exotic trees, mining, quarrying or

waste disposal, erection of infrastructure or other development.



SPC 3.5 Development applications should be subject to the Integrated Environmental

Management procedure and environmental assessment (including the


of detail.





threatened ecosystems, offsets should be required. With regard to the

transformed areas, stringent rehabilitation measures, monitoring and auditing

should be essential, and the objective of rehabilitation should be to restore

natural veld of the affected area. The professional input of a specialist botanist

with local knowledge and experience, as well as from CapeNature, should be

required in this regard.

Input by the Municipality to the preparation of an EMPR is considered

essential, to ensure that such EMPR would be adequate in terms of the

policies and strategies within this spatial planning category, and would be

implemented.

Proposed new mining activities, which would not involve transformation of

any natural vegetation, should be subject to environmental assessment, giving

due consideration to the potential significance of associated impacts on

biodiversity, ecological processes, ecosystem services, heritage and landscape

character, and on the social and economic fabric of local communities.

Provided that negative impacts could be managed and mitigated (including

offsets) to make them acceptable, that there would be net benefits, and there

is assurance of sound management and rehabilitation, mining should be

allowed. Input by the Municipality to the environmental assessment

conducted as part of the mining application, and to the preparation of an

EMPR, is considered essential. Such input would help ensure that decision-

making on mining is sound, and that the associated EMPR is adequate in

terms of the policies and strategies within this spatial planning category, and

would be implemented.

SPC 3.8 Marginal land with low productivity and viability should be rehabilitated to

natural veld. The advice of CapeNature, the Department of Agriculture and

other competent bodies should be sought in this regard.



SPC 3.9 Any development for which an Environmental Impact Assessment is required

in terms of environmental legislation should include a baseline or sensitivity

study of the affected area, and an assessment and evaluation of potentially

significant impacts associated with the proposal and reasonable alternatives.

At a minimum, formal comment from CapeNature should be obtained, and a

specialist botanist with local knowledge and experience in the area should be

involved in the EIA. Ways to avoid impacts on threatened ecosystems, or on

important ecosystem services or ecological processes by changing the

location, siting, scale, design, management and/or other appropriate means,

should be clearly stated. Cumulative effects of the proposed development on

ecosystem status should be taken into account within the municipal boundary.

SPC 3.10 Any development should be planned and implemented to have minimal

negative impact on biodiversity, aesthetic, heritage or sense of place

characteristics. Use of energy and water-efficient technologies should be

promoted, as well as sound management and disposal of solid waste and

sewage.

SPC 3.11 Natural resources should be soundly managed to ensure biodiversity

conservation and the maintenance of ecological corridors. Specifically, such







drawing on reliable research, advice from CapeNature and other competent

bodies and/or persons, and should incorporate sound management and

appropriate monitoring. Such uses could include sustainable harvest of

wildflowers or indigenous plant material, as well as extensive game farming.

SPC 3.13 Restore, or rehabilitate degraded areas and areas invaded by alien plants, to

restore their biodiversity and ecosystem function, and maintain effective

ecological corridors. Advice on appropriate rehabilitation methods should be

obtained from CapeNature, provincial nature reserve staff, and other

competent bodies and/or person/s.

SPC 3.14 Establish a trust fund to assist private landowners in eradicating invasive alien



SPC 3.15 Any introduction of plants for commercial use, introduction of game animals

or fish to the area, or harvest or extraction of indigenous plants or animals,

should be subject to consent and management conditions from CapeNature.

SPC 3.16 Promote the incorporation of portions of land containing natural vegetation

into Contract Nature Reserves, or areas managed under Stewardship or Co-

operation Agreements with CapeNature.



SPC 3.17 CapeNature and the Municipality should disseminate information on the

uniqueness and significance of the indigenous vegetation and ecosystems in

the Sub-region to local landowners and communities, visitors and tourists.

SPC 3.18 Compliance with the policies of this SDF should be monitored by Department

of Agriculture, CapeNature and the Municipality on a regular basis,

encouraged and enforced.





11.7 Core Agriculture

Rural landscapes of largely transformed areas which may contain remnants of Critically Endangered or

Endangered natural vegetation, which have value in terms of food production, maintaining ecosystem

services, and protecting heritage assets. Land is in private ownership.

i. Would include:

• Largely transformed areas.

• Un-transformed areas categorised either as Critically Endangered or Endangered

ecosystems, or ecosystems which are not currently under threat.

• Floodplains, wetlands and riparian areas within this SPC.

ii. Could allow:

• Limited expansion of existing cropping, commercial forestry, orchards and other forms of

farming, subject to environmental and specialist botanical assessment.

• Game-farming, extensive grazing.

• Sustainable harvest of natural resources, subject to DWAF/CMA authorisation.

• Ecotourism, farm-based tourism.

• Mining and mineral extraction, subject to environmental and specialist botanical

assessment.

iii. Policies:

• Prohibit transformation of Critically Endangered or Endangered natural vegetation.



• Promote sustainable use and sound management of agricultural land and natural

resources, employing the principles of “LandCare” as endorsed by the Department of

Agriculture.

• Promote eradication of invasive alien vegetation.

• Protect sensitive areas such as wetlands, drainage lines and riparian areas.

• Promote efficient use of water resources.

• Promote rehabilitation or restoration of degraded or disturbed areas.



• Support the diversification of the agricultural sector in terms of tourism and value adding

in the Sub-region.

• Retain areas of high primary production potential for agricultural use.

• Discourage the subdivision of land currently used for agriculture, except where it is

consistent with the requirements as stipulated by Act 70 of 1970, and the guidelines for

the sustainable sizes of farms required for the various types of agricultural produce, as

determined by the Department of Agriculture.

• Permit mining and mineral extraction where it would not result in unacceptable negative

impacts on local ecosystems or ecosystem services, and/or local communities.



iv. Strategies:

SPC 4.1 No transformation of Critically Endangered or Endangered natural areas to be

permitted.

SPC 4.2 Where the cultivation of virgin land, and/or other development which would

affect natural vegetation, is being considered, a full botanical assessment

should be carried out by a specialist botanist with local knowledge and

experience approved by the Land Use Advisory Unit of CapeNature. This

assessment should focus on determining the significance of the site (presence

of Critically Endangered or Endangered vegetation) and its broader context

with regard to key ecological and evolutionary processes. Specific attention

should be paid to the connectivity of the site with other sites of similar natural

vegetation in relatively close proximity. It is central to the conservation of

Critically Endangered or Endangered vegetation or ecosystems that clusters of

remnant sites, or a series of remnants within close proximity, are conserved to

enable their persistence and protect genetic variability.

The findings of the botanical assessment should inform (ie. establish

opportunities or constraints to) further planning and environmental

assessment, through due consideration of alternatives, specifically with regard

to avoiding irreversible or significant impacts through the location, siting,

scale, design, management and/or other appropriate means.

SPC 4.3 Any application for the cultivation of natural veld, development on or

subdivision of privately owned land within this area, involving more than a

primary dwelling, should be subject to the Integrated Environmental

Management procedure, and environmental assessment (including the


of detail.



SPC 4.4 Applications to prospect or mine should be considered in the light of the

findings of an environmental impact assessment, giving due consideration to

the potential significance of associated impacts on biodiversity, ecosystem

services, heritage and landscape character, and on the social and economic

fabric of local communities. Provided that negative impacts could be

managed and mitigated to make them insignificant, that there would be net

benefits, and there is assurance of sound management and rehabilitation,

mining should be allowed.

Input by the Municipality to the environmental assessment conducted as part

of the mining application, and to the preparation of an EMPR, is considered

essential. Such input would help ensure that decision-making on mining is

sound, and that the associated EMPR is adequate in terms of the policies and

strategies within this spatial planning category, and would be implemented.



driftsands.

SPC 4.6 Any development should be planned and implemented to have negligible

negative impact on biodiversity, aesthetic, heritage or sense of place

characteristics. Use of energy and water-efficient technologies should be

promoted, as well as sound management and disposal of solid waste and

sewage.




SPC 4.8 Applications for subdivision of agricultural land should be adjudicated by the

Department of Agriculture in terms of the benefits that would accrue from

such subdivision, ie conservation, enhanced agricultural development or the

social-economic upliftment of communities. Subdivision should be consistent

with the requirements as stipulated by Act 70 of 1970, and the guidelines for

the sustainable sizes of farms required for the various types of agricultural

produce, as determined by the Department of Agriculture.

SPC 4.9 Promote the incorporation of portions of land containing Critically

Endangered or Endangered natural vegetation into areas managed under Co-

operation or other Stewardship Agreements with CapeNature (eg Contract

Nature Reserve, Co-operation Agreement, Conservation Area).

SPC 4.10 Employ the principles of “Land Care” and “Area-Wide Planning”, as endorsed

by the Department of Agriculture. Local planning processes used by this

Department should help to identify focal areas for resource conservation

efforts.



SPC 4.11 Land in this SPC should be managed in such a way as to ensure that

remaining areas of natural veld, and areas which support key ecological and

evolutionary processes are conserved for future generations. Specifically, such





SPC 4.12 Grazing of livestock to be limited to the minimum specified carrying capacity

(to be determined for each area by Department of Agriculture and

CapeNature). For renosterveld areas, the suggested ratio is 1 (one) large

stock unit/20 ha. Grazing management practices should be guided by the

Environmental Management Committee.

SPC 4.13 Land having high primary production potential should be retained for

agricultural use and not sterilised by alternative forms of development.

SPC 4.14 Where rights to cultivate virgin land exist on remaining areas of Critically

Endangered or Endangered natural vegetation, land swaps or leasing

arrangements with owners of other fallow agricultural land should be

thoroughly investigated to avoid such cultivation.


Critically Endangered or Endangered natural vegetation, every effort should

be made to consider compensation or land swaps to avoid transforming

natural vegetation. Where such transformation cannot be prevented,

stringent rehabilitation measures, monitoring and auditing should be essential,

and the objective of rehabilitation should be to restore natural veld of the

affected area. The professional input of a specialist botanist with local

knowledge and experience, as well as from CapeNature, should be required in

this regard.

SPC 4.16 On marginal land with low productivity and viability, every effort should be

made to rehabilitate such land to natural veld. The advice of CapeNature, the

Department of Agriculture and other competent bodies should be sought in

this regard.



drawing on reliable research, best practice, and advice from CapeNature and

other competent bodies and/or persons, and should incorporate sound

management and appropriate monitoring. Such uses could include

sustainable harvest of wildflowers or indigenous plant material, as well as

extensive game farming.



SPC 4.18 Rehabilitate or restore degraded areas and areas invaded by alien plants

where such areas provide habitat for Critically Endangered or Endangered

vegetation, link natural areas of conservation value, represent areas

supporting key ecological and evolutionary processes, and/or where desirable

in terms of broader aesthetic, landscape character, heritage or other

management objectives. Advice on appropriate rehabilitation methods should

be obtained from CapeNature, provincial nature reserve staff, and other

competent bodies and/or person/s.

SPC 4.19 Establish a fund to assist private landowners in eradicating invasive alien



SPC 4.20 Any introduction of plants for commercial use, introduction of game animals

to the area, or harvest or extraction of indigenous plants or animals, should be

subject to consent and management conditions from CapeNature.





11.8 Core Urban

Intensive settlement areas of relatively high density within the study area, able to obtain and support a

range of services and opportunities. These areas have a defined edge and contain a range of land use

activities.

i. Would include:

• Urban Areas, main towns.

ii. Could allow:

• Commercial activities.

• Infrastructure and services.

• Social facilities.

• Housing.

• Industry.

iii. Policies:

• Zoning permission for commercial uses outside the designated commercial areas should

not be granted.


• Applications for future development should comply with the restrictions on development

below the 1:100 year flood line.

• Development within the Core Urban Area should avoid or minimise negative impacts on

ecosystems and should promote efficient use of resources.



• Adverse impacts of the Core Urban Area on adjacent areas should be minimised.

iv. Strategies:

SPC 5.1 Compile area specific, detailed Local Spatial Development Frameworks for

each Core Urban Area. These framework plans should give site specific

guidelines to the provision of facilities and amenities in terms of their scale

and location relative to the strategic need to capitalise on the specific

comparative advantages of a particular area relative to the sub-region and the

experience it offers permanent residents, seasonal residents and tourists.

SPC 5.2 Opportunities and constraints of the natural and cultural environment, as well

as potential impacts on valued or sensitive environmental components, should

be considered when planning development within these areas: Important

place making and cultural elements, eg visitor facilities, trails, historical

buildings, tree lines, and other heritage resources should be identified and

protected. Furthermore, these elements should be promoted and incorporated

as the basis for the site evaluation and planning of all future development.



driftsands.

SPC 5.4 Plans for managing water resources, ground water resources, sewage effluent,

solid waste and alien vegetation eradication should be prepared and

implemented.

SPC 5.5 The use of water- and energy-efficient sustainable technology in development

should be promoted.

SPC 5.6 The planting of invasive exotic plant species in gardens should be strictly

prohibited. Planting of locally occurring indigenous (water-wise) plants

should be encouraged.

SPC 5.7 Special attention should be given to promote the management of available

freshwater resources, with emphasis on efficient and appropriate use of

available water, avoiding wastage or leakage, and avoiding pollution of these

resources.

SPC 5.8 Any development in this area should be subject to the Integrated

Environmental Management procedure and environmental assessment at an

appropriate level of detail.



12. STRATEGY INTEGRATION

12.1 Introduction

An understanding of the issues, opportunities and challenges facing the Saldanha Bay Municipal Area,

as set out in Section C of this report, has served to inform the compilation of an overarching Vision,

and a set of Goals and Objectives for the municipal area, as discussed in Section 10.

The objective of this section is to provide a spatially related policy framework and a set of

implementation strategies for the specific areas / aspects of concern within the study area, based on

information forthcoming from the IDP process. Together with the IDP, the spatial proposals (Section

13 and 14 of this report), policies12 and strategies13 will provide a tool for the local authority

administrating the area to make informed spatially related management decisions about the future

ongoing growth, development and management of the Saldanha Bay Municipal Area.

PHASE I - DEVELOPMENT PERSPECTIVE

• Data collation and Analysis

• Synthesis

PHASE II - DEVELOPMENT STRATEGY

VISION GOALS

OBJECTIVES

POLICY AND STRATEGY INTEGRATION

PRODUCT

SPATIAL DEVELOPMENT FRAMEWORK Spatial Policies, Strategies and Proposals

SPATIAL SECTORAL INPUT INTO IDP

FIGURE 40: THE SPATIAL DEVELOPMENT PLANNING PROCESS

12 Spatial policies have been informed by key issues identified during the public consultation process of the IDP and the

spatial analysis of the issues and challenges. Policies are therefore directives to guide the local authority and the council as to how they should address these issues / concerns.

13 Strategies are directly related to the spatial policies. The strategies suggest a “plan of action” to enable the implementation of the related policy. Strategies essentially answer the question “How?” and seek to identify the mechanism required to achieve the goals and objectives for the municipal area in terms of the IDP.

SP AT IA L IN T E G R AT IO N

TO U RIS M A G RIC ULTUR E

CO NS E RV A TIO N

CO M M U NITY

FA CILIT IES

B ULK

S E RV IC E S

IN FRA S TRU C -

TU RE

UR B A N LA N D

U SE



12.2 Overarching Spatial Management Objectives

12.2.1 Introduction

The existing landscape of the Saldanha Bay Municipal Area reflects the dynamic nature of the

interaction between human and natural elements that have over time combined to create the

unique landscape of the area. The combination of these elements and their spatial context

creates a number of ‘districts’ or areas with specific attributes and a distinct character (refer

Section 7.7 of this report). An awareness and sensitivity to these elements within their spatial,

local and broader context is essential to protect and enhance the various districts / area’s

‘sense of place’. In this regard, it is therefore critical that the overarching spatial management

framework is sensitive to the contextual variances within the municipal area.

Based on the identified Bio-Regional Spatial Planning Categories (SPC’s) as set out in Section

11 of this document, the function of this section is to provide congruent overarching ‘spatial

management objectives’ for the Saldanha Bay Municipal Area. The objective being to create

a sustainable spatial framework within the context of the IDP that will inform the future

ongoing growth of the area. The spatial objectives are therefore a spatial planning response

to our understanding of the biophysical and anthropogenic related pressures and challenges

facing the area. To ensure the realisation of the IDP vision, it is therefore essential that clearly

defined spatial objectives should inform all area specific, spatially related growth management

policies / actions within the Saldanha Bay municipal area.

12.2.2 The Strategic Spatial Challenges

From an overarching spatial management perspective, five strategic spatial challenges were

identified. These challenges are:

• The lack of a clear spatial definition and structure.

• Economic development is not linked to / focussed on the role, function and comparative

economic advantage of each core urban area.

• The promotion of the development of the Saldanha Bay deep water Port and its related

industrial development.

• To identify and protect the area’s natural resources and the environment.

• To conserve and protect the valuable agricultural land resource.

• The Lack of clear spatial definition and structure

From an overarching spatial management perspective the key challenge is the lack of a

clearly defined spatial structure that is integrated with the objectives of the IDP. A well-

defined spatial structure demarcating urban areas, agricultural areas, industrial

areas and conservation areas, within the dynamic context of achieving a balance

between ongoing industrial development and economic growth, as well as the

increasing need to conserve the natural environment and valuable agricultural land

is sorely needed. A well-defined spatial structure will serve to balance the potential

conflict between competing land uses and thus ensure that the growth and development

of the various sectors takes place in a sustainable manner.



FIGURE 41: SPATIAL DEVELOPMENT PATTERN

• Economic development is not based on the principle of capitalising on a specific town’s unique comparative advantages

In order to promote local economic development within the municipal area, the role and

function of each core urban area must be clearly defined and understood. Economic

development should be based on the identified function of each core urban area (e.g.

Vredenburg: administrative, Langebaan: tourism, Hopefield: agricultural service centre,

Saldanha: port, industrial, etc.) It is therefore most important to clearly define a

functional hierarchy for the towns in the municipal area with regard to economic

functions and services, based on the towns’ unique comparative economic advantages.



FIGURE 42: HIERARCHY OF CORE URBAN SETTLEMENTS

• The promotion of accelerated development of the Saldanha Bay Port and its related industrial complex

The most significant and unique comparative economic advantage of the Saldanha Bay

Municipality is its deep water port facility and related industrial complex. The port has

experienced a number of intensive development initiatives. The most significant of these

being:

- development of Saldanha Port for ‘bulk exports’

- the Saldanha-Sishen railway connection

- development of Saldanha Steel as a world-class “green” steel mill

- expansion of the Port’s ‘general cargo facilities’

- spatial development initiative known as the West Coast Investment Initiative; and

- completion of the municipality’s Integrated Development Planning Process.

In this regard, it is clear that an integrated strategic Port and industrial development

initiative is required to co-ordinate a sustained initiative. The Local Authority will

therefore have a critically important “enabling role” in this initiative. The spatial aspects,

relating to the port on related industrial development land use issues is considered as one

of the “critical success factors”.



FIGURE 43: INDUSTRIAL DEVELOPMENT FOCUS AREAS IN SALDANHA BAY MUNICIPAL AREA

� To identify and protect natural resources and the environment:

The West Coast region has a distinct character and a unique ‘sense of place’. The natural

environment is noted for endemic, both fauna and flora of global conservation

significance, and resource forms part of the local economy in terms of tourism, the local

fishing and agricultural industries. The Langebaan Lagoon is a protected RAMSAR site,

with a second RAMSAR site proposed for the lower Berg River. The West Coast National

Park abuts the municipal area, while various other smaller reserves are included in the

municipal area (i.e. Cape Columbine Reserve, SAS Saldanha Nature Reserve) and the

protected coastal island of the area (i.e. Malgas Island Reserve, Jutten Island Reserve,

etc.)

Although large portions of the natural environment within the study area are proclaimed

statutory conservation areas, large areas of environmentally sensitive highly conservation

worthy vegetation fall outside statutory conservation areas on agricultural zoned land.

Increasing pressure for grazing and the intensification of agricultural activities together

with the uncontrolled invasion of alien vegetation are major threats to this natural

resource.

The coastal belt and its related natural environment serve as the main tourism attractions

in the area. Protecting the natural beauty and resources of the study area should be a

priority to the local community and is essential in ensuring the sustained growth of the

local tourism industry.



FIGURE 44: NATURAL VEGETATION IN SALDANHA BAY MUNICIPAL AREA

� Conserve and protect valuable agricultural land:

The agricultural sector in the greater West Coast region contributed approximately 15%

to the areas Gross Regional Product. From an agricultural perspective the Saldanha Bay

Municipal area is characterized by the centrally located “Sandveld saaigebied” with

medium potential agricultural land and higher potential agricultural land in the higher

lying Koppiesveld to the north and to the south east of Hopefield (“Middel Swartland

saaigebied, and the higher rainfall saaigebied). Due to a low rainfall, and limited water

resources, the potential to merge intensive agricultural production is limited. Further to

the low carrying capacity of the indigenous vegetation also restricts the area’s stock

farming (sheep and cattle) potential.

The inherent limitation on agricultural production and the important role agriculture has

to play in terms of “landcare”, highlights the need to actively improve the economic

sustainability of the agricultural sector through the promotion of agri-tourism, agro-

industry, game farming, aqua-culture, etc.

A specific conservation related concern related to the agriculture sector is the need to

conserve and reduce pressure on indigenous conservation worthy vegetation on zoned

agricultural land.



FIGURE 45: AGRICULTURAL AREAS IN SALDANHA BAY MUNICIPAL AREA

There is a need to define / demarcate agricultural land and to make a distinction

between bona fide agricultural land and untransformed terrain with conservation-worthy

vegetation.

12.2.3 Spatial Management Objectives:

In order to minimize urban sprawl and protect the natural environment and agricultural

resources from potentially destructive development and inappropriate land uses, future

development in the region must be strictly guided and controlled by the spatial demarcation

of well-defined urban edges, settlement nodes, conservation areas, agricultural areas and

industrial areas. The spatial objectives for the region are therefore twofold: exercise a spatial

policy of urban consolidation based on the demarcation of a settlement pattern with clearly

demarcated urban areas and edges, and the definition, protection and conservation of the rural

areas.

Within the above context, urban containment refers to the principle of containing the

outward expansion / sprawl of urban areas into valuable natural or agricultural land while

simultaneously implementing strategies to intensify and compact urban development pattern

within the existing urban areas. Future development pressure is anticipated from the industrial

sector and it may impact on the natural environment and therefore the tourism potential of the

area. From a spatial management perspective, it is therefore critical that the municipal area is

managed in a manner that:

Protects indigenous biodiversity and sensitive ecosystems;

Protects high potential agricultural land;

Promotes local economic development, tourism and industrial development opportunities;

Promotes the growth of the Saldanha port facility and related industrial development;



Ensures the efficient and feasible provision and maintenance of infrastructure, without

placing an inordinate consumptive pressure on natural resources, e.g. groundwater;

Utilises existing designated urban land in an efficient and appropriate manner, ensuring

integration and equitable access to community facilities.

12.2.4 Policies to achieve the Spatial Management Objectives

P1 Urban growth within the main settlement areas (Saldanha, Vredenburg, Langebaan,

Hopefield, Paternoster, St Helena Bay and Jacobsbaai) should be managed within clearly

defined urban edges.

P2 Ensure that the functional hierarchy of core urban areas is based on the comparative

advantages of the various towns and forms the basis to any local economic development

strategy.

P3 Development within the urban edge should maximise the efficient use of limited urban

land resources by judiciously increasing the intensity of use.

P4 The subdivision of agricultural land outside designated urban settlement areas should be

restricted to bona fide agricultural related uses.

P5 Coastal development pressure should be focused on existing coastal towns and identified

development nodes.

P6 The treatment and management of natural ecological systems and the impacts of land

uses thereon must wherever possible, be mitigated and managed in a sustainable

manner.

P7 The need for industrial development should be addressed without impacting negatively

on the sensitive natural environment of the study area.

P8 Define, identify and protect areas with high conservation value in the study area.

P9 Determine the land use needs of institutional settlements in the rural areas and contain

these settlements.

Strategies for implementing the above policies are:

S1 Delimit a clearly defined urban edge for the core urban areas. Land use proposals

should, where appropriate, identify future urban extension areas to accommodate future

demand for development.

S2 The scale and nature of development proposals (for land use changes) should be

consistent with the location and functional hierarchy of a core urban area.



S3 Identify vacant or under-utilised areas within existing urban areas for infill development

purposes.

S4 Enforce the ‘Guidelines for the Subdivision of Agricultural land’ (Act 70 of 1970) when

considering any future subdivision proposals for land zoned for agricultural purposes.

S5 Review the zoning scheme regulations for the Saldanha Bay Municipal Area in a manner

that provides area specific statutory reinforcement to urban edges, conservation use

zones, subdivision policies and densification mechanisms.

S6 Develop specific zoning parameters in the form of overlay zones for sensitive

environmental areas that are not statutorily protected areas, these parameters should

clearly outline detail development controls (scale, density, form, aesthetics, vegetation

types, flood line, setbacks, etc.).

S7 Develop a coastal management plan, to manage coastal towns and the remainder of the

coastline to the benefit of the tourism industry.

S8 Identify areas for future industrial development. Taking into account the future growth

of the port facility and expected pressures on the industrial land supply, given the

potential of the growth in backward and forward linkages. Detail investigations with

regard to environmental impacts should be undertaken to identify additional industrial

areas.

12.3 Urban Land Use Management Policy

The demographic trends of the Saldanha Bay Municipal Area, as discussed in Sections 6.2 and 6.3 of

this report, indicate that the population of the Saldanha Bay Municipal area is growing at a projected

growth rate of 5,25% p.a. This growth rate can be ascribed to not only natural growth but also in-

migration due to the perceived creation of job opportunities in the municipal area and industrial

development in the area. It can be expected that future population growth will create increased

pressure for “greenfields” development, intensification of land uses, demands on services

infrastructure and bulk supply capacity, etc. The management of land use will therefore require

careful and sensitive consideration, if sustainability is to be achieved.

This section sets out policy recommendations and strategies for the ongoing management of the

designated core urban areas within the Saldanha Bay Municipal area. This policy includes directives for

all components of the urban related areas as dealt with in Section C of this report.



12.3.1 Core Urban Area Policy

The designated Core Urban Areas being the existing settlements of Vredenburg, Saldanha,

Langebaan, St. Helena Bay, Hopefield, Paternoster and Jacobsbaai. As a result of the

different and complex historical, locational, socio-cultural and economic factors influencing the

growth of these settlements they each display a unique character, land use mix and

development form. Land use management policies for each of these specific areas, albeit at a

regional level, must therefore take cognisance of these factors.

FIGURE 46: CORE URBAN AREAS IN SALDANHA BAY MUNICIPAL AREA

Within the context of the Saldanha Bay Municipal area, Vredenburg and Saldanha can be

categorised as Main Local Towns, while Langebaan, St. Helena Bay, Hopefield and Paternoster,

are categorised as Local Towns, which are substantially smaller than Vredenburg and Saldanha.

An overall spatial understanding of the different functions and possible growth pressures and

potentials of the designated core urban areas has been used to inform the formulation of area

specific spatial and land use management policies required to effectively manage each core urban

area.

Key Issues:

The following identified key issues have informed the formulation of the policies and strategies

for the core urban areas in the Saldanha Bay Municipal Area.

• Lack of a well-defined functional hierarchy of settlements;

• Lack of spatially defined areas for urban extension;

• A lack of clear spatial policy directives and guidelines for the management of different

land use categories;

• A lack of controls relating to the siting and aesthetics of buildings, particularly in coastal

settlements, resulting in many structures having a negative visual impact on the

landscape detracting from the overall character of the area;



Policies for the Core Urban Areas are:

P10 Demarcate appropriate areas for urban extension where required.

P11 Define the functional hierarchy of core urban areas with regard to each areas unique

attributes, comparative advantages, functions and services.

P12 Where appropriate, the intensification of land use within the Core Urban Areas of

Vredenburg, Saldanha, Langebaan, St. Helena Bay, Hopefield, Paternoster and

Jacobsbaai should be promoted.

P13 Development within the Core Urban Areas should avoid or minimise negative impacts

on ecosystems and should promote the efficient use of resources.

P14 Any existing adverse environmental and socio-economic impacts of the Core Urban

Areas on conservation and transitional/ agricultural areas should be identified and

effectively mitigated.

P15 The scale and form of any tourism facilities provided within the local towns (refer to

section 11.1.4) should respect the unique character of each settlement, and should be

consistent and co-ordinated with the overall Municipal Tourism Development

Strategy to be prepared for the municipal area (refer Section 12.7 below).


S9 Delimit a clearly defined urban edge for the core urban areas.

S10 Ensure that the future development of commercial facilities and new amenities are

aesthetically sensitive and co-ordinated with the functional hierarchy of the specific

area.

S11 Identify vacant or under-utilised land within existing urban areas for infill development

purposes.

S12 Prohibit development in ecologically sensitive areas, e.g. floodplains, steep slopes,

wetland or drainage areas, dune areas, etc.

S13 Planning and development within the core urban areas must ensure that the

opportunities and constraints of the natural and cultural environment, as well as potential

impacts on valued or sensitive environmental components are understood and taken into

account. Important place making and cultural elements, e.g. trails, historical buildings,

tree lines, and other heritage resources should be identified and protected. These

elements must be incorporated in site evaluation and planning of all future development.



S14 Undertake a study to accurately delimit the 1:50 year flood line for drainage systems

running through core urban areas, such as the Salt River that runs through Hopefield as

well as other rivers that run through St. Helena bay and Langebaan. Establish

development controls for both the management of buildings already within the 1:50

year flood line, and for future applications. It is recommended that the Development

Control Guidelines for Flood Prone Areas, as established by the City of Cape Town

(2000), be used as a basis for establishing these guidelines.

12.3.2 Housing Policy

Housing is the primary use of urban land. It is therefore imperative that the local authority

applies effective land use management policies to ensure that the social and market related

needs of housing for all income groups is effectively addressed.

The existing need for subsidised housing (based on the municipalities official housing waiting list), is as follows:

Vredenburg: 2365 units

Saldanha: 1841 units

Langebaan: 160 units

St. Helena Bay: 950 units

Hopefield: 211 units

Paternoster: 200 units

The Saldanha Bay Municipal area offers a range of residential options for high and middle

income households. With some of the local towns such as Langebaan, St. Helena Bay and

Paternoster becoming increasingly popular as retirement towns, it can be expected that more

medium and higher income residential opportunities may have to be provided in these areas.

Key Issues:

• Ensure a balanced provision of land and housing types for all income and age groups in

the municipal area.

• Effectively address the sustainable provision of subsidised housing in the municipal area.

• Proactively identify appropriate land for the extension areas for lower, middle and higher

income residential purposes.

Policies to address housing issues in Core Urban areas are:

P16 Urgently address the existing subsidised housing backlog in the municipal area.

P17 Ensure that there is suitable and sufficient land available in each core urban area to

address the housing need, within the context of the municipality’s spatial objectives.

P18 Promote mixed land use planning in order to ensure accessibility for the lower income

groups to economic employment opportunities.

P19 Each core urban area should have a balanced provision of housing stock for medium and



higher income groups, within the context of the municipality’s spatial objectives.


S15 Determine the quantum and type of the housing need throughout the municipal area

and make spatial provision for this need, within the context of the municipality’s spatial

objectives.

S16 In the planning of future economic growth points, industrial expansion, etc. Provision

should be made for housing developments close to these growth points / economic

opportunities.

S17 Undertake a land audit of all vacant municipal properties in the Core Urban Areas in

order to identify suitable land to address the existing housing backlog.

S18 Undertake a detailed demographic study for the municipal area in order to determine the

population growth rate and migration trends relative to the existing housing stock and

future housing needs.

12.3.3 Institutional Settlements Policy

Institutional settlements within the context of the Saldanha Municipal Area can be described as

settlements outside the demarcated core urban areas where institutions have provided housing,

infrastructure and essential services to communities employed within, or associated with, the

specific institution.

FIGURE 47: INSTITUTIONAL SETTLEMENTS IN THE SALDANHA BAY MUNICIPAL AREA



There are two institutional settlements in the Saldanha Bay municipal area, namely the

Langebaanweg Airforce Base (±950ha) and the SAS Saldanha Military Academy (±1230ha).

The Langebaan Airforce base provides a national strategic training function and it is anticipated

that more aircraft will operate from this basis in future. No further extension to the

infrastructure of this base is planned in the medium to short term.

The Saldanha Military Academy fulfils an important training and academic function to the

National Defence Force. As sensitive conservation worthy vegetation occurs in this institutional

settlement, with approximately 700ha of the Saldanha Military Academy consisting of a nature

reserve, the area should be protected from development.

Key Issues:

• Institutional settlements area characterised by large land holdings which include

environmentally sensitive areas;

• The development footprints of the institutional settlements should be limited to within

the existing developed areas.

Policies for Institutional settlements are:

P20 Development footprints of the Institutional Settlements should be limited to within

existing limits.


S19 Identify and demarcate the environmentally sensitive areas within the Institutional

settlement areas and promote the protection and conservation of these areas.

12.3.4 Resorts and Tourism Related Areas Policy

Resorts and tourism related areas can be described as areas that are zoned for resort purposes

and provide accommodation facilities to tourists (e.g. Club Mykonos at Langebaan). (This

section should be read in conjunction with the tourism development policy in Section 12.8).

Key Issues:

• The current zoning scheme regulations do not effectively regulate the recent trends in

the tourism industry (e.g. Bed and Breakfasts, Guest houses, etc);

• Tourism resorts / developments historically show a tendency to develop in a linear

pattern along the coast line, resulting in environmentally detrimental ribbon

development;

• The perceived lack of capacity of recreational and related facilities, ie. boat slipways,

public ablutions, beach parking areas, during peak tourism seasons;

• The need for improved regulations to effectively manage the seasonal influx of visitors to

the area, in respect of boat launching facilities, etc.



Policies for resorts and tourism related areas are:

P21 Identify the location, scale and nature of the proposed new resort at Trekoskraal.

P22 Prevent linear / ribbon development along the coastline by strictly limiting development

to within designated core urban areas.

P23 Public access points to the lagoon and coast line must be rationalised, carefully identified

and effectively managed.

P24 Prevent over exploitation of natural resources during the seasonal influx of tourists and

visitors.


S20 The ecological and recreational carrying capacity of the popular tourist destinations

within Saldanha Bay Municipality – or the limits of acceptable change – should be

determined. A management framework taking into account, the location and capacity of

existing facilities, should then be compiled to control recreational and other activities (eg

bait-extraction, fishing, boating, etc), particularly during the peak tourism season.

S21 Development limits (bulk, height, density, development footprint and acceptable land

uses) should be demarcated for each tourism related settlement within the study area,

using detailed Site Development Plans (SDP’s).

12.3.5 Community Facilities Policy

Community facilities provide an essential collective support system for the urban population.

The public domain and public facilities / infrastructure is a public responsibility and when

carefully planned, can contribute towards place making, a worthy urbanity, sense of pride,

belonging, well-being and generally improvement of the quality of life for all. Public places

and public spaces cause the gathering of people and should be located at places of collection

and near movement networks to sustain their supportive role.

When the quality of public facilities is good, these spaces enhance the enjoyment of activities

and give a sense of belonging, confidence and permanence. However, when they are not

good, the entire environment may be regarded as sterile, regardless of the quality of buildings.

From the analysis undertaken, as part of this study (refer to Section 7.5) it is clear that a range

of community facilities from clinics and health care facilities, schools, sport facilities to libraries

and various other civic amenities are provided in the core urban areas in the municipal area.

However, there are serious shortcomings relating to the equitable provision, distribution and

standards of the facilities, especially within the previously disadvantaged areas. The vital

importance of community facilities creates a sense of belonging that makes a vital contribution

to the quality of life and social fabric of the communities and should therefore not be

underestimated.

In light of the above, a community facility policy should address the equitable provision of a



range of community facilities and services, according to the most recent standards set by the

relevant Provincial authorities, to meet the physical, social, economic and spiritual needs of the

community. The policy should also encourage the upgrading of existing facilities, address the

inequitable provision of facilities and promote the efficient utilisation of scarce resources.

Key Issues:

• There is an inequitable provision of community facilities in the municipal area (e.g. Chris

Hani Paul Lowville and Laingville vs higher income areas);

• The level of maintenance of existing community facilities is generally inequitable;

• Several community facilities are not accessible to the community it serves;

• There is a lack of access to sport facilities, specifically in previously disadvantaged areas;

• There is a need for public ablution facilities at beach resorts.

Policies for community facilities are:

P25 Strive for equity in the provision of community facilities throughout the municipal area.

P26 As a priority community service, all communities should have access to a well equipped

primary health care centre.

P27 Where community facilities are over provided or under utilised, mechanisms should be

put in place to ensure equitable access to community facilities – especially people from

the previously disadvantaged communities.

P28 Upgrading programs should be implemented in order to ensure efficient and sustainable

utilisation of the facilities/ and service standards that are currently in a neglected state.

P29 To recognise the locational and site requirements of specific community facilities /

services to be provided and where possible, to encourage the multi-functional use of

facilities.

P30 Identify a suitable accessible location for a regional municipal sports complex which to

serve all communities.

Strategies for implementing the above policies with regard to community facilities are:

S22 Provide community facilities/ services in accordance with the accepted standards, as

determined by the relevant Provincial guidelines, for their provision, taking into account

the expressed needs of the beneficiary community.

S23 Locate community facilities as close as possible to the major movement routes and the

communities they are designated to serve..

S24 Facilitate a community-driven initiative that seeks to create a representative ‘joint

management structure’, which would effectively pool and assist in the joint management

of all community facilities within the municipal area and its districts.



S25 Locate facilities at nodes or centrally within neighbourhoods so as to contribute towards

efficient urban form.

S26 The existing sports master plan should be revised to include the entire municipal area.

This revised plan should also include an investigation to identify a suitable location for a

regional sports facility. Such a location should be accessible and close to existing

infrastructure and amenities.

S27 Undertake an audit to assess all facilities and amenities, as a basis to prioritise upgrading

programs to acceptable levels of service upgraded to acceptable service levels;

S28 Investigate the possibility of involving the private sector through public-private

partnerships to assist with the financing and management of any new public /

community facilities.

S29 Larger multi-purpose sport facilities should be efficiently located relative to schools and

communities so as to facilitate the sharing of facilities between different user groups.

S30 Undertake an investigation to identify a suitable location for a regional sports facility.

Such a location should be accessible and close to existing infrastructure and amenities.

12.3.6 Public Open Space Policy

Open space forms an integral part of both the urban and natural environment. Public open

spaces are a fundamental part of the spatial framework of a city. There are a number of

dimensions to the open space system which underline its importance for the municipal area as

a whole, and for all people living in it. These dimensions include:

- An ecological dimension: This dimension recognizes that the natural

environment and its processes provide the

setting and the basic resources for human life.

- An economic and productive dimension: This dimension recognizes that the

natural environment is vitally important for

tourism and agriculture. All resources are

important and must be used wisely. Natural

resources also have the potential to help

people meet their own needs.

- A psychological and social dimension: This dimension recognizes that the quality of

human life is affected by a sense of place.



- A cultural dimension: This dimension recognizes the link between

the characteristics of a place, people’s

activities in that place, and the emergence of

cultural expressions and forms.

- A recreational dimension: This dimension recognizes the need of all

people for escape, for active and passive

recreation and for contact with nature.

Public open spaces should be effectively designed in order to address the abovementioned

dimensions. Purposeful open spaces should therefore be sensitively designed to be sustainable

open spaces. In the municipal area, not all public places are well located and due to high

maintenance costs and budget constraints, not all public open spaces are well-maintained.

Key Issues:

• Many public open spaces are neglected, poorly located and thus dysfunctional;

• Several public open spaces in low income areas are unutilized and could be used to

ensure the ongoing sustainable production of food for these communities;

• Many of the public open space zoned sites that are provided in the previously

disadvantaged areas are undeveloped and thus provide no amenity value to surrounding

residents;

• Several higher order public open spaces are inaccessible to low-income communities.

Policies for Public Open Space areas are:

P31 Each community should have access to at least one, well-maintained, centrally located,

functional open space.

P32 Promote urban agriculture on unutilised and undeveloped public open spaces.

P33 The location of public open space networks should where possible, incorporate remnant

patches of representative indigenous flora, and sensitive natural areas like wetlands,

slopes, rivers and coastlines that are critical to the well-being and sustainability of natural

systems.

P34 Encourage the optimal use of public open spaces where extra funds are available on the

capital budget, functional open spaces (ie. play equipment, sport equipment) should be

provided through landscaping, urban design, etc.

P35 Promote the accessibility of public open spaces.




S31 A strategic hierarchy of public open space should be identified within each

neighbourhood and town based on accessibility, size, function and level of maintenance.

Public open space maintenance budgets should then be allocated in accordance with this

identified hierarchy of open space. Harder, all weather open space areas should be

provided for informal play, kickabouts, basket ball courts etc., in consultation with the

beneficiary community.

S32 Unutilised and undeveloped public open spaces should be made available for urban

agriculture where communities can produce food. The local authority should encourage

NGO’s to promote and develop community gardens in marginalised communities.

12.4 Local Economic Development Policy

Local Economic Development (LED) is an outcome based, local initiative, driven by local

stakeholders. It involves identifying and using primarily local resources, ideas and skills to

stimulate economic growth and development. The aim of LED should be to generate

employment opportunities for local residents, alleviate poverty, and to redistribute resources

and opportunities to the benefits of all communities within the municipal area. The well-being

of the local economy is a critical concern because it affects the quality of life of all local

residents. Creating opportunities for small and micro enterprises (SMME) is very important in

the municipal area, because SMME tend to create more jobs than larger enterprises do.

LED strategies can be used by the municipality to achieve its developmental objectives as

identified in the Integrated Development Plan (IDP) of the municipality. During the IDP

planning process municipalities have to identify a number of socio-economic needs in the

community. Some of these needs will then be addressed through LED initiatives. The local

authority should then:

• Determine what role it can play in those LED initiatives;

• Decide how municipal structures or agencies will participate in LED activities;

• Identify the spatial implications of LED initiatives;

• Decide how to co-ordinate LED activities with the rest of the municipality;

Within the spatial context of Local Economic Development (LED) in the municipal area, the

following aspects should be considered:

The most important economic asset of the municipal area is, undoubtedly, Saldanha Port as

well as its transport links (rail, road and air), and its pristine coastline (Langebaan, and St.

Helena Bay to Jacobs Bay). The region’s potential to create more sustainable jobs as well as to

expand its business activity should, thus, be closely linked to industrial development and the

tourist opportunities the coastline offer.



The Saldanha Port is strategically positioned to contribute to the economic growth of the

municipal area. The port creates opportunities for exporting of local products (i.e. steel,

agricultural products etc). Besides Cape Town, the Saldanha Port is the only deep water

harbour in the Western Cape. The Saldanha Port can deliver a complimentary service to the

Cape Town Port, and thereby the municipal area could become globally competitive.

The industrial tourism and agricultural sectors are seen as the primary economic drivers in the

Saldanha Bay municipal area’s economy. However, due to increased mechanization in the

agricultural sector, farm workers loose their employment and migrate to urban areas in search

of employment opportunities. The natural environment is the main attraction for tourists to

the western of the municipal area. Therefore, industrial development should take place in such

a way that the natural environment and tourism attractions are not effected negatively. There

are various economic opportunities for SMME in the tourism industry.

Vredenburg can be seen as the commercial and administrative node in the Saldanha Bay

Municipal Area. However, there is no clear defined functional hierarchy for the towns in the

municipal area. In order to promote local economic development in the municipal area, the

role and function of each core urban area must be defined. Economic development should be

promoted according to the identified function of each core urban area (e.g. Vredenburg:

administrative, Langebaan: tourism, Hopefield: agricultural service centre, Saldanha: port,

industrial etc).

Due to the high volumes of tourists that visit the area and especially the local towns (ie.

Langebaan, St Helena Bay and Paternoster), it is important to provide business facilities to fulfil

in the needs of the seasonal tourists as well as the local communities.

It is important to promote the development of SMME’s and support existing SMME’s in the

municipal area. The economic drivers of the local economy should be targeted for SMME

involvement. SMME development can be stimulated through linkages from existing industries

and networks formed in the private sector.

The following key issues were identified with regard to Local Economic Development in the

municipal area:

Key Issues:

• The role, function and comparative economic advantage of each core urban area in the

study area, especially Vredenburg and Saldanha, should be clearly defined in the context

of LED;

• Incrementally position the Saldanha Port to become complementary to Cape Town Port;

• Existing transport links are insufficient for the projected industrial development;

• A high percentage of the labour force in the municipal area is unskilled;

• Promote Local Economic Development through the encouragement of informal trading

and SMME’s;

• Tourism has the potential to create many sustainable job opportunities;

• Economic opportunities are not accessible to all communities in the municipal area.



Policies for Local Economic Development are:

P36 Create a balanced functional hierarchy for towns in the municipal area based on the

comparative economic advantage of each town. Each town should be aware of it’s

economic function and focus areas.

P37 The Saldanha Port should be extended to accommodate higher volumes of cargo and be

developed complementary to Cape Town Port to create a “win-win” situation for both

ports.

P38 Stimulate economic development in the municipal area through place marketing and

industrial recruitment.

P39 Promote the West Coast development axis from Cape Town to the Orange River.

P40 Develop additional amenities and recreational infrastructure to attract affluent tourists.

P41 The local authority should focus on the retention and expansion of existing businesses in

the municipal area.

P42 A coherent Skills Development Programme, focussing on the port economy, specific

manufacturing industries and the service sector should be developed.

P43 Economic opportunities should be accessible to all communities in the municipal area,

especially the previously disadvantaged communities. (e.g. access to land, finance,

training, business opportunities etc).


S33 Define the economic function of each core urban area in the municipal area. Define a

functional hierarchy for the core urban areas according to these defined functions.

S34 Appoint appropriate specialists to compile an integrated Saldanha Port and Industrial

Development Plan for Saldanha.

S35 The market for port services should be segmented and should be allocated to the

respective ports on a “competitive advantage” basis (e.g. Saldanha could play a larger

role in the “windy season” for specific products and general cargo).

S36 The “port economy” can be expanded with regard to “marine and land activities”,

accommodating the overflow from Cape Town Port.

S37 Promote Saldanha in the cruise-line industry in order to attract passenger ships, to

stimulate the tourism industry, and to attract investors for waterfront developments.



S38 Develop a focussed marketing strategy for Saldanha bay Municipality to attract large

investors linked to the steel industry through, amongst others, a sensible incentive

package for developers, and other economic attractions. The marketing strategy should

also focus on the tourism, mari-culture and agri-processing industries.

S39 The local authority should assist to make local businesses and companies more globally

competitive by targeting sectors in which they have a comparative and competitive

advantage, and providing support to these sectors to compete internationally.

S40 Expanding existing transport links, especially the rail link to Cape Town via Atlantis.

S41 Investigate the sustainability of developing amenities like a water front and other water

related infrastructure in tourism focus areas such as Langebaan, Paternoster and St.

Helena Bay

S42 The local authority should form relationships with the private businesses in the municipal

area in order to be informed of the needs and concerns of the businesses and to strive to

address these concerns from a municipal level. This could prevent them from relocating

to other seemingly more attractive locations.

S43 The local authority should facilitate an audit of existing skills in the labour force, in order

to optimise these skills in the industrial sector. Improve skills amongst the local labour

force would improve productivity and therefore the possibility for industries to invest in

the area.

S44 The local authority should facilitate the provision of manufacturing hives for small

entrepreneurs at suitable locations. These could include existing industrial areas (where

the recycling of industrial waste can be formalised), or new centres along continuous

routes.

S45 The local SDF’s of the core urban areas should be reviewed in order to identify and

promote LED.

S46 Identify opportunities for neighbourhood business centres in the previously

disadvantaged communities.

S47 Appoint specialists to develop a LED strategy for each town in the municipal area, based

on the functional strategy.

12.5 Industrial Development Policy

The Saldanha Bay Municipal area has over the past three decades experienced a number of

development initiatives that influenced industrial development and contributed to the broadening of

the economic base of the municipal area. These developments contributed to the local economic

development of the area. These developments include, amongst others:



� Development of the Saldanha deep water Port for bulk exports;

� The Saldanha Sishen railway connection; and

� The development of Saldanha Steel (steel mill).

The most important asset of the municipal area is the Saldanha deep water Port as well as its transport

links (rail, road and air), and its pristine coastline (Langebaan, Paternoster and St. Helena Bay). The

port of Saldanha has a direct link with the main consumer markets and industrial zone of the West

Coast. The port is therefore a gateway to the many expanding markets of the area. The municipal

area’s potential to create more sustainable employment opportunities as well as to expand its business

activity should, thus, be closely linked to opportunities that the port and coastline offer. Several

opportunities are created by the growing west African oil and gas industry. These opportunities

should be exploited by the Saldanha Port, in co-operation with the Cape Town Port.

With the spin-off effects from Saldanha Steel that are experienced there is a definite need to spatially

identify and quantify future industrial land needs related to future port expansion, downstream

processing and predicated light industrial growth and the ultimate realisation of an Industrial

Development Zone (IDZ).

There is a lack in coordination of land issues within the municipal area, especially where land belongs

to private entities such as the Industrial Development Corporation and ISCOR. Land in private

ownership, that is used as a “buffer zone” and not being developed is a deterrent for industrial

investment.

With the high occurrence of sensitive irreplaceable vegetation and the scarcity of fresh water in the

study area, industrial areas should be planned in areas where the natural environment will be affected

the least. There is a conflict in interest between industrial development and the conservation of the

pristine natural environment in the municipal area, especially in the area between Langebaan and the

Saldanha Port. When areas are earmarked for the extension of industrial areas in the vicinity of

Langebaan special cognisance should be taken of environmentally sensitive areas.

Service trades are regarded as an essential land use since they provide a service to retail consumers in

the business area as well as in the general community. Service trades provide employment

opportunities to skilled and semi-skilled workers and can generate employment opportunities for local

entrepreneurs. In order to promote LED, accessibility to light industrial opportunities for the

previously disadvantaged communities should be promoted. In order to ensure light industrial

development in core urban areas, a balanced mix of site sizes should be available for industrial

development. The development of industrial hives in order to provide economic opportunities to

previously disadvantaged communities is means of promoting local economic development in the

municipal area.

12.5.1 Industrial Policy

Key Issues

• The capacity of the current harbour and its infrastructure facilities at Saldanha are not

sufficient to fulfil in the present need or additional exporting needs;

• The industrial role and function of Vredenburg and Saldanha is undefined and therefore

unstructured industrial development are taking place;

• Investigate the possibility to promote an industrial corridor from the port, along the

railway line to the existing IDZ area;



• There is a conflict in interest between industrial development and the conservation of the

pristine natural environment in the municipal area;

• It is a strategic need for the municipality to reach an agreement with large land owners

(ie. IDC; ISCOR), relating specifically to their land holdings and land release policies;

• Industrial land is not accessible/ affordable to previously disadvantaged entrepreneurs;

• Heavy industries abstract water from an underground aquifer – the capacity of bulk

water for industrial development is unknown;

• There is a need to spatially identify and quantify future industrial land needs related to

future port expansion, downstream processing and predicted light industrial growth and

the ultimate realisation of an Industrial Development Zone;

• Support systems are needed for SMME’s in the industrial sector.

Policies for Industrial areas are:

P44 PConsideration should be given to include the Saldanha deep water Port in the strategic

planning (size, capacity and accessibility) for Cape Town Port as a globally competitive

harbour.

P45 Industrial development should be promoted in each town by promoting the optimal

industrial activity that ties in with the economic function (with regard to scale, focus and

comparative economic advantage) of the town.

P46 Promote the concept of creating an industrial corridor from the Saldanha harbour to the

Vredenburg-Hopefield railway line, thereby concentrating resources according to the

identified need.

P47 Industrial development should not impact negative on the pristine natural environment

and the biodiversity of the area.

P48 The municipality must ensure that there is an adequate, balanced mix of industrial land

available to address market needs and to promote sustainable market growth.

P49 The local authority should facilitate the provision of manufacturing hives for small

entrepreneurs at suitable locations. These could include existing industrial areas (where

the recycling of industrial waste can be formalised), or new centres along continuous

routes.

P50 Promote the accessibility / affordability of industrial land for Previously Disadvantaged

Entrepreneurs in order to encourage black economic empowerment.




S48 The local authority must facilitate the expansion of the Saldanha Port to expand to

accommodate the need for more and larger docking facilities in the harbour. Specialist

studies should be undertaken to identify the most suitable location for the expansion of

the port. Council should liaise with the port authority and other stake holders to identify

the most appropriate location for the expansion.

S49 The functional hierarchy and roles of both Vredenburg and Saldanha should be clearly

defined in order to ensure mutually supportive industrial activities on which product

industrial development should be emphasised in the subject towns.

S50 The local authority must initiate a study to determine the desirability of an industrial

corridor along the railway line between the Saldanha Port and the Vredenburg-Hopefield

railway line.

S51 Any adverse impacts of heavy industrial areas must be adequately mitigated.

S52 The local authority must facilitate a study to determine the medium to long-term

capacity of the provision of bulk water for industrial purposes and the anticipated

industrial development.

S53 The local authority should implement investment incentives such as tax and rate rebates

to encourage investment and industrial development.

S54 Expand existing transport links, especially the rail link to Cape Town via Atlantis to

improve the accessibility of the Saldanha Port.

S55 Identify the specific need for service industries in all local towns in the study area.

S56 Light industrial areas / service industries should be located in the proximity of residential

areas and not outside the urban edge in order to reduce travelling time to the industries

and in order to make the light industries more accessible to their markets.

S57 Undertake a market analysis in the industrial sector to determine the need (size and

quantity) for industrial land. This should be part of the LED strategy.

S58 The local authority should create Public-private-partnerships to ensure the development

of SMME hives and skills development centres.



12.5.2 Policy for Extractive Industrial Areas (mining)

Several extractive industrial activities are established in the municipal area. These activities

include, amongst others, mining of construction materials such as lime schales and sand

mining. Many of the mining operations are currently located in relative close proximity to the

Saldanha and Langebaan areas. The adverse impacts of these mining activities on

environmentally sensitive and urban areas should be mitigated. Not all potential mineral

resources have been identified in the area and this can lead to ad hoc applications for mining

permits in the area.

Key Issues

• No integrated plan that identifies the location of mineral resources relative to

infrastructure provision and environmental sensitivities in the area, has been compiled.

• Some mining activities impact negatively on the pristine natural environment of the

municipal area, or are in close proximity to urban areas.

Policies for Extractive Industrial areas are:

P51 Extractive industrial activities should be in harmony with the ecological systems,

respecting the processes that control the functioning of these elements.

P52 Any negative impacts associated with extractive industrial activities must be affectively

mitigated.

P53 Buffer areas should surround extractive industrial areas that are located in close proximity

of core urban areas in order to mitigate visual and environmental impacts.

P54 The location of mining activities needs to be carefully considered relative to the location

of other comparable resources, infrastructure availability and environmental sensitivity.


S59 Undertake a Strategic Environmental Assessment (SEA) of resources to determine the

potential impacts of extractive industries on the natural environment, relative to the

location thereof.

S60 Mining areas should be fully rehabilitated, as per minimum statutory requirements, once

the extraction of mining resources ceases.

S61 Mining areas should, wherever possible, be located close to core urban areas/ transport

routes and existing infrastructure to ensure maximum economic sustainability.



12.6 Agricultural Land Use Policy

To improve economic viability and sustainability of agriculture within the municipal area, it is

important that the development and implementation of integrated approaches to natural resource

management are adopted. Overall land use management policies must therefore respect the

importance of the role of the agricultural areas and promote land use diversification in agricultural

land.

In order to ensure the important economic contribution and land care role of the agricultural sector in

the municipal area, the following should be noted:

� Land care principles must be promoted and adopted to ensure the sustainable utilisation of the land

resource for agricultural production.

� Eco-tourism and agri-tourism are recognised as ways of supplementing the income of farmers.

Limited scale guesthouses and holiday accommodation are regarded as acceptable uses on low

potential agricultural land. Investigations in this regard should include all members of the farming

community, and should be co-ordinated with the tourism development strategy for the area.

� Conservancies and Game farms have the potential to supplement existing farming activities, and

are linked directly to the tourism industry.

� Value adding - Value adding is regarded as an acceptable form of agricultural activity. Practically,

it entails the on farm processing of the raw produce of the farm, i.e. a cheese factory on a dairy

farm, aqua-culture, a wine cellar, butchery – livestock, etc.

� The possibility of generating income from the sustainable harvesting and / or use of indigenous

plants is an opportunity that should be investigated. Input from such institutions such as the

National Botanical Institute and Botanical Society of South Africa and Cape Nature Conservation

should be obtained to evaluate the potential for farming in the municipal area. Appropriate

research and trials should be undertaken in this regard.

� Agricultural Land Reform as a vehicle of small farmer development should be encouraged on land

with the potential for sustaining agricultural practices of an appropriate scale.

There are however, important locational factors that need to be considered for any agricultural related

uses, which may fall outside the river corridor, i.e. eco-tourism, agri-tourism and value adding

industries. These should be addressed by policy proposals.

i. Key Issues

Issues that have been identified pertinent to the formulation of spatial policy in respect of

agricultural land use are:

Where possible and appropriate, small scale farmers must be accommodated in terms of

national directives and policies;



Eco-tourism and agri-tourism are recognised as ways of supplementing the income of

farmers;

Ensure that agricultural practices as well as non-agricultural activities on agricultural land, are

consistent with the land care principles of land care;

When agricultural land is subdivided, ensure that the remainder and subdivided portions are

sustainable agricultural units.

Policies for Agricultural Land Use are:

P55 Sustainable use of agricultural land and resources should be promoted in the municipal

area. The agricultural sector should employ the principles of ‘land care’ as endorsed by

the Department responsible for Agriculture.

P56 In adherence to the principles of land care, natural resources for agricultural production

purposes should be used in a sustainable manner with special reference to water usage,

grazing and cultivation.

P57 The appropriate diversification of the agricultural sector in terms of agri-tourism and

value adding in the municipal area should be supported

P58 Areas for resource harvesting on a rotational basis should be designated.

P59 The subdivision of agricultural land should be prohibited except where it is consistent

with the requirements as stipulated by Act 70 of 1970, and the guidelines for the

sustainable sizes of farming units required for the various types of agricultural produce,

as determined by the Department of Agriculture.

P60 Development applications for Resort Zone II within high potential agricultural areas

should not be permitted.

P61 Agri-tourism initiatives should be supported in agricultural areas.

P62 Potential and existing high production potential agricultural areas must be protected.

P63 The need for agricultural development and land reform amongst the previously

disadvantaged communities should be addressed.

P64 Promote the mari-culture industry in appropriate coastal locations. Strategies for implementing the above Policies are:

S62 Incorporate the role of agriculture in terms of eco-tourism, agri-tourism and value adding

opportunities as an integral part of the Tourism Development Strategy.



S63 Value adding industries should be sensitively sited in terms of landscape viewsheds, while

buildings should be clustered and of a scale and design that relates to local vernacular

and style – aesthetics.

S64 Value adding industries that are associated with the tourism market, e.g. wine cellars,

taxidermy, etc., should ideally be located close to public access routes, so as to increase

the marketability of the product to passing trade, thus avoiding unnecessary movement

across farm lands.

S65 Establish farming forums in the municipal area to investigate the future of the farming

industry, possible support structures that could be put in place, and feasible alternatives

to supplement agricultural income (aqua-culture, game farming, eco-tourism / agri-

tourism and value adding).

S66 Potentially viable and sustainable alternative uses of land for, amongst others,

agricultural production, harvest and use of indigenous plants, agri-tourism and eco-

tourism, should be investigated in partnership with relevant agricultural and conservation

agencies.

S67 Initiate the land reform process and identify suitable land for small scale farmer

development.

S68 Conduct a comprehensive investigation into all bulk water resources in the municipal

area, its sustainable use options and medium to long term management requirements, in

the context of agriculture.

S69 Determine guidelines for soil, water and vegetation capacity for grazing and cultivation

purposes.

S70 Suitably located land-based infrastructure should be made available to support mari-

culture industries.

S71 Land for small scale farmer development should be identified within designated areas

and specialist studies should be conducted to ensure the agricultural sustainability of that

land.

12.6.1 Subdivision of Agricultural Land Policy

Agricultural land, particularly land in proximity to urban areas, is continually under pressure for

subdivision into non-sustainable units. Urban growth that encroaches into surrounding

farming areas should be restricted and carefully managed. With the implementation of land

reform, agricultural land abutting core urban areas becomes desirable for the settlement and

development of small farmers. This land is under pressure for subdivision into smaller farming

units or agricultural small holdings that are often unsustainable.



The implementation of land reform policies requires that agricultural land be subdivided for the

settlement of small farmers. If agricultural land is to be subdivided, it should be viable for

agricultural practices. Moreover, its location should be accessible to the existing water network

and the provision of other necessary infrastructure.

Extensive residential development is a phenomenon that is a direct response to the need for

residential settlement in a rural environment. Intrinsic to this phenomenon is the subdivision of

high potential agricultural land for non-agricultural purposes, meaning that land is

predominantly used for a residential purpose and farming is only a part-time activity.

The subdivision of sustainable agricultural units into non-sustainable units reduces the

production potential of farming units. The promotion of agri-tourism as an instrument of

economic development, has some implications on the production potential of agricultural land.

It is therefore expedient that sound policies be proposed to prevent the irresponsible

subdivision of agricultural land.

Policies for the Subdivision of Agricultural Land

P65 Extensive residential areas in the rural areas should be contained and no further

subdivision should be allowed.

P66 Subdivision of agricultural land for extensive residential should be restricted to

designated areas.

P67 New extensive residential areas should locate within the urban edges of towns, without

restricting future urban growth.

P68 Extensive residential areas should only be permitted on marginal or poor agricultural

land.

P69 The subdivision of agricultural land should be prohibited except where it is consistent

with the requirements as stipulated by Act 70 of 1970, and the guidelines for the

sustainable sizes of farming units required for the various types of agricultural produce,

as determined by the Department of Agriculture.

Strategies for implementing the above Policies are:

S72 Extensive residential areas should only be located on land with a low agricultural

production potential.

S73 Investigate the viability of agricultural small holdings within the municipal area, focusing

on areas where development pressure is the greatest.

S74 Determine an overlay zone in the zoning scheme regulations that is appropriate for

extensive residential to provide development parameters to restrict the extensive

residential use to uses consistent with the scale and character of rural areas.



12.7 Conservation Policy

The Saldanha Bay Municipal Area is home to fauna and flora of global significance, many species

being endemic and cannot be found anywhere else in the world. This rich natural heritage is part to

the municipal area’s distinctive character, providing opportunities for nature / eco-based recreation

and tourism. The statutory proclaimed Conservation Areas within the Saldanha Bay Municipal Area

currently includes the West Coast National Park, which has international significance, the proposed

RAMSAR site at the lower Berg River and several other statutory and private nature reserves (refer to

Sections 11.1.1 and 11.1.2).

The high irreplaceability value of indigenous vegetation in the West Coast National Park, and the

Langebaan Lagoon (nominated as a World Heritage Site), and the municipal area’s distinctive

landscape characteristics, highlight the need to effectively protect and manage the natural

environment to ensure the realisation of its conservation value and economic potential in terms of

recreational and tourism resources.

Despite notable conservation efforts, the municipal area’s natural heritage is still subject to

degradation and the negative impacts of decreasing biodiversity through:

� Ongoing transformation of irreplaceable areas of Coastal Renosterveld into cultivated lands;

� Over-fishing and unsustainable extraction of bait organisms;

� Unchecked invasion of terrestrial alien vegetation species (eg Port Jackson and Blackwattle);

� Invasion of exotic aquatic plants into the Berg River system.

Degradation of the natural heritage of the municipal area results in negative impacts on landscape

character and aesthetic appeal, as well as the loss of natural capital (eg bait, fish, plant species, bird

species, wild flower species) on which a spectrum of income-generating activities depend. In addition,

loss of our unique biodiversity, representing the Cape Floristic Region, implies loss of a global asset

with associated potential for international, national and regional eco-tourism. These combined losses

have serious financial and, in turn, socio-economic, implications in terms of lost opportunities.

i. Key Issues

On Land:

• Ongoing transformation of irreplaceable areas of Coastal Renosterveld to cultivated

lands in agriculturally marginal areas;

• Uncontrolled clearing of indigenous bush for infrastructure, roads, etc;

• Unchecked invasion of terrestrial alien vegetation species (eg, Port Jackson, and

Blackwattle);

• Lack of co-ordinated eco-tourism initiatives;

• Inadequate monitoring and management of underground aquifers and recharge areas;

• Lack of management control over important palaeontological sites that occur in the study

area.

In and adjacent to rivers:

• Over-extraction of bait species in the estuarine areas;

• Over fishing;



• Water pollution from inappropriate sewage soak away systems;

• Invasion of exotic aquatic plants into the Berg River system (e.g. Water Hyacinth, Parrot

Weed);

• Introduction and invasion of alien plants;

• Urban and agricultural water pollution from activities taking place higher up the river

catchment system outside the municipal area.

Along the coast and in the sea:

• Erosion of the Langebaan beachfront due to disturbances to the natural settlement

dynamics;

• Over fishing and over-extraction of bait species;

• Water pollution from inappropriate sewage soak away systems;

• The saline balance and ecological integrity of the Langebaan Lagoon system is

dependant on an unusual strong inflow of fresh ground water, especially in the south of

the lagoon;

• Saline swamps in the Langebaan Lagoon are a significant bird habitat.

12.7.1 Conservation Areas

The Conservation Areas within the municipal area as defined in Section 11.1.1 incorporate

both core and buffer conservation areas. The Core conservation areas are the areas/ nature

reserves with statutory conservation status or areas in the process of applying for statutory

conservation status, such as the Langebaan Lagoon area and the Lower Berg River, (the Lower

Berg River area has been proposed as a RAMSAR site). The existing Columbine Nature

Reserve and the SA Navy Nature Reserve in the Saldanha area are also reserves with statutory

conservation status.

Outside the developed core conservation areas, there are several significant conservation

worthy areas that have been identified as buffer conservation areas.

i. Key Issues

• There are several untransformed conservation worthy natural areas within the municipal

area that are threatened by future agricultural or urban related development;

• The potential contribution of the areas natural resource towards eco-tourism and

economic development within the municipal area is underestimated.

Policies for effective management of conservation areas are:

P70 Protect the biodiversity and ecosystem functioning of the Conservation Areas.

P71 Protect the distinctive landscape character of the municipal area from incentive

development.



P72 Promote co-operation and partnerships between the private and public sector, and local

communities, in determining an optimum strategy for realising the conservation/ eco-

tourism potential of the sub-region.

P73 Any introduction of plants for commercial use, marine organisms for aqua-culture or the

introduction of game to the area, as well as the harvesting of indigenous plants or

animals, should be subject to the consent and management conditions of the relevant

authorities.

P74 Public access to Conservation Areas should be strictly controlled and rights of admission

reserved.

P75 No development should be permitted in the Core Conservation Areas. Rather, any such

development (at an appropriate form/ scale) should be considered within the Buffer

Conservation Areas, linking the use of eco-tourism activities to the natural assets of the

core conservation areas.

P76 Use of energy and water-efficient technologies should be promoted, as well as sound

management in the disposal of solid waste and sewage.

P77 Palaeontological areas of importance in the study area should be identified and

protected.

P78 Measures to rectify and mitigate the erosion of the Langebaan Beachfront must be

undertaken.


S75 Cape Nature Conservation and the local authority should disseminate information on the

uniqueness and significance of the indigenous vegetation and ecosystems in municipal

area to local landowners, communities, visitors and tourists.

S76 No further transformation of existing natural areas by, amongst others, cutting, clearing

or ploughing of indigenous veld, for cultivation, planting of exotic trees, mining,

quarrying or waste disposal, or erection of infrastructure, to be permitted.

S77 Natural resources should be soundly managed to ensure biodiversity conservation and

the maintenance of ecological corridors. Specifically, such aspects as the fire regime,

grazing and eradication of invasive alien plants should be managed in accordance with

advice from Cape Nature Conservation and/or other competent bodies and/or persons.



S78 Natural resources should be used, harvested or extracted on a sustainable basis, drawing

on reliable research, advice from Cape Nature Conservation and other competent bodies

and/or persons, and should incorporate sound management and appropriate monitoring.

Such uses could include sustainable harvest of wildflowers or indigenous plant material,

as well as extensive game farming.

S79 Protect and maintain the existing network of ecological corridors between the Lower

Berg River, the Salt River, the West Coast National Park, the sea and adjacent natural

areas. Subdivisions in conservation areas should be limited to the minimum and only

permitted if they are supportive of conservation objectives.

S80 Degraded areas and areas invaded by alien plants should be rehabilitated to restore their

biodiversity and ecosystem function, and maintain effective ecological corridors. Advice

on appropriate rehabilitation methods should be obtained from Cape Nature

Conservation, National Parks Board and other competent bodies and/or person/s.

S81 A trust fund should be established to eradicate invasive alien vegetation from public land

(e.g. riparian areas of the Berg River and the coastal zone), and to assist private

landowners in eradicating invasive alien vegetation from the Conservation Areas on

private land.

S82 Conservancies should be promoted and used as a forum for local landowners and

communities to discuss sound management and sustainable use of the area, and to invite

input from appropriate competent authorities and/or bodies on such management and

use

S83 The formation of voluntary conservation groups to assist with managing and monitoring

public Conservation Areas, and privately-owned land on request, should be encouraged.

S84 Responsible eco-tourism should be encouraged as a means for residents, visitors and

tourists to enjoy the natural environment, and to provide source of enabling financial

investment in the protection and rehabilitation of natural areas / ecosystems in the

municipal area.



S85 A conservation and eco-tourism strategy for the municipal area should be formulated by

all key stakeholders, including Cape Nature Conservation, West Coast National Park,

Cape Columbine Nature Reserve, local communities and land-owners, and tourism

bodies. Such a strategy should, amongst others, look at specific opportunities and

constraints presented by the natural and cultural resources and socio-economic

characteristics, identify and prioritise activities and services having the most potential for

revenue generation and which would best meet the needs of biodiversity conservation,

and consider ways in which eco-tourism facilities and activities offered by Nature

Reserves and adjoining privately-owned areas could be complementary and of mutual

benefit. Opportunities for partnerships, joint ventures and collaborative efforts should

be explored and promoted.

S86 Small-scale eco-tourism development may be considered in the Buffer Conservation

Areas, provided that such development does not involve subdivisions and is consistent

with the conservation and eco-tourism strategy and plan for the Sub-region, and subject

to the Integrated Environmental Management procedure and environmental assessment

at an appropriate level of detail.

S87 Any eco-tourism facilities in the Buffer Conservation Areas should be planned and

implemented to have negligible negative impact on biodiversity, aesthetic, heritage or

sense of place characteristics.

S88 Integrated Environmental Management procedures and environmental assessments, at

an appropriate level of detail are to be used to evaluate all proposed development

applications involving more than a primary dwelling, within this area.

S89 No development should be permitted within 30 metres either side of a river course.

These areas are important areas for all forms of faunal and floral habitat and form natural

wildlife corridors that create a link between the ecological corridors.

S90 Saltmarshes in the lower and middle reaches of an estuary and as with should me

managed according to an Environmental Management Plan, specifically with regard to

limits on bait collection, fishing and trampling of the saltmarsh.

S91 Wetland areas and their associated vegetation create unique habitats for plants, bird life

and other fauna. Recreation in these areas should only take place in a controlled and

orderly way and must be compatible with the sensitivity of the environment.

S92 Find funds for addressing the erosion problem at Langebaan. Investigate all other

possible beach erosion problems that may develop.

S93 A biosphere reserve or a statutory conservation area should be established in the lower

Berg River area.



12.8 Tourism Development Policy

The socio-economic benefits of tourism to an area such as the Saldanha Bay Municipal area, form the

rationale for the strategic need to formulate a development policy and strategy plan. The tourism

industry is important to the economic growth of the region, with an expected growth of more than

50%. The tourism industry offers much economic development potential to a large part of the local

community, with the potential of a year round flow of tourists, and consequently, economic activity.

It is within this context that the importance of the sub-region’s bio-physical integrity is critical to its

future economic well-being. The conservation of the important elements of the natural environmental

setting and the sensitive and appropriate development of urban areas is therefore critical.

In order to achieve integrated sustainable development, which addresses the challenges facing the

sub-region’s tourism industry, a tourism development plan needs to be formulated. A SDF’s function

is not to compile comprehensive tourism development policies, but it is important that the SDF’s

policies address the spatial requirements aimed at managing, and facilitating tourism based economic

growth.

i. Key Issues

The issues that have been identified pertinent to the Tourism Development Policy are the following:

� Lack of co-ordinated tourism management at municipal level.

� The maintenance of existing tourist attractions to acceptable international standards and the

development of new appropriate tourist attractions.

� The development of new tourist attractions based on the area’s natural assets..

� Development of scenic routes and eco-tourism facilities.

� Conservation of the coastline and improved accessibility to the coastline and associated islands.

� Utilisation of the industrial developments within the region, as tourist attractions.

12.8.1 Promotion of Tourism Growth

The tourism potential of the municipal area, and its possible benefits to, and impacts on the

environment, community and economy, must be realized, unlocked and optimised. This must

be integrated within a tourism development strategy that should highlight the most effective

means by which to achieve and sustain the municipal area as a quality tourism destination in

terms of the uniqueness of its natural environment and historical background.

12.8.2 Tourism Management

Tourism management is an integral part of tourism development, as it involves the sustained

administration and supervision of tourism initiatives undertaken in the municipal area. This is

necessary in order to evaluate and upgrade facilities and initiatives taking place on an ongoing

basis, in order to ensure the continued sustainability and progress of tourism in the municipal

area as initiated through the tourism growth strategy (refer Section 12.7.2).



Although tourism is a valuable source of income, some tourist destinations and attractions may

require locations on rural land, thereby conflicting with some conservation principles.

Therefore, locating these destinations (for example, guest farms) and attractions should be

guided by principles that attempt to balance the economic potential and the conservation

status of the rural landscape.

The following types of tourism development need to be addressed in this regard:

• Agri-tourism: This contributes to the income of farming enterprises. It includes value

adding to farms and establishment of chalets on the farms.

• Adventure based tourism: This includes hiking, rafting, 4 x 4 routes, boat-based

recreation, whale watching, as well as visits to islands.

• Scenic routes: The development of scenic routes, especially where these are accessible

from country roads, has potential economic advantages to rural communities.

• The natural assets of the area, especially in Paternoster, Langebaan and St Helena Bay

should be focused on.

• The West Coast Fossil Park is a national asset and the significance of this tourism

attraction should be emphasised.

Tourism related uses are in most instances located within attractive scenic and natural

environments. As a result of their location close to environmentally sensitive areas,

development may often lead to negative environmental impacts. Given the economic benefits

from tourism related development or any non-agricultural development, their development

and use should be managed to the advantage and benefit of the built, demographic as well as

natural environments.

Policies for Tourism Development

P79 Promote environmentally sustainable tourism in the municipal area.

P80 Encourage the establishment of a tourism management framework that is co-ordinated

with the tourism growth strategy, so as to ensure the long-term effectiveness of the

strategy and maintenance of standards.

P81 Encourage tourism in areas where the previously disadvantaged communities can

meaningfully participate in the tourism industry.

P82 Encourage responsible tourism that promotes balanced and sustainable tourism and

focuses on the development of environmentally based tourism activities.




S94 Prioritise the compilation of a Tourism Development Strategy for the Saldanha Bay

Municipal area. The tourism strategy should:

i. ideally be focused on eco-tourism as the focus of tourism development in the

municipal area;

ii. clearly differentiate between the various attributes and experiences the area has to

offer;

iii. promote the historical and cultural elements of the area as an important aspect of

the tourism experience in the sub-region;

iv. investigate avenues to encourage tourism development planning that serve public,

private and local community interests;

v. explicitly consider the opportunities and constraints presented by the physical and

biological environment;

vi. investigate the real benefits and costs of tourism to the local communities, the

environment and the municipal area’s economy;

vii. provide clear guidelines for actions and priorities to guide local authorities and

tourism agencies.

S95 Ensure that there is a balance between public and private investment, in the provision

of tourism infrastructure, and the demand for facilities.

S96 Create awareness of tourism through widespread and appropriate communication in

order to promote an understanding and educate the communities about the

importance of tourism for the sub-region.

S97 Establish an integrated marketing plan, which markets the area, both locally and abroad

as a preferred eco-tourism destination for the sub-region.

S98 Encourage the participation of local communities in the development and management

of tourism facilities and services.

S99 The ecological and recreational carrying capacity of the Berg River – or the limits of

acceptable change – should be determined. This information should be used to compile

a management framework to control recreational and other activities (eg. Bait-

extraction, fishing, boating, etc.), particularly over the peak season.

S100 Compile and enforce local and provincial by-laws, respectively to ensure controlled

development and accreditation of all tourism facilities and attractions.

S101 Undertake the development of tourist facilities and provide guidelines for future

development and restoration of existing tourist facilities.

S102 Identify tourist attractions in each town and improve the accessibility of these.



S103 Introduce a statistical database to monitor and evaluate tourism activities in the

municipal area. This should ideally be undertaken on a regional level due to the costs

involved with its establishment and administration.

S104 Guesthouses located on farms should ideally be located close to existing buildings, and

should not be visually conspicuous, but rather be sited harmoniously within the

surrounding rural environment.

S105 Provide the necessary transportation infrastructure to promote the involvement of the

public transport service providers in the tourism industry.

S106 Improve the accessibility and infrastructure of towns like Hopefield to allow them to

unleash their tourism potential.

12.9 Transport Policy

The movement network of an urban area and its surrounding rural areas is vitally important in

determining how conveniently and affordable people live in urban areas. The way different routes

and different types of transport links together, determine the basic pattern of accessibility for people.

The movement system also has great structural importance because public and private sector

investments are appropriately made in the places that are most accessible for people. This implies that

the movement system should not just address the current demand for transport. The movement

system should be used in a proactive way to create a new pattern of accessibility and to create

opportunities for investment in those places.

The central challenge in the Saldanha Bay municipal area is to maximise accessibility (reducing the

total distance that people have to travel) rather than increasing mobility (making it easy for motor

vehicles to move). Public transport links with specific emphasis on road transport between the core

urban areas in the municipal area is a definite need.

Key Issues:

The following key issues were identified with regard to the movement network in Saldanha Bay:

� The lack of an affordable road based public transport system between different towns in the

municipal area;

� Maximise accessibility rather than to increase mobility;

� Employment opportunities and residential areas are located far apart;

� There is a very small variety in public transport opportunities in the municipal area;

� Wide, unused road reserves in urban areas sterilises land for development.

Policies for Transport and movement networks:

Taking into consideration the above-mentioned key issues the following policies are proposed

for transport and movement networks in the municipal area:

P83 To provide / promote an affordable, road based, public transport service between the



towns in the municipal area.

P84 To create a strong commitment to public transport rather than to the use of private cars.

P85 To create convenient and pedestrian friendly environments.

P86 To upgrade all roads in the municipal area to acceptable all weather standards.

P87 More intensive activities (for example shops, small manufacturing, social and cultural

facilities) should be encouraged to locate along major transport routes that link

communities in core urban areas.

P88 Different types of movement must be integrated as closely as possible, so people can

switch type of transport and direction as easily as possible.

P89 Unused land in unnecessary/ unused road reserves should be used for housing purposes

and other forms of infilling.

P90 Minimise the distance between employment opportunities and residential areas.


S107 The local authority should introduce public-private-partnerships (PPP) to provide an

affordable, road based public transport service between the towns in the municipal area.

S108 New residential developments should be located closer to employment opportunities.

S109 Investigate the possibility to build links between parts of the public transport movement

infrastructure (road and rail) to make the system more efficient.

S110 Define a hierarchy of public roads and clarify the roles of these roads (particularly,

those which should be limited access routes like distribution roads and those where

activities should be encouraged to locate), to make life more convenient for local

communities. Limited access, high speed distribution roads create barriers that separate

local communities.

S111 Compile a vacant land study that identifies all vacant land in the core urban areas. The

study should identify the optimal use for these identified vacant land portions. This

should include the identification of roads with excessive road reserves that can be used

for infill purposes.

S112 New residential developments should be located closer to employment opportunities.



12.10 Bulk Service Infrastructure Policy

The existing bulk services infrastructure is a strategic asset that must be managed and improved on a

sustainable basis. The contribution of services to the sub-regional economy in terms of the tourism

potential in the areas, and on the environment is of critical importance. In general the provision of

bulk services in the Saldanha Bay municipal is sufficient. However, the following key issues have to be

addressed in the Bulk Service Infrastructure Policy.

Key Issues:

The following key issues were identified, pertinent to the bulk service infrastructure:

� The proposed Skuifraam dam at origin of the Berg River may impact on the quality of water in the

municipal area.

� The capacity of water reservoirs in urban areas should be addressed.

� The sewerage treatment works of Saldanha presently operates on full capacity.

� Settlements such as Jacobsbaai and St. Helena Bay still utilise septic tank systems.

� There is a need to provide infrastructure to support and facilitate new subsidised housing

developments.

� Several public beaches in the area do not have sufficient public services (i.e. ablution facilities,

parking areas, etc).

� With the projected industrial growth in the municipal area taken into consideration, there may be

insufficient bulk water supply for industrial purposes in future.

� There is insufficient storm water drainage in Louwville

12.10.1 Bulk Infrastructure and Services

The level the provision of bulk services within an area is generally a good indication of the

area’s level of development. Taking into consideration the abovementioned issues, the

following policies are proposed for the development and management of the bulk service

infrastructure in the sub-region.

Policies for Bulk Services Infrastructure:

P91 To ensure that existing and future development meets a clearly defined set of minimum

standards with the regard to the provision and maintenance of services.

P92 To provide all communities in the municipal area with an acceptable minimum standard

of services.

P93 To manage the bulk service infrastructure network in an effective and sustainable

manner.

P94 To avoid, or minimise and remedy, pollution.

P95 To ensure that the provision of bulk services for industrial development will not impact

negatively on the level of services for household purposes.



P96 To promote efficient utilisation of energy and water resources.

P97 To avoid negative aesthetic impacts in either the provision of services or disposal of

waste.

P98 The recycling of solid waste should be encouraged where feasible in order to minimise

the waste stream.

P99 Efficient use of potable water, and minimising wastage of water through inappropriate

use, should be promoted to minimise demands on freshwater resources.


S113 Establish a system to monitor the groundwater and river water quality.

S114 The Hoogland Water Reservoir in Saldanha should be upgraded to accommodate

additional urban development in Saldanha

S115 An additional storm water canal should be built in Louwville to address insufficient

storm water drainage.

S116 Investigate the possibility of the desalination of seawater and the recycling of sewerage

treated water for industrial uses.

S117 The Saldanha sewerage treatment plant should be upgraded and extended. Land in

private ownership should be obtained to extend to treatment works.

S118 Initiate a program to upgrade and standardise the septic tank systems to the highest

Environmental Standards in Hopefield, St. Helena Bay and Jacobsbaai

S119 Investigate the feasibility of formalising the existing sewage disposal system within

Hopefield, St. Helena Bay and Jacobsbaai

S120 Adjudicate development applications in terms of the existing supply capacity of

infrastructure and services in order to ensure that a set of minimum service standards is

met. Supply and services include the water supply sources, proposed sewage treatment

and disposal system, electricity supply, as well as access roads / servitudes. 12.10.2 Renewable Energy Generation

This section of the report deals with possible renewable energy projects which could be

implemented in the West Coast region. The siting of these projects are important from a

spatial land use viewpoint as large tracts of land are generally required to accommodate them.

Renewable energy generation projects are still in their infancy in South Africa, especially with

regard to solar farms. A small number of wind farm projects however have been initiated.

In 2003 the Provincial Government of the Western Cape, Department of Environmental Affairs

and Development Planning, embarked on a rigorous programme to pave the way for wind



energy development within the Province.

A specialist assessment (compiled by CNdV africa planning & design) was the result of a

strategic initiative undertaken by DEA&DP titled “Strategic initiative to introduce commercial

land-based wind energy developments to the Cape West Coast”. This report sets out the

following vision:

“The vision for the Western Cape is to establish a policy on the implementation of regional criteria for the identification of areas suitable for the establishment of wind energy projects. This will promote the implementation of wind energy projects while balancing national interests of promoting alternative energy generation with local strategic environmental objectives. This will also avoid conflict between local and national interests through a proactive environmental planning process”

Wind energy is seen as a clean, renewable resource that should be developed in South Africa

on the basis of national policy and provincial and regional guidelines.

It will be essential to become accustomed to wind turbines appearing in the landscape in the

future as progressive, efficient and safe generators of clean energy.

Consequently the following basic guidelines should be applied when evaluating any

application to establish a wind farm, with detailed guidelines and methodologies available in

“Strategic initiative to introduce commercial land-based wind energy developments to the

Cape West Coast”, CNDV, 2006.

(i) Commercial Wind Energy development should be excluded from:

• Areas of high aesthetic landscape value, particularly national parks and provincial

nature reserves and other wilderness areas.

• Areas where technical and safety considerations apply.

(ii) Wind energy should be encouraged:

• At strategic locations identified in a Regional Wind Plan (RWP) to be prepared by the

relevant planning authority. • Where they are well located in terms of visual impact, technical and safety criteria

and landscape, environmental and planning criteria. • In large concentrated windfarms rather than small dispersed locations where the

distance between large windfarms is at least 30km, and ideally exceeding 50km. • In appropriate urban and industrial “brownfield” sites. • Where visual disturbance to the landscape has already occurred (e.g. power

transmission lines). • At the local scale where individual turbines (not exceeding 50m in total height) could

provide power to small users.



SECTION E SPATIAL DEVELOPMENT STRATEGYSPATIAL DEVELOPMENT STRATEGYSPATIAL DEVELOPMENT STRATEGYSPATIAL DEVELOPMENT STRATEGY

13. INTRODUCTION

The spatial development strategy, as an integral part of the Spatial Development Framework (SDF)

plan, is the management proposal for the implementation of the spatial planning concept for the

Saldanha Bay municipal area. The spatial planning concept and the development principles contained

herein, will therefore provide the context for the overall spatial structure and the broad development

principles which are required to ensure that appropriate forms of urban settlement, growth, urban

development and land use management are promoted in the Saldanha Bay municipal area as a whole.

The objectives of the spatial planning concept and the development principles are the following:

� To provide spatial definition to the vision and strategic priorities of the municipality.

� To identify strategic priority areas for public / private sector investments.

� To establish a spatial framework to assist decision makers in addressing development

initiatives, concerns, problems and opportunities based on sound planning principles.

� To provide strong direction to developers and other private sector initiatives.

� To ensure that the municipality’s service infrastructure, investment and strategy respond

positively to the development and basic needs of the greater community.

� To provide clear, strategic, policy direction and prioritisation to local level priority planning

areas.

� To create a clear framework to direct ongoing data collection, analysis and planning so that

over time, the municipal planning framework becomes an increasingly refined, more detailed

management tool.

� To make recommendations which will ensure that certain critical, higher priority areas /

aspects are subjected to further more detailed planning.

13.1 Inputs into the Spatial Planning Concept

The spatial development concept for the municipal area, together with its development policies and

land use proposals, will provide the broad basis for municipal wide spatial planning in the Saldanha

Bay Municipal area for the next 5 to 10 years. The primary function of this broad municipal wide

spatial development perspective will be to define the spatial form, extent and nature of development

at a broad spatial level and thus provide an overall growth management framework for the Saldanha

Bay municipal area.

The compilation of the overall spatial planning concept for the Saldanha Bay municipal area has been

informed by:

� a set of universal overarching spatial planning principles;

� an analysis and assessment of the bio-physical elements, ecological processes, natural

landscape features, urban morphology and related systems of the study area;



13.1.1 Overarching spatial planning principles1

The methodology used in the compilation of the overarching spatial planning concept for the

Saldanha Bay area has been informed by a number of spatial planning principles which should,

on an ongoing basis, underpin the municipality’s approach to the integrated spatial

management of land use and economic development within its jurisdictional area. These

principles being:

• An overarching spatial development pattern based on a clear hierarchy of nodes and settlements:

Ideally, development should be guided by an overarching,

hierarchical, spatial development pattern of nodes and settlements.

The hierarchy of development patterns should be clearly defined

and based upon empirically determined growth potentials, the

principles of comparative advantage and sustainable development

theory.

• Containment and directed growth:

The relative growth of urban nodes and rural / agricultural

settlements should be strictly contained and strategically directed

within well-defined boundaries to ensure maximum economic,

environmental and social returns at both the local and regional

level.

• Compaction and densification:

Growth should be managed so as to ensure that

development pressures are, wherever possible, directed and

absorbed within the defined urban areas. Appropriate

densification specific to each urban area must be encouraged

to limit unwanted sprawl into the rural hinterland.

• Ecological integrity:

The diversity, health and productivity of natural eco-systems and biodiversity,

throughout the rural, urban and agricultural areas should be maintained through an

interlinked web of managed natural areas and ecological corridors so as to to ensure the

protection of important and sensitive habitats.

• Agricultural enhancement:

Identify and protect prime and unique agricultural areas from non-soil based land use

activities.

1 It should be noted that there are numerous “planning principles” which are applicable in terms of urban planning and growth management which are not highlighted.



• Strategic locational advantage:

The diversification of industrial and rural based economic

development must be based on proven locational and

comparative resource advantages. Such development

opportunities should be strategically promoted in strategic

locations to maximise integration and the stimulation of

economic growth and employment opportunities.

13.1.2 Analysis and Assessment

The formulation of the overarching spatial planning concept for the Saldanha Bay municipal

area has been informed by a spatial analysis of the biophysical features and ecological

processes, natural land forms, farming districts, roads, urban nodes and settlement distribution.

An analysis of the economic growth potential, as well as the provincial, regional and sub-

regional policy directives, has also been undertaken and used to inform the compilation of the

overarching spatial planning concept for the Saldanha Municipal area. These primary spatial

informants, in summary being:

(i) Biophysical features, ecological processes and potential corridors

Critical areas for biodiversity conservation and the maintenance of ecological services

(e.g. water production) include:

− protected areas

− vegetation and habitat which is regarded as irreplaceable and of local / global

significance

− rivers and wetland areas

− areas important for maintaining the ecological and evolutionary processes

− special habitats

FIGURE 48: BIOPHYSICAL FEATURES, ECOLOGICAL PROCESSES AND POTENTIAL CORRIDORS



(ii) Physical morphology and landscape features

The main land forming elements which define the morphology of the landscape include:

− mountains and steep slopes

− valley floors

− the coastline

− natural corridors and waterways

(iii) Intensive agricultural resource areas

There is a need to identify high potential agricultural land and make a clear distinction

between bona fide agricultural land and untransformed natural areas with conservation-

worthy vegetation.


(iv) Spatial Development Pattern

The determination of the land use pattern for the municipal area requires the

identification and spatial definition and mapping of:

− Conservation areas

− Agricultural areas

− Core urban areas

− Industrial areas

− Extractive industrial areas



− Institutional settlements

(v) Urban and rural settlement pattern, form, hierarchy and linkages

FIGURE 50: SETTLEMENT PATTERN, HIERARCHY, FORM AND LINKAGES

For the purposes of promoting local economic development within the Saldanha Bay

municipal area, it is imperative that:

− There is clear definition and understanding of the role and function of each core

urban area

− The towns are ordered according to their functional hierarchy relative to the

surrounding system of urban settlements

− The promotion of each town’s specific economic advantage is prioritised

The spatial planning principles (refer section 13.1.1) and the synthesis of natural and man-made elements, collectively contribute towards informing the compilation of the overarching Spatial Management Concept for the Saldanha Bay municipal area.



13.2 The Spatial Management Concept: Municipal Level 13.2.1 Primary elements of the Spatial Management Concept

Plan 30 illustrates the spatial management concept for the Saldanha Bay municipal area. The objective of the spatial management concept is to provide a broad overarching guide to future

development and land use management for the Saldanha Bay municipal area at the conceptual

level. This conceptual framework, together with the Spatial Development Plan (SDF),

should provide an informed response to understanding the spatial dynamics of the

relationship between growth potential, anthropogenic impacts, socio-economic factors,

natural features and natural processes.

The objective of the spatial management concept is therefore to direct growth and

development to areas with the highest potential and physical capacity to accommodate long

term sustainable growth. In this regard, adequate greenfield urban extension areas have been

identified in Vredenburg and Saldanha.

The primary elements which have informed the proposed spatial management concept are as

follows:

� The need to protect areas which;

• Have a high irreplaceability factor in terms of meeting targets for biodiversity

conservation,

• Are important for the maintenance of ecological and evolutionary processes,

• Are critical to the provision of ecological services and special habitats;

� The integration of the river systems and coastline as ecological corridors into the

regional open space system;

� The incorporation of protected natural areas and areas under conservation

management into the regional open space system;

� The protection of high soil-based agricultural production potential areas;

� The promotion of urban development and growth within an established growth

potential hierarchy which takes cognisance of the main functions, growth potentials,

comparative economic advantages and specific location and spatial capacities of the

various urban areas;

� The maintenance, protection and promotion of high quality urban (including

historical/cultural environments) and natural environments



13.2.2 Overall Spatial Management Concept

(i) Areas of major growth (level 1 on Hierarchy, refer Figure 51)

− Vredenburg

− Saldanha

− Saldanha Port

Vredenburg and Saldanha have both been identified by the Growth Potential of Towns (Provincial Government of the Western Cape (PGWC), 2005) as towns with a relatively high growth potential in the Western Cape Province. Significant growth is therefore

expected within these urban areas and thus the spatial management concept proposes to

focus this growth inwards via corridors and nodes to form a major growth centre. It is

envisaged that this proposal will eventually result in Vredenburg, Saldanha and the Port,

growing together over time into a combined sustainable Metropolitan area in accordance

with the aforementioned normative principles (refer 11.1.1) which collectively ensure

efficient and compact forms of urban development.

(ii) Areas of intermediate growth (Level 2 and 3 on Hierarchy, refer Figure 51)

FIGURE 51: SPATIAL MANAGEMENT CONCEPT AND HIERARCHY OF TOWNS

− Langebaan

− St Helena Bay



The abovementioned areas have limited future development potential but play a specific

regional role in supporting Vredenburg and Saldanha.

Langebaan & St Helena are identified as having substantial tourist potential but limited

industrial activity.

Langebaan furthermore has been identified as a classical examples of a ‘dormitory town’ which serve Saldanha and Vredenburg.

As such, future development in these towns should be focused around the following

aspects:

− Strengthening the tourist potential of each of town;

− Developing Langebaan further to support the level 1 hierarchy centres;

− Providing a support base for, and encourage improvements in, the current fishing

related industries in St Helena Bay.

(iii) Areas of limited growth (Level 4 on Hierarchy)

− Paternoster

− Hopefield

− Jakobsbaai

Paternoster and Jakobsbaai’s primary economic function is tourism. Hopefield is a rural

service centre with limited growth potential. Potential does however exist to expand

Hopefield’s regional role by expanding the West Coast National Park in the direction of Hopefield and relocating the entrance to the park to the Hopefield area. Should the

relocation of the entrance be relocated in the near future, Hopefield’s regional role may

have to be reconsidered.

The Growth Potential of Towns (PGWC, 2005) clearly states that limited infrastructural investment should be made in areas with limited growth potential. Subsequently, it is

proposed to curb the urban extension of Paternoster, Jakobsbaai and Hopefield. For

various reasons, the extensive growth of these towns is either undesirable from a

historical conservation point of view (Paternoster), or would be counter productive to

achieving the sustainable development principles described in section 13.1.1.

The growth potential of Paternoster, Jakobsbaai and Hopefield is envisaged to be limited

and investment in infrastructure would be more effective if focused in the major growth

centres of the Saldanha Bay municipal area. Notwithstanding the above, protecting the

natural and historical heritage, investing in the social infrastructure and creating compact

quality environments for residents remain important aspects to address.

It is recommended that the hierarchy of towns as set out above be adopted and that all

future decisions regarding the investment of public funds in infrastructure and

community facilities be prioritised in accordance with the development / investment

priorities as set out above.



(iv) The Urban Activity Corridor between Saldanha and Vredenburg

An important aspect of the overall spatial development concept is the promotion of the

concept of a proposed activity corridor which is to link Saldanha and Vredenburg.

Saldanha and Vredenburg are envisioned to function as two major metropolitan nodes. It

is proposed that the link between these nodes takes the form of an Activity Corridor.

Conceptually, the following inputs are regarded as important:

− The corridor must support mobility as well as accessibility. Public transport

provision is essential to structurally reinforce the proposed activity corridor. Higher

density uses abutting the proposed activity corridor will be enhanced by a public

transport system and increases in population density will further serve to

accumulate economies of scale and ensure that public transport use thresholds are

sufficient to ensure the feasibility of establishing an efficient public transport

system.

− Higher densities and mixed land uses (vertical and horizontal) must be

encouraged along the corridor. At the outset, the increased densities will be

moderate and applicable only to those properties fronting onto Saldanha Road,

but over time, as the corridor develops, densities should be increased in the 800m

walking distance zone along each side of the corridor.

− The third most important aspect to focus on is ensuring the spatial grouping of

higher order uses into activity nodes which will support the corridor. A

corridor consists of various projects which are developed over time. It is important

that the incremental development of the corridor occurs in an orderly fashion. The

character of the activity corridor will vary along its length, and it will for example

not consist only of a uniform strip of business development. Variation is important

for quality urban environments, and some areas may have a distinct residential

character as opposed to exclusively retail and commercial uses. Planning the

corridor on a detail level is thus necessary to identify the different characteristics

and varying densities along the length of the corridor. This will enable the

incremental (but co-ordinated) development of individual projects over time which

will collectively make up the “Saldanha-Vredenburg” Activity Corridor.

− The direction of growth must be focused to ensure the orderly development of the

corridor. To this end, the following guidelines are proposed:

FIGURE 52: GROWTH MANAGEMENT CONCEPT FOR THE CORRIDOR



− Growth must be stimulated from Vredenburg towards Saldanha by encouraging

higher order facilities to locate along Saldanha Road in Vredenburg. Saldanha

Road in Vredenburg is the logical ‘anchor point’ of the proposed corridor and it is

envisaged that higher order facilities will be attracted to this location and direct

growth in the direction of the proposed corridor

(refer Figure 52).

− Redevelopment within the Saldanha Central

Business District area has been identified as an

important issue to address to prevent urban

stagnation. It is anticipated that growth along,

and in the direction of the corridor, will follow at

a slower pace in Saldanha due to the necessity

for redevelopment of the existing area. For

example, much of the existing urban fabric along

the Main Road in Saldanha has been identified

for moderate densification. Greenfields

residential expansion is encouraged from the

Saldanha end of the Corridor.

− In the short term, the intersection at the Saldanha Road R45 (MR238) Road and

Trunk Road 85 are envisaged to develop as a third node. This intersection will

form the “hub” in a wheel, linking Jakobsbaai and Saldanha Port to the Activity

Corridor (refer Figure 53).

The proposed corridor is the most significant proposed urban structuring element in the

Municipal area and is regarded as a major opportunity for urban growth and future

development in the Municipal area.

(v) The Industrial Development Corridor between Saldanha Port and Vredenburg

Saldanha Port and the “Back of Port” area has been identified by the relevant authorities as the economic engine room of the Municipal area. The ‘Back of Port’ area is regarded as critical for the growth of the region and is seen as a major economic growth point in

the Western Cape Province.

The Port itself falls under the jurisdiction of the National Ports Authority, which takes responsibility for planning and management. Major provision has been made for the

expansion of the port and in this regard, an extensive Port Development Framework has

been prepared. In terms of the spatial development concept for the Saldanha bay

municipal area it is important that sufficient transportation links to the port exist to

ensure the development potential in this area is adequately harnessed.

FIGURE 53: NEW NODE AS CENTRAL HUB



FIGURE 54: BACK OF PORT AREA

As an economic spin off from the proposed upgrading and expansion at the Saldanha

Bay Port, major industrial development is envisaged to occur within the “Back of Port” area. The spatial development concept anticipates that the Back of Port industrial expansion will be a turnkey project driving the growth of a major industrial corridor

which, in the longer term, is envisaged to link the eastern part of Saldanha with the Port

and the Port with the south-western section of Vredenburg (refer Figure 54 and Plan 30). This plan should be read in conjunction with the Municipality’s master-planning for

service provision. It is anticipated that this corridor will grow from the Port towards the

other towns. The Industrial Corridor will be located on both sides of the railway line.

A major obstacle in realising the development potential of the proposed industrial

corridor is the provision of sufficient service infrastructure, including road linkages. The

provision of service infrastructure is regarded to be a key public investment required to

unlock the development potential of the industrial corridor.

It is recommended that a separate, detailed development framework be prepared to

unpack the development requirements for the Back of Port Industrial Corridor, taking cognisance of service provision as well as the planning which has been undertaken by

the National Ports Authority (refer Section 3.2.7).



(vi) The airport and airspace related aspects

There is currently an airport located to the east of the intersection of R79 with Main

Road 238. This airport serves as an important civil aviation service for the West Coast

region. Proposals have been made upgrade the airport and incorporate it into the

envisaged corridor along Main Road 238. Guidelines to this effect are contained in the

report “Proposed Draft New Airport Urban Node, 2006”, which is meant to guide

Council concerning the development of the corridor. The proposals made in the

approved Vredenburg-Saldanha and Environs Urban Structure Plan are important and

should be implemented if the airport is to function optimally.

(vii) The Military presence in the area

The South African Defense Force (SADF) occupies several sites in the area and the presence of the SADF has a definitive impact on urban structure, future growth and the

existing possibilities for future expansion of urban areas.

− The Langebaan air force base is the primary training centre for the Air Force in South Africa. Langebaan’s prominence is currently in the process of being

enhanced and pilots are currently training at this location.

− It is required that the airspace for the Langebaan air force base be maintained from a safety perspective. There is a possibility that the airspace requirements may

impact on future expansion opportunities.

− A major Special Operations Training Centre exists in Langebaan. Although there are no current plans to relocate this facility, there is a possibility for the residential

redevelopment land should the Special Operations Training Centre decide to move

their facility.

− The Military Academy in Saldanha occupies a large portion of significantly well located land. In the past portions of military land have been released for urban

development. The Military Academy is very sparsely developed. The land owned

by the Military academy has been included in the urban edge in the event that

certain land parcels may become available for development in the near future.

− The South African Navy operates from Saldanha. The existing harbour in Saldanha is utilised for these purposes.

(viii) The expansion of the West Coast National Park and other important regional

conservation aspects

On a conceptual level, it is proposed that the expansion of the West Coast National Park

be encouraged, especially towards the interior. The potential exists to merge the Park

and several private properties which are currently managed as private nature reserves

into one large protected nature area. This proposal will ensure a new focus for Hopefield,

which is currently isolated. Should expansion of the Park prove successful, it would be

possible to move its entrance closer to Hopefield, in which case, Hopefield could become

a gateway town into the Park. This may provide new growth opportunities within the

Hopefield settlement.



The fossil park in the area is an important heritage resource which could potentially form

part of a network of protected areas within the Saldanha Bay municipal area. The unique

qualities of the fossil park should be enhanced as an important regional tourist attraction.

(ix) Service Management plans to accommodate growth

Adequate and timeous service infrastructure provision is important in supporting the

potential growth which is anticipated for the Saldanha Bay municipal area. Provision

must also be made in the future planning of the infrastructure for a significant increase in

the rate of population growth. To this end, it is therefore recommended that all the

Municipal Infrastructure Management Plans be updated based on the content of this document, the Spatial Development Framework for the Saldanha Bay municipality.

The revision of the infrastructure management plans must not only provide for the

volume of growth, but must also take cognisance of the specific spatial proposals which

are highlighted herein. Furthermore, it is essential that infrastructural services support

and enable development to be undertaken as is proposed in this plan. It is critical that

future budgeting secures funding for the implementation / installation of these services.

− Electricity generation

ESKOM and PetroSA have recently embarked on a project to identify various sites for the

generation of electricity through a Gas Fired Power Plant. Thus far, three options were

identified. The project has however been temporarily suspended but may be re-initiated

in the near future. Electricity generation use is considered to be a “government use” as per the categories of uses used in this spatial development framework. The use is

regarded as being compatible when located either within existing, or proposed industrial

areas which are located adjacent to the existing Eskom Aurora Substation. Should an

alternative location be selected outside of a recognised industrial area, it is recommended

that the Spatial Development Framework only be amended once the Environmental

Impact Assessment processes have been concluded and the choice of location approved

by the relevant authorities.

13.3 Municipal Spatial Development Strategy

The demographic projections indicate that there will be pressure for urban development in the core

urban areas of Saldanha Bay Municipality. It must therefore be expected that future population

growth will increase the pressure for “green field” development, intensification of land uses, demands

on services, infrastructure, etc. The management of land uses, specifically residential, will therefore

require careful consideration, if economic and environmental sustainability is to be achieved and the

character of certain urban nodes retained.

Critical to any growth management strategy will be the timeous provision of bulk infrastructure

capacity (water, sewerage, electricity) in the identified growth areas, to address both existing capacity

backlogs and the supply of additional capacity to provide for growth.

This section sets out policy recommendations and strategies for the ongoing management of the

designated core urban areas within Saldanha Bay.



13.3.1 Key spatial policy and related concerns/issues: Summary

• The need for a co-ordinated growth management policy framework for implementation

to ensure uniformity of approach and redress apartheid spatial inequalities.

• The lack of spatially defined urban extension areas, given the existing subsidised housing

backlogs and projected population growth.

• The lack of clear spatial policy directives and guidelines for the management of different

land use categories, particularly outside defined urban nodes and agricultural

settlements.

• The existing bulk service infrastructure backlogs and the need to provide additional

capacities in a manner that ensure maximum economic return.

13.3.2 Objectives

Objective 1: To provide an integrated growth management framework for future urban

development.

Objective 2: To address past imbalances and promote equal access to services, facilities

and opportunities.

Objective 3: To provide clear guidelines for urban and rural land use management.

Objective 4: To provide a spatial plan that will promote a sustainable, efficient and

integrated urban structure.

For the purposes of this section of the document, the term strategy is understood as referring to the key strategic interventions required to successfully implement the Spatial Development

Concept / Growth Management Strategy for the Saldanha Bay Municipal area. In this

regard, it is recommended that six (6) key strategies should underpin all spatially related

decision making in the Saldanha Bay municipal area. The 6 key strategies are:

(i) Adherence to Spatial Planning Structuring elements

Strategy: Adopt an approach which consciously measures projects and development applications against the normative Spatial Planning Principles as set out in 13.1.1 and the Structuring Elements as set out in 13.2.2

The Spatial Planning Principles (refer to 13.1.1) and the Structuring Elements (refer to 13.2.2) are the guidelines through which the ordered and efficient restructuring and future growth of

the Saldanha Bay municipal area can be achieved.



(ii) Managing Population Growth and in-migration

Strategy: Adopt a selective “supply driven” approach by only providing for housing growth and related community facilities in the urban areas where the highest potential for sustained economic growth exists.

The growth management strategy will ensure that ‘supply side’ provision for future growth exists in terms of land, bulk services, etc. in accordance with the growth potential hierarchy of

the Spatial Management Concept.

(iii) Housing Strategy

Strategy: Eliminate the current subsidised housing backlog through the implementation of a co-ordinated housing supply plan. Ensure that the overall provision of land for housing makes provision for a balanced mix and range of housing types for all income groups.

The housing strategy implies that:

• The existing subsidized housing backlog will be addressed by 2013;

• The pro-active identification of suitable land for housing in areas with the highest growth

potential as per the growth management framework will be undertaken;

• Bulk services development and related service provision is coordinated with the housing

supply plan.

(iv) Bulk Service Infrastructure Provision

Strategy: Compile a co-ordinated bulk infrastructure supply provision policy which prioritises the implementation of bulk infrastructure based on the municipal spatial development concept / Growth Management Framework.

The infrastructure provision strategy implies that the provision of roads and services must be

strategically prioritised to ensure that a ‘supply side’ approach is followed. In this instance a supply side approach will ensure the provision and upgrading of the existing capacities of bulk

services in the towns and areas as indicated by the growth management plan. The intention being to ensure that future development is strategically facilitated in areas which have the

highest potential to sustain economic growth and provide the maximum amount of

employment opportunities.



(v) Stimulate economic growth through specific economic development projects / drivers

Strategy: Stimulate economic growth and development in areas which are linked to their comparative locational advantage. The Saldanha Bay municipality must identify and actively facilitate key catalyst projects in conjunction with strategic partnerships with business / investors.

It is critical that key economic development projects are located in areas with the highest

growth potential to sustain economic growth and provide employment opportunities.

(vi) Priority areas for biodiversity conservation

Strategy: All public owned land (including state, provincial and municipal property) that is of high conservation importance is to be included in a formal municipal nature reserve network. The mechanism with which this can be achieved is through establishing contract nature reserves negotiated in conjunction with the WCNCB conservation stewardship programme whose function in this instance is to provide legally binding guidelines for land-use in protected areas.

The objective of prioritising biodiversity conservation is to ensure that a broader formal

conservation strategy is implemented for publicly owned land within the Saldanha Bay

municipal area. Private land owners should also be encouraged to join the WCNCB’s

conservation stewardship programme through an incentive scheme in order to conserve land

identified as critical for biodiversity conservation in perpetuity.

13.4 Urban Growth Management Policy

(i) Motivation

An overall spatial understanding of the growth pressures and development potential of each

urban area is required as the basis to inform the specific spatial land use management policies.

(ii) Key spatial concerns

The demarcation of an urban edge for the urban areas in the Saldanha Bay Municipality is

important for the achievement of the PSDF and SDF principles regarding the containment of

urban sprawl, the intensification of development, and the integration of urban areas. The

urban edge is a clearly demarcated line that forms the boundary between urban developments

and rural/agricultural areas. The urban edge is essential for the protection of valuable

agricultural land, as well as natural and cultural resources and will serve to establish a limit

beyond which urban development will not be permitted.

A number of challenges have been identified in addressing the growth management for nodes,

namely to:

• Curtail the pattern of low-density, hap-hazard and discontinuous urban development;



• Protect those environments and resources within and outside the urban fringe that

contribute to sense of place characteristics;

• Re-orientate expectations of continuous outward expansion of the urban areas;

• Promote a more compact, denser, efficient and environmentally sustainable urban form;

• Rationalise the supply of bulk infrastructure and service capacity to ensure that the bulk

capacity is provided in the urban areas where growth and development is considered

desirable.

(iii) Strategy

a. An urban edge should be determined for each settlement with a view to

promote densification and create a more compact urban form.

(iv) Policies

a. To contain and manage urban sprawl and to improve urban efficiencies, urban development should be contained within the defined urban edge for the duration of the policy period.

b. Future urban growth should be managed to achieve sustainable communities, sustainable resource use and sustainable bulk services provision.

c. Judicious densification and intensification in urban areas should be actively promoted.

(v) Guidelines

Densification: Definition/Description

� Densification is the process used to increase the number of dwelling units per area (hectare) within the boundaries of a specific area.

Densification: mechanisms

� A number of mechanisms can be implemented to promote higher densities, including: - Permitting second dwellings; - Permitting smaller subdivisions; - A density map outlining blanket restrictions per area; - Urban edge delineation.

Densification plan � To address the current rate of urban sprawl, the projected population increase and land required, a general strategy of densification should be implemented.

� This can be achieved by compiling a vacant land use audit (Refer Annexure A) to provide baseline information pertaining to vacant erven, identifying properties suitable for higher density development within the urban edge.

� An area specific densification policy should be compiled for each town, to promote appropriate densification:

Densification : General directives

� Compile a density proposal for each urban node at the level of neighbourhood planning units.

� Promote re-subdivision with the CBD � Promote densification along major movement routes. � Promote densification surrounding open spaces. � As a general guideline, densities should be planned according to three

main categories, namely high density (35u/h and higher), medium density (±20-25u/ha) and low density (10u/ha and lower).



Urban edge: General informants

The following general guidelines should be used in the demarcation of the urban edges: � Existing planning policy; � Existing zoning and land uses; � Natural environmental informants:

- Natural water courses, - 1:50 year flood line, - Wetlands, - Slopes steeper than 1:4, - Ridgelines, - Unstable geology, - Sensitive vegetation, and - Protected natural environments.

� Agricultural potential of land; � Built environment:

- Cultural heritage structures, - Scenic routes, - Vehicular accessibility.

� Planning policy, zoning and ownership.

13.4.1 Housing policy

(i) Motivation

The projected population growth in Saldanha Bay Municipality will increase pressure on the

demand for housing. The SDF is inter alia concerned with the optimum use of land within the context of the study area. An appropriate balance therefore needs to be achieved between

densities which control the location and amount of land used for residential development, and

the need to provide satisfactory residential environments, and the protection of the natural

attributes of the area’s setting. Furthermore, a full range of residential needs must be catered

for. The needs of the poor, youth, the single and the elderly are becoming more prevalent

and therefore must be addressed in future residential policies.

(ii) Key spatial concerns

• the current backlog for the provision of subsidised housing;

• shortage of public land on the commonage within certain urban nodes;

• the area’s higher population growth rates attributed to in-migration;

• to balance the shortage of subsidised housing with the need to protect the rural/village

character of urban areas and to promote sustainable urban development; and

• creating a balance between the housing need, the growth potential of the local economy

to provide work opportunities, and their ability to exist as economically viable entities.

(iii) Strategy

a Restructure the spatial development patterns through integration of previously

disadvantaged communities, the elimination of housing backlogs and the identification of

land for high, middle and low income housing on the basis of the comparative growth

potential of the towns within Saldanha Bay Municipality.



(iv) Policies

No. Policy statement

a Addressing the current housing backlog, particularly the subsidised housing category, should be regarded as a very high priority.

b A balanced and co-ordinated approach should be followed across the municipality to address the housing need in the subsidised housing category linked to the capital budget programme.

c Residential areas should be pro-actively identified within the urban edge for all income groups.

d Promote and attract residents with high skill levels through planning of middle and higher income residential developments.

(v) Guidelines

Housing backlog (Subsidised housing)

� Address the current housing backlog through the Government subsidy scheme;

� Compile a housing plan to accommodate the current backlog in five years; � Pro-actively identify land through a land audit linked to a land release

programme; � Continual monitoring of the waiting lists and yearly updates of census data.

Migration � To manage the impact of in-migration, it is proposed that the land release/subsidy provision programme should be balanced with the growth rate to ensure that in-migration is not supply side driven.

� Regular socio-economic data should be compiled of informal households to : - Determine the reasons for migration. - Ensure regular monitoring. - To support pro-active planning.

Middle and high income housing

� While the majority of the housing backlog is in the low income category, middle and high income housing areas should also be made available as part of an integrated strategy to: - Attract people with higher skills levels, - Increase the rates base, - Promote local economic development, - Ensure a variety of housing types, including group housing, semi-

detached, row houses, walk-up apartments, flats and mixed-used areas.

Development pattern:

� Housing development should be planned at appropriate locations that are consistent with the municipality’s overall development pattern policy for nodes and settlements according. Housing development should therefore be: - Accommodated within existing nodes and settlements, to enable low

income households easy access to services, facilities and job opportunities.

- Promoted within public settlements. - Accommodated within agri-villages, provided that the policies relating to

security of tenure, subdivision, usual impact, etc. apply.

General guidelines for land identification

� Subsidised housing should not be developed on slopes steeper than 1:4. � No development should be permitted below the 1:50 year flood line. � Avoid environmentally sensitive areas.



(vi) Projected Housing Need

The future housing need for high, medium and low income groups applicable to each town

within Saldanha Bay’s Municipal area has been determined using the following methodology:

• The projected growth of each town was determined through an analysis of each town’s

historical growth based on the National Population Census figures (1996, 2001) (refer section 5.1.6).

• The projected population increases were then classified into 3 distinct “income groups2” including:

− Low-income: 60% of population

− Middle-income: 25% of population

− High-income: 15% of population

• An “average household size3” and “density assumption²” was allocated to each income group, thereby facilitating the calculation of the amount of land needed to

provide housing for each income group. Specific to each town, the following general

assumptions were made to calculate the future development need:

a. Household size

− Average household size (Low-income): 5 persons

− Average household size (Middle-income): 4 persons

− Average household size (High-income): 3 persons

b. Density

− Density: (Low-income): 35 units/ha

− Density: (Middle-income): 20 units/ha

− Density: (High-income): 10 units/ha

• The ‘densification potential4’ within the existing urban areas was calculated for each

town and then offset against the total number of housing units required to

accommodate future spatial expansion.

The abovementioned assumptions provide a rational and logical methodology to project the

future requirements i.t.o. housing provision for each town within the Saldanha Bay municipal

area. The growth projections for each town were then considered in conjunction with the

overarching Spatial Management Concept (refer Section 13.2), the objective being, to create a development model which directs growth and development to areas with the highest

potential and physical capacity to accommodate long term sustainable growth.

2 Income split adjusted for selected towns based on characteristics of the town in consultation with Municipal Planner Mr. D. Visser (2008) 3 Average household size & density assumption adjusted based on unique characteristics of each town adjusted in consultation with Municipal Planner Mr. D. Visser (2008); 4 Densification potential per zone was based on the identified characteristics specific to each urban area through consultation with Municipal Planner Mr. D. Visser (2008);



14. SPATIAL PROPOSALS

14.1 Vredenburg (Refer Plan 31 and Plan 32)

FIGURE 55: LOCALITY - VREDENBURG

Within the context of the municipal area, Vredenburg is centrally located, relative to the surrounding

coastal towns (refer Figures 55 and 56). It has excellent accessibility from the R27 and R45, and good

connectivity to the surrounding towns within the municipal area.

FIGURE 56: VREDENBURG: LOCALITY WITHIN THE MUNICIPAL AREA



In terms of the existing established economic hierarchy of towns within the municipal area,

Vredenburg is the recognised primary service and administrative centre (refer Figure 57).

Vredenburg town ranks relatively highly in terms of growth potential, at number ten (10) in the

Western Cape Province and number two (2) in its municipal area. According to the Growth Potential

of Towns study (PGWC, 2005:103), this is attributed to “its strong position regarding the provision of

institutional and commercial services, as well as its market potential and regional vitality”. This growth

potential is matched by the availability of land for spatial expansion and its accessible location and

connectivity to the other towns within its municipal context.

14.1.1 Local Growth Management Strategy

The spatial planning concept for the Saldanha Bay Municipal area, as a whole, is underpinned

by a clear hierarchy of towns and settlements. In terms of this overarching growth

management concept, the towns of Vredenburg and Saldanha will ultimately, in the medium to

long term, become part of one integrated urban complex consisting of Saldanha, Vredenburg

and the deep water port facility and its back of port industrial activities.

To achieve the advantages of economies of scale, agglomeration and the intensification of

linkages that underpin this spatial growth model, it is critical that the urban growth patterns of

both the existing Vredenburg and Saldanha towns are directed towards each other while the

growth of the “back of port” industrial area must be centred along the existing rail and

infrastructure services axis. This will, in the medium to long term, ensure the creation of

spatially efficient and compact urban form (refer Figure 57 below).


The main activity corridor is proposed between Vredenburg and Saldanha along the existing

Saldanha Road axis.



To achieve this, it is critical that the future expansion of both Vredenburg and Saldanha is

encouraged to reinforce this development corridor. In the case of Vredenburg, this implies

directing growth southwards from the existing CBD, along the R45 spine. This will, in the

medium to long term, ensure a continuous connection between these two urban areas.

Integrated land use and infrastructure planning is considered critical within this corridor in

order to combine major public transport routes with high densities and mixed land uses. This

would ensure that the appropriate growth and socio-economic benefits of this activity corridor

are achieved.

In this regard, the proposed alignment of the Vredenburg urban edge makes provision for the

future development of the town in a southerly direction along the proposed activity corridor.

The urban edge was thus configured around Vredenburg but expanded towards the south

where future development is to be encouraged along the proposed Vredenburg-Saldanha

Activity Corridor.

This proposed activity corridor commences in the vicinity of the Main Road / Saldanha Road

intersection in central Vredenburg. This section of the activity corridor is considered significant

as it must fulfil the important local integration functions of redressing the past historical

segregation that is associated with this road, which forms the spatial division between the

advantaged and disadvantaged communities of Vredenburg (refer Figure 58).


Lower Income Residential

Higher Income Residential



In order to ensure spatial and socio-economic integration and improve the overall efficiency of

Vredenburg, this area requires a number of critical interventions. Saldanha Road, together with

the industrial area along part of its length, currently acts as a major structural barrier effectively

dividing the community of Vredenburg. It is proposed that the integration of these distinct

areas can be facilitated by implementing a number of strategic interventions, specifically (refer Figures 59 and 60):

• Establishing appropriate residential densification strategies around the CBD and along

Saldanha Road.

• Encouraging the redevelopment of strategically located existing low density areas.

• Encouraging mixed use development along the envisaged Vredenburg / Saldanha

corridor.

• Demarcating an urban edge which reinforces the desirable future growth pattern of

Vredenburg.

• Encouraging the prioritization of public investment within the CBD and along Saldanha

Road to further stimulate private investment in these areas.

FIGURE 59: SPATIAL INTEGRATION MODEL: VREDENBURG



FIGURE 60: RESTRUCTURING AND INTEGRATION PROPOSAL FOR VREDENBURG

14.1.2 Local Spatial Development Principles

i. Promote: − the southerly extension of Vredenburg towards Saldanha to facilitate the

development of an activity corridor;

− the integration of communities through improved access to commercial and

community facilities throughout Vredenburg;

− the provision of a range of residential housing typologies and appropriate

densification strategies to ensure appropriate growth to address the growing

population’s housing needs;

− a balanced land use mix, making adequate provision for commercial growth;

− residential densification through redevelopment in selected areas (along the R45)

as well as in close proximity to, and within the Vredenburg Central Business

District (CBD).

ii. Restrict:

− the easterly extension of Vredenburg to ensure that the existing urban fabric is

densified and that urban expansion occurs in appropriate areas;

− any new industrial development to service industries and clean light industry;

− development to areas located within the proposed urban edge.

iii. Maintain: − the role of Vredenburg as an administrative and commercial centre for the larger

municipal area;

− the largely positive development scenario of Vredenburg;

− linear open spaces throughout Vredenburg.



iv. Contain: − the urban footprint of Vredenburg within a well demarcated urban edge.

14.1.3 Spatial Development Strategies (SDS)

The following spatial development strategies (SDS) are proposed to maximise the opportunities

and address the constraints of the spatial development pattern in Vredenburg.

(i) Strengthen the role of Vredenburg

SDS 1: Multi-purpose community precinct

� The need for a multi-purpose community centre was identified for Vredenburg

during the IDP scoping meetings. This need arose from the higher order

administrative function that Vredenburg fulfils within the Municipal Area. It is

proposed that such a facility be developed as part of the proposed activity corridor

between Saldanha and Vredenburg. This facility should be developed in

conjunction with the new municipal offices and should be combined with education

facilities. It is anticipated that appropriate public sector investment will attract more

private investment into the area.

(ii) Spatial Integration

SDS 2: Activity Corridor

� The higher income low density areas and the low income higher density areas of

Vredenburg are currently separated by Saldanha Road. It is envisioned that the

integration of these distinct areas of Vredenburg can be achieved along this road

(refer Plans 31 and 32).

� The activity corridor is viewed as an ideal mechanism to achieving social and

economic integration given to the higher densities supported by corridors and the

mix of land uses which activity corridors support.

SDS 3: Densification and Redevelopment

� Residential land use is the primary consumer/user of urban land. The strategic need

to reduce urban sprawl by increasing residential densities is an accepted urban

growth management principle, the importance of which has been confirmed in the

PSDF.

� Appropriate residential densification areas should be identified where established

low density residential areas could be redeveloped as intensive mixed use areas.

Where possible, a mix between high density residential and business uses should be

encouraged in these areas. An ideal location for densification intervention is within

the low density residential areas located adjacent to the CBD of Vredenburg in

close proximity to the intersection between Velddrif Road / Saldanha Road and

Main Road (refer Figure 60 and Plans 31 and 32).

� This area is regarded as the core of the Vredenburg CBD and is therefore

considered an ideal location for mixed uses at higher densities.



(iii) Contain development within the urban edge

SDS 4: Encourage appropriate development

� Encourage infill development within the existing demarcated urban edge through

the consolidation and development of vacant properties.

� Re-development of existing low density residential areas should be encouraged

where these areas are positioned in close proximity to the CBD of Vredenburg and

where access to opportunities is the greatest.

14.1.4 Land Use Proposals : Local Planning Level (LPL)

The following Spatial Development Proposals are made for Vredenburg to address the land use

needs identified for the area:

(i) Housing

LPL 1:

Housing Needs: Densification and Spatial Expansion

� The Saldanha Bay municipality must strive to ensure that a balanced mix of housing

is provided within Vredenburg. In this regard, a full range of housing options should

be provided to ensure housing options for the low, middle and upper income groups.

� In Vredenburg, the existing average residential density is 14 units per hectare (refer

Plan 32). Through appropriate densification measures, this density could be

increased to 15 units per hectare which will result in the creation of approximately

621 residential units within the existing town / urban edge.

� In order to reach the provincial density target of 25 units per hectare, internal

densification must be encouraged in addition to setting relatively high density targets

for the proposed extension areas.

� The projected population growth figures indicate a future residential demand of

approximately 3076 units. Additional extension areas have been provided for

Vredenburg as it forms the economic centre and primary growth town in the

Saldanha Bay Municipality.

It is within this context that the following extensions to Vredenburg are proposed (refer 32):

� The areas available in the south of Louwville are envisaged as potential residential

infill extension areas. Future development must utilise the potential of Vredenburg to

accommodate low cost housing and thereby maximise accessibility to the socio-

economic opportunities provided by Vredenburg and its higher order function in the

town hierarchy of the Saldanha Bay Municipality.

� Low density residential extension areas are proposed for the south-eastern edge of

Tierkloof. These areas are suitable for providing housing options for the higher

income spectrum of the population.

� Medium density extension areas are proposed for the area south of Witteklip.

Densities of approximately 15-35 units per hectare should be encouraged in this

extension area (refer Plan 32). This area should provide a mechanism for

integration and an opportunity to support the functioning of the proposed activity

corridor along Saldanha Road.

� High density residential infill areas are proposed along Saldanha Road in support of



the proposed activity corridor (refer Figure 59 and Plan 32). Additional higher

density residential areas are proposed to the south of Main Road near the

intersection of Saldanha / Velddrif Road(s).

� Low density extension areas are proposed towards the east of Rusfontein up to Main

Road, north of the existing industrial areas (refer Plan 32). This low density

northerly extension of Vredenburg is a preventative measure aimed at limiting

northward growth as the future growth of the town should largely be encouraged in

a southerly direction to support the proposed activity corridor.

� Community facilities and schools should be provided in residential extension areas in

accordance with the most recent Provincial standards for the provision of community

facilities.

(ii) Community Services

LPL 2:

A multi-purpose community precinct

� It is proposed that a multi purpose community precinct should be located along

Saldanha Road (refer Figure 59 and Plan 31). An ideal location for such a facility

would be adjacent to the planned location for the new municipal offices. The

location of a tertiary education facility could also be located in this precinct. The

implementation of these proposals is envisaged to complement the administrative

function of Vredenburg.

LPL 3: Louwville Community Centre

� A community centre for Louwville is proposed along Kooitjieskloof Road. A centre

of this size is required to address the needs of the surrounding community.

(iii) Central Business District (CBD)

LPL 4:

Central Business Area

� Business, commercial, retail and office uses should be concentrated within the central

business district, as well as within other existing commercial areas (refer Figure 61

and Plan 31). The intersection between Main Road and Velddrif / Saldanha Road is

the core of the Vredenburg CBD where the location of high density business,

commercial, retail and office uses should be encouraged.

� High density residential development should be supported within the CBD area

especially along Main Road and Saldanha Road.

LPL 5: Local Business Nodes

� A number of local business nodes are proposed within the residential areas of

Vredenburg (Refer Figure 61 and Plan 31). The development of these nodes should

be encouraged to facilitate the efficiency of the urban structure and better

accessibility to urban opportunities. These nodes will further support the location of

community facilities and retail centres. Within low-income areas these centres should

be located in a denser pattern than in higher-income areas to ensure maximum

pedestrian accessibility. Support should be given to initiatives to locate a clinic, fish

market and satellite police station in Louwville at either of these nodes, as identified

by the IDP for the Saldanha Bay municipal area.



FIGURE 61: LOCAL BUSINESS NODES – VREDENBURG

LPL 6:

Proposed Activity Corridor

� The creation of an activity corridor stretching from Vredenburg to Saldanha is

proposed. In support of this proposal, commercial uses should be encouraged along

Saldanha Road to support the functioning of this road as an activity corridor.

� Large scale commercial centres should be located within this corridor. These large

scale projects provide the added growth potential required to stimulate the growth

of the proposed activity corridor.

LPL 7:

Redevelopment: Business and Professional Office Uses

� An area has been identified for low intensity business use in the vicinity of the

Vredenburg Hospital. The hospital currently acts as a stimulus for development

which should be utilised. By locating medical practices and related medical uses in

close proximity to the hospital the growth potential provided by the hospital is

maximised. The higher order function of Vredenburg necessitates the

conglomeration of higher level medical services in a central location. The strategic

location of Voortrekker Road is ideally suited to accommodate such uses due to the

high degree of accessibility associated with this road. Low intensity business and

professional office use should be encouraged along either side of Voortrekker Road.

Further to this, the redevelopment of low density residential areas along Voortrekker

Road should be supported.

LPL 8:

Mixed Use (Business and Industrial)

� A mix of commercial related uses and low intensity, clean service industrial uses

should be encouraged from the intersection of Velddrif / Saldanha and Main Road in

an easterly direction along the southern and northern edges of Main Road. It is

anticipated that these uses will compliment the functioning of the CBD of

Vredenburg by encouraging the establishment of a mixture of land uses. There is

potential for increasing employment opportunities and contributing to the social and

economic integration of surrounding communities.



� Along the proposed activity corridor, a mix of business and industrial uses should be

encouraged. It is perceived that these uses will add to the mix of land uses required

in the area and contribute to employment generation. These uses will aid in

generating movement along the activity corridor.

(iv) Industrial

LPL 9:

Service Industries

� Industrial activity within the existing and proposed industrial areas should be

restricted to low intensity clean service industries, given the proximity of their

locations to residential land uses.

� A small extension area is proposed to the north of the existing industrial area of

Vredenburg. This area will increase the total percentage of land allocated for

industrial purposes, which is regarded as critical to the generation of employment.

(v) Conservation

LPL 10:

Conservation of Sensitive Biophysical Environments

� Sensitive areas of the biophysical environment should be managed with conservation

objectives in mind, and should be protected from urban development. In this

regard, the following areas are of particular importance:

• The riverine environment of the Bok River and its tributaries.

• Any CBAs within the urban edge (refer Plan 18).

� The functioning of the Bok River and its tributaries as ecological corridors and linear

open space areas should be protected and managed with conservation objectives in

mind.

14.1.5 Key Recommendations

• Compile a development framework to address the integrated development and

transportation / road access planning for the proposed activity corridor between

Vredenburg and Saldanha.

• Address the current housing backlog and future growth needs through applying

densification principles within well located existing urban areas specifically.

• Concentrate business uses and promote high density residential uses within the central

business district of Vredenburg.

• Restrict industrial activities to service and clean light industrial uses.

• Encourage the development of local business nodes, particularly in the eastern previously

disadvantaged areas of the town.



14.2 Saldanha (Refer Plan 33 and Plan 34 )

FIGURE 62: LOCALITY - SALDANHA

The town of Saldanha is located along the north western shoreline of Saldanha Bay. This town, which

originated from a small fishing harbour, is easily accessible from the R45 which links it to Vredenburg.

It is also well connected to Langebaan, which is located on the south eastern shore of the Saldahna

Bay.

FIGURE 63: SALDANHA: LOCALITY WITHIN MUNICIPAL AREA



From its historical origins as a small fishing harbour, the town of Saldanha grew significantly as the

scale of commercial pelagic fishing and associated processing industries increased. The role of the

town of Saldanha is multi-functional, comprising fishing and related industrial activities, tourism, the

port, the military base and the steel industry. The new deep water harbour is integral to the Sishen-

Saldanha iron-ore project and related industries. The industrial activity associated with the harbour has

created a range of linkages to local service related economic activities for the town of Saldanha.

Recent collapses in the pelagic fishing resource have resulted in significant job losses in this sector.

However, the sheltered bay and its strategic significance as a natural deep water port, in close

proximity to the Cape Town Metropolitan area, are the fundamental economic potentials which are

expected to drive the growth of this town in the future.

Although tourism is currently secondary to the role of Saldanha as a growing industrial port, it should

not be overlooked, considering that the town of Saldanha has a unique waterfront as well as, working

harbour area which has the potential, if correctly developed, to drive the growth of the town’s tourism

industry.

From a national and regional economic growth perspective, the growth potential of Saldanha town is

rated as high. According to the Growth Potential of Towns study, Saldanha ranks as number nine (9)

in the Western Cape Province and number one (1) in the Saldanha Bay municipal area (PGWC, 2005).


Within the municipal context, the Saldanha – Vredenburg development axis, deep water port

facility and associated “back of port” industrial uses, form the future primary integrated urban

complex that is forseen in the medium to long term. In terms of this overarching growth

model, the future of Vredenburg town, must be directed towards Vredenburg, along the R45

axis and towards the new harbour area (refer Figure 64).




While providing strategically important export facilities, the port also provides the opportunity

for the location of other down stream industrial activities. The back of port area offers

significant opportunities at both the local and regional level for industrial growth and job

creation. For this reason, the largely vacant land between Saldanha and Vredenburg is

identified for the extension of industrial uses in the form of an “industrial corridor” (refer Figure 64).

At the local level, Saldanha was historically divided into distinct spatial sections on the basis of

racial segregation. In this regard Diazville and Middelpos, which are both low-income

residential areas for Coloured and Black people, are separated from the commercial node and

harbour area (refer Figure 65). In order to redress this situation, it is important to reintegrate Middelpos / Diazville with the historical town centre and harbour.


To achieve this, Diaz Road must fulfil the role of an activity street that links Diazville and

Middelpos to the Central Business District of Saldanha (refer Figures 66 and 67). This implies that critical interventions must be undertaken, such as the promotion of mixed uses along the

length of Diaz Road, comprising residential densification and a mix of business uses. Saldanha

Road, which is the southern end of the envisaged Saldanha / Vredenburg activity corridor,

must also be promoted as an activity street, up to its intersection with Diaz Road, where it will

provide an important integrative and complementary function to the Diaz Road Activity Street.





In order to achieve this objective and ensure that development is takes place along the

identified activity corridors, focus points or nodes have been identified where the location of

economic opportunities and community facilities should be initially encouraged. The focus

points of this strategy being:

• the existing CBD along Saldanha Road, together with the business uses located along

Main Road create a strong commercial node. This area has the potential to become the

tourism hub of the town, given its proximity to the water’s edge. It is also identified as

the only area within the municipal area where medium-rise buildings that house offices

and residential uses, could be located. It is recommended that appropriate planning

undertaken to unlock this area’s potential. Further to this, it is recommended that

detailed planning be undertaken for the area located between Saldanha Road and the

water’s edge as indicated on the conceptual diagram below (refer Figures 66 and 67). • A secondary node located in Diazville, along the Diaz Road should be encouraged as a

mechanism to stimulate the establishment of this activity street.

FIGURE 66: SPATIAL INTEGRATION MODEL FOR SALDANHA



FIGURE 67: RESTRUCTURING AND INTEGRATION PROPOSAL FOR SALDANHA

In order to facilitate the spatial integration objectives

for Saldanha, the urban edge has been compiled in a

manner which encourages the consolidation of the

north eastern section of the urban area in a northerly

and north-westerly direction along the R45 and

toward the industrial port area. In defining the urban

edge, careful consideration was given to the

constraints to future extension presented by the

location of the Military Academy to the south of the

town, the coastline to the east, the natural

vegetation and Tabakbaai to the west. The logical

direction of extension is therefore northwards. It

should be noted that the northern urban edge

boundary has a level of flexibility which is to be

guided by growth pressure and the perceived need

for extension areas by the relevant authorities.

FIGURE 68: PROPOSED DEVELOPMENT OF THE WATERFRONT AREA




i. Promote: − the development of Saldanha as a support centre for industrial uses located in the

Port area;

− the appropriate redevelopment and utilisation of the land asset along the

coastline;

− the location of medium-rise buildings along the waterfront;

− conservation of cultural heritage resources, including the character of the historical

fishing/holiday areas, and the number of buildings of historical value;

− the equitable distribution of community facilities throughout the town of

Saldanha;

− the provision of a range of residential housing typologies and densification

strategies in order to ensure appropriate growth which addresses the growing

population’s housing needs;

− Saldanha as a tourism destination.

ii. Restrict:

− the location of noxious industries within the “waterfront” area.

iii. Maintain: − the open space corridors created by the Bok River and other drainage channels.

iv. Contain: − the urban footprint of Saldanha within a well-defined urban edge.


The following spatial development strategies (SDS) are proposed to address the future spatial

development pattern of Saldanha.

(i) Equity of land use distribution

SDS 1:

Equitable distribution of community facilities

Implem.

Priority

� An equitable distribution of community facilities within Saldanha is

required. The need within Middelpos, Diazville and White City relates

specifically to creches, multi-purpose facilities, and a frail care centre. The

provision of a multi-purpose community facility within Diazville and

White City is regarded as a priority and should include adult education

facilities, a crèche and small business hives.

Short

Term



(ii) Spatial integration

SDS 2:

Redress the Fragmented Spatial Structure

� Saldanha is divided into a number of distinct areas which include the

main town, the Military Academy, White City, Diazville, Middelpos, and

the residential areas along the coastline. These areas are easily

identifiable as the spatial structure is fragmented by vacant portions of

land which isolate particular areas. In order to foster integration of these

areas it is essential that the vacant pockets of land are identified and

urban development is encouraged.

� The following precincts within the Waterfront area lack proper spatial

and functional integration between each other: Residential, Business,

Waterfront, Industrial, Civic / Transportation, and Nature / Cultural

Conservation precincts. It is envisaged that the location of appropriate

pedestrian routes and parking areas would increase accessibility and

facilitate the integration of these precincts.

� Access to the water’s edge through appropriate pedestrianisation

measures must be encouraged.

� Multi-functional nodes serving commercial and civil functions should be

located at accessible locations, preferably within walking distance of

every household.

� Spatial integration as proposed in Figure 66 includes redevelopment and densification along the proposed activity street, as well as within the

station and waterfront precincts.

� Promoting the development of “Integrated Human Settlements” as

proposed in Figure 65 will ensure that the future socio-economic and spatial structure of Saldanha is integrated.

N/A

(iii) Encouragement/restriction of land use development

SDS 3:

Restrict further subdivision of the existing town plan

� Restrict subdivisions of erven in existing areas that are not identified for

densification. N/A

SDS 4:

Encourage Appropriate Densification

� Residential land use is the primary use of most urban land. The strategic

need to reduce urban sprawl by increasing residential densities is an

established urban growth management principle, the importance of

which has been confirmed in the PSDF. In this regard, it is recommended

that an area specific densification policy is compiled for Saldanha to

ensure that appropriate area specific densification is promoted in a

sustainable manner.




The following Spatial Development Proposals are made for the town of Saldanha to address

the land use needs identified for the area:

(a) Housing

LPL 1:

Housing Needs: Densification and Spatial Expansion

� The current average residential density in Saldanha town is 14 units per hectare.

� It is anticipated that the density could be increased through appropriate

densification measures to 15 units per hectare, resulting in approximately 712

additional residential units within the existing town / urban edge (refer Plan 34).

High residential densities and mixed uses are proposed in the following areas:

� Properties adjacent to the Main Road in the Waterfront area (infill developments

with appropriate heights), the portions of the areas earmarked for Residential

Development along Saldanha Road (the beginning of the Vredenburg-Saldanha

corridor), the business area along Saldanha Road (an identified activity spine).

� Medium residential densities should be encouraged in the area located to the west

of the main town, between White City and Diazville.

� Low residential densities are proposed along Camp Road, to the east of Saldanha.

In order to achieve the provincial density target of 25 units per hectare,

development in proposed extension areas should have high densities wherever

appropriate.

LPL 2:

Balanced Housing Provision

� The subsidised housing backlog in Saldanha is currently approximately 1841 units.

� An investigation of vacant land within the area was conducted which identified land

for urban extension. It is proposed that the urban edge be extended northwards to

allow for the establishment of an integrated development area, providing a full

range of housing typologies and a comprehensive land use mix.

The ongoing provision of land and / or redevelopment opportunities for

residential use within the urban edge must be viewed as a priority. This,

together with the need to provide for integration and a balanced mix of

housing types for the full range of income groups, must inform future

decision-making.


approximately 9132 units.

� It is within this context that the urban extension areas to Saldanha Bay are

proposed as illustrated on Plan 34.



(b) Community Facilities

LPL 3:

Provision of Community Facilities

� A more equitable distribution of community facilities within Saldanha is required.

The need within Middelpos, Diazville and White City relates specifically to creches,

multi-purpose facilities, and frail care. The provision of a multi-purpose community

facility within Diazville and White City is a priority. The multi purpose community

centre should also include adult education facilities, a crèche and small business

hives.

� Community facilities and schools should be provided in residential extension areas

in accordance with the most recent Provincial standards for the provision of


LPL 4:

Joint Management of Community Facilities

� It is proposed that a joint management structure be established between the

responsible representatives of the communities within the neighbourhood areas to

co-ordinate the optimal and efficient use of community facilities (particularly sports

facilities). Community management will help to address the poor historical

distribution and supply of facilities in the short to medium term.

(c) Central Business District

LPL 5:

CBD Node

� Business, commercial, retail and office uses should be concentrated within the

central business district along and to the east of Saldanha Road to promote the

development of the southern end of the Saldanha-Vredenburg activity corridor. It is

proposed that the railway line be terminated at a point before it crosses Saldanha

Road in order to promote the accessibility function of the proposed activity corridor.

� Mixed use development should be encouraged along Main Road and Saldanha

Road to promote the role of Saldanha Road as an activity street. It is considered

that the redevelopment of the station would further contribute to the Saldanha

Road corridor development strategy.

� Appropriate tourist-related (residential, business) development should be

encouraged along the waterfront area (refer Figure 68).

� Detailed planning should be done for the area along the water’s edge, ‘the

waterfront area’, to ensure that the potential for tourist-related and mixed-use

development is unlocked (refer Figure 68).




(d) Industrial

LPL 6:

Restrict Industrial Development

� Industrial activity in the proximity of the town, especially to the south of

Hoedjieskop, should be restricted to industries that do not negatively impact on the

proposed tourist-related developments along the waterfront.

� All industrial activities within the existing industrial area to the south of the town

should be restricted to limited fishing industry, with appropriate measures taken to

eliminate bad smells.

� Harbour-related industrial activity should be restricted to the proposed industrial

corridor to the north-east of Saldanha town, extending northwards to Vredenburg.

(e) Conservation

LPL 7:

Conservation of Settlement Character and Heritage Places

In order to regulate the local protection and management of the heritage assets and

qualities of Saldanha, it is proposed that a Heritage Overlay Zone be designated in the

vicinity of the cultural village on the foothills of Hoedjieskop in terms of the zoning

scheme regulations. It is recommended that the Heritage Overlay Zone include:

� The fisherman’s cottages at the foot of Hoedjieskop hill.

� The cemetery at the foot of Hoedjieskop hill.

� Heritage buildings and features such as the Anglican Church building in Saldanha,

the building housing the Diving School as well as the oldest jetty located on Erf

4486. The historical value of the jetty should be enhanced through the introduction

of appropriate marine-related leisure activities. For example, the movement of

water taxis between Langebaan and Saldanha could be introduced to use the jetty

as a facility.



A heritage management plan for the Heritage Overlay Zones needs to make provision

for:

� A further more detailed survey of individual conservation-worthy structures and features.

� A set of heritage guidelines to guide and inform appropriate new development.

� A set of regulations to control the demolition of and alterations/additions to

historical structures, the removal of mature vegetation and the appropriate height,

massing and siting of new developments within these sensitive locations.

� A set of local development procedures for certain categories of development, e.g.

alterations to structures older than 60 years.

LPL 8:

Conservation of Sensitive Biophysical Environment

� Sensitive areas of the biophysical environment should be managed with

conservation objectives in mind, and should be protected from urban development.

In this regard, the following areas are of particular importance:

- The urban edge areas immediately adjacent to the SAS Saldanha Contractual

Nature Reserve.

- The riverine environment of the Bok River and its tributaries.

- The coastline and areas immediately adjacent thereto.

- Any dune systems, particularly any frontal dunes, along the coastline.

- Any CBAs within the urban edge (refer Plan 18).

� The functioning of the Bok River and its tributaries as ecological corridors and linear

open space areas should be protected and managed with conservation objectives in

mind.

� The de facto coastal setback line, which is in effect demarcated by the existing

extent (or footprint) of development along the coastline, should be maintained. No

development should be permitted in this de facto setback area along the coastline,

thereby ensuring that a continuous coastal corridor is maintained.

LPL 9:

Corridors of Linear Open Spaces

� The Bok River is regarded as an ecological corridor and linear open space area

which should be protected and managed with conservation objectives in mind.

� Corridors of open space are proposed within the areas currently earmarked for

future residential development. The exact location of these corridors will be

determined with detail planning proposals.

(f) Tourism Development

LPL 10:

� The Saldanha Waterfront area is currently underutilised yet its potential as a tourist

destination is evident. However, there are properties along the water’s edge which

are neglected and the area requires appropriate planning measures to ensure that

neglected properties are developed according to the area’s tourism potential. Part

of this planning process should include the location of tourist accommodation as

well as other tourist facilities in the largely vacant and underutilized properties (refer

Figure 67). The relocation of the station to an appropriate location to the east of

Saldanha Road should form part of the interventions required to promote tourism

development.



(g) Civil Services and Infrastructure

LPL 11:

Sewerage

� The existing sewerage treatment works requires upgrading and extension as

capacity will be reached in the near future.

� Previously, it was proposed that the existing sewerage plant be extended to the

west on private property. The current proposal is for a northward extension in order

to protect the residential development potential of the land to the west of the

existing site. This consideration takes into the account the 500m buffer zone

requirement between the sewerage plant and residential development.

LPL 12:

Solid waste removal

� Solid waste is transported to the Vredenburg landfill site, a site with medium to

long term capacity. If this site is used as a regional solid waste site, it needs to be

upgraded to meet the environmental requirements.

� The current waste collection system is considered adequate to cater for the needs

of the Saldanha town.

LPL 13:

Water Supply

� No proposals.

LPL 14:

Stormwater Disposal

� No proposals.

LPL 15:

Electricity Supply

� No proposals.

LPL 16:

Road Network and Access

� Parking must be provided at identified locations along the water’s edge to facilitate

equitable access to Saldanha Bay..

LPL 17:

Public Transport

� No proposals.

LPL 18:

Air Traffic

� The Langebaanweg airport is owned by the South African Air Force and, if

commercialised, will substitute the Saldanha Airport.

LPL 19:

Cemetery

� No proposals



14.2.5 Recommendations

• Address the current housing backlog and future growth needs through utilizing the

identified land for housing provision for all income groups.

• Address the need for community facilities as per the proposals made in LPL 4.

• Concentrate business and civic uses and promote high density residential uses within the

central business district of Saldanha town.

• Provide for industrial uses as per the proposals of LPL 6.

• Designate a Heritage Overlay Zone and compile a heritage management plan as per the

proposals made in LPL 7.

• Promote the conservation of the biophysical environment as proposed in LPL 8 and

LPL 9.

• Address civil services and infrastructure issues as proposed in LPL 11 and LPL 12.

• Address traffic and transportation issues as proposed in LPL 17.

• A boardwalk should be built along the water’s edge.

• Project the image of Saldanha as a regional tourism centre as proposed in LPL 10.

• Conduct a detail planning study (local structure plan) for the CBD and Waterfront areas.



14.3 Langebaan (Refer Plan 35 and Plan 36)

FIGURE 70: LOCALITY -LANGEBAAN

In the context of the Saldanha Bay Municipal area, Langebaan is located on the south-western

coastline and connected to the other towns of the municipal are via Trunk Road 77/1 and Main Road

233. It is the southern-most town within the municipal area (refer Figure 70 and 71). Langebaan is situated adjacent to the Langebaan Lagoon and in close proximity to the West Coast National Park,

which are both environmental resources of national regional significance.

FIGURE 71: LANGEBAAN: LOCALITY WITHIN MUNICIPAL AREA



The “Growth Potential of Towns” study conducted as part of the compilation of the Provincial Spatial Development Framework identifies Langebaan as having a high growth potential. In terms of the

growth potential rating of the town relative to other towns growth potential, this study ranks

Langebaan as number four (4) in the municipal area and number thirty six (36) in the Western Cape

province (PGWC, 2005).

14.3.1. Local Growth Management Strategy

Langebaan fulfils an important role as a recognized holiday and tourist destination (refer Figure 72 below). This role is anticipated to continue with the increased development of the Saldanha Bay Port, industrial area and the expected concurrent growth of Saldanha and

Vredenburg. As larger numbers of permanent residents settle in Langebaan, the need for the

provision of a greater variety of economic opportunities for the local residents will increase.

When seen in a regional context, Langebaan has a recognised potential for future growth.

Adequate provision should thus be made to consolidate and expand its important local and

regional tourism role and in so doing provide an increased range of economic opportunities.




The development of Langebaan has historically been focussed along the coastline and lagoon

edge. Given Langebaan’s increasingly important role as a holiday town, socio-economic

integration must be achieved by encouraging the development of residential opportunities for

all income groups. This has partially been achieved through the provision of a low income

residents’ housing scheme (Seaview Park) in a central location, which is well linked to the CBD

area and economic opportunities (refer Figure 73).






FIGURE 74: SPATIAL INTEGRATION MODEL FOR LANGEBAAN

FIGURE 75: RESTRUCTURING AND INTEGRATION PROPOSAL FOR LANGEBAAN



Development plans for the future Oostewal Street node and activity street system have already

been completed and the implementation of these plans should be fast tracked. The

development of Oostewal Street as an activity street through permitting development in

strategic locations along the eastern edge of the street must be actively promoted.

In terms of the local development concept for Langebaan town, strong focus should be placed

on developing a number of well defined local business precincts to equitably serve the growing

local communities. Within this context it is proposed that in future an additional node be

located along the main entrance road into Langebaan (Main Rd 233). The concept being that

this existing entrance road be significantly improved as the Gateway entrance (activity street)

into Langebaan. Further detail planning should investigate creating a boulevard type entrance

to Langebaan. The boulevard road to be edged by a mixed use commercial type precinct on

both sides of the roadway. Landscaping, pedestrian walkways, a mix of land uses and good

urban design would ensure that the entrance to the town is dramatically improved.

The existing three Commercial / Civic Nodes as shown in Figure 73 will ensure an equitable distribution of opportunities throughout the town, given its linear form. In addition to these

focus points, local order business nodes consisting of corner shops and groupings of

community facilities, must continue to be encouraged in appropriate locations.

It is important to provide greater economic diversity and to this end an appropriate accessible

location has been identified for clean, non-polluting service industries.

The proposed urban edge for Langebaan town allows for the growth of Langebaan town in a

north-easterly direction. In order for Langebaan to play an increasingly important role in the

regional economy and provide for the increasing demand in residential accommodation, it

becomes important to recognise that it is desirable that certain areas within Langebaan

undergo a process of gradual densification. Densification zones have therefore been identified

and these are discussed in details in the local level proposals.

14.3.2. Local Spatial Development Principles

i. Promote: − Concentration of community and commercial facilities in nodes which are

equitably distributed throughout the town;

− A balanced mix of residential development (including development for low and

medium cost ‘gap’ housing); − The densification of identified existing residential areas;

− Conservation of areas of historical significance and celebration of places of

historical interest;

− Tourism development based on unique eco-tourism opportunities of the area

− Tourism facilities (sensitive in scale, design and location)

− The retention of the existing small holdings outside the urban edge as extensive

residential opportunities;

− The promotion of well located service industries to provide job opportunities and

expand the economic mix in the area.

ii. Restrict:

− Developments which sever public access to the lagoon



− Unchecked business development. Business activities and future investment needs

to be channelled into identified nodes and along activity routes;

− The further subdivision of the small holdings and agricultural land outside the

urban edge.

iii. Maintain: − Appropriately located parking areas and public access to the lagoon;

− Significant ecological corridors linking the hinterland with the coast.

iv. Contain: − The urban footprint of Langebaan to areas located within a clearly defined urban

edge;

− Business activities to areas identified as business nodes and along the activity

corridor.

v. Conserve: − Sensitive vegetation adjacent to the town and on dune areas / the coastline;

− The lagoon and beaches which provide a major tourist attraction for the area.

14.3.3. Spatial Development Strategies (SDS)

The following spatial development strategies (SDS) are proposed for Langebaan:

SDS 1:

Equitable Distribution of Urban Opportunities

� An important principle promoted within the major and minor nodes is that of

grouping community facilities with retail facilities to form the core of the node. This

principle should be encouraged and used to guide future land use management

decisions.

� Locations have been identified for existing and proposed minor business nodes

within specific residential areas. These nodes should be of a local nature and satisfy

local convenience shopping needs (i.e. a corner shop).

� The proposed new node along Main Road 233 can be of a minor nature, to serve

the local community.

� Business and community uses must be focused within a well defined hierarchy of

nodes. An equitable distribution of these nodes is important, given the

development pattern of the town. Refer to Figures 73 and 74 for the proposed

location of activity nodes and activity streets.

SDS 2:

Integrate Nodal Precincts

� The historical town centre of Langebaan should be prominently developed to

ensure a stronger business and community focus. The town centre consists of two

distinct nodes and one developing node with different characteristics:

• Along Bree Street linking with the Lagoon, a tourist business related node has

already formed and future expansion should be encouraged. The node should

also contain tourist accommodation to increase densities.



• There is an existing node along Oostewal Street at the intersection of Antonio

Seini Street, which can be strengthened.

� Activities should be encouraged to locate along Oostewal Street (on the east side)

linking these two nodes, thereby forming an activity street. This growth pattern

should start at main intersections and be gradually allowed to expand.

� The new business node at Mykonos (on Minor Road 559) must be promoted and

larger scale community facilities should be associated with this node.

SDS 3: Restrict further subdivision of the existing town plan

� Restrict the subdivision of erven in existing areas and encourage higher densities in

proposed extension areas.

SDS 4:

Encourage appropriate densification

� Residential land use is the primary consumer/user of urban land. The strategic need

to reduce urban sprawl by increasing residential densities is an accepted urban

growth management principle, the importance of which has been confirmed in the

PSDF.

� The expansion opportunities for the town are limited and future growth must be

encouraged and accommodated through appropriate densification strategies. The

current average residential density is 7 units per hectare. If this is increased to 8

units per hectare through appropriate densification measures, approximately 527

residential units can be added within the existing town / urban edge (refer Plan

36).

� The densification zones are located in the older less dense parts of Langebaan in

close proximity to the business node/activity corridor. There is an opportunity for

densification through double and second dwellings, subdivision and the

redevelopment of existing properties into low rise, compact, higher density

developments.

� Higher density greenfields development is encouraged in those areas surrounding

the Mykonos business node and the new proposed node on Main Road 233.

14.3.4. Land Use Proposals : Local Planning Level (LPL)

The following Spatial Development Management Proposals aim to address the land use needs

identified for Langebaan:

(a) Housing

LPL 1:

Housing Needs: Spatial Expansion

� The ongoing provision of land and / or redevelopment opportunities for residential

use within the urban edge must be viewed as a priority. This, together with the

need to provide for integration and a balanced mix of housing types for the full

range of income groups, must inform future decision-making.





� It should be noted that the proposed urban edge of Langebaan can accommodate

considerably more residential units than indicated by the population growth figures.

Langebaan has been identified as a classical example of a ‘dormitory town’ which

serve Saldanha and Vredenburg. As such, future development in this town should

be focused around strengthening the tourist potential of the town and developing

Langebaan further to support the level 1 hierarchy centres with sufficient provision

for future residential expansion.

� Sufficient land has also been identified for the development of housing for a range

of income groups.

� Langebaan’s subsidised housing development model is particularly attractive and, if

successful, should be used as a model for other subsidised housing developments

undertaken within the municipal area. Consideration must be given to address the

‘gap’ housing market. In this regard, developers should be encouraged to

investigate economically feasible developments to cater for the gap market.

(b) Community facilities

LPL 2:


� Future community facilities must be located in close proximity to the identified

business nodes to ensure efficiency, accessibility and equitable spatial distribution.

According to the spatial budget, there is a sufficient supply of community facilities,

however unbalanced, within the area at present.




LPL 3:

Public Access and parking

� It is important that development along the edge of the lagoon does not prevent

public access to the lagoon. Public access points and associated facilities (which

include parking areas) must be provided.

(c) Business District

LPL 4:

Strengthening Local Business Nodes and Activity Street

� Langebaan currently has two business centres which are not functionally linked. In

order to promote the efficient functioning of Langebaan, it is proposed to link these

two nodes by permitting limited mixed use activities along the east side of

Oostewal Street. It is envisaged that Oostewal Street will be an activity street

accommodating a variety of lower order businesses. Businesses serving the local

communities must be located within these identified local business nodes or along

the abovementioned activity street. Two new nodes are identified along Oostewal

Street (refer Figure 76).

� The new node in the vicinity of Mykonos is currently undergoing further

development and it is anticipated that this node will develop into a major

commercial and civic amenity node. Civic amenities and commercial ventures

should be encouraged to locate within this node. Residential densification around

this node should also be encouraged.



� The precinct bordering on Main Road, west of Oostewal Street, has been

demarcated as a professional and tourism-related business area. Detailed

development proposals and urban design principles should be incorporated into a

local structure plan for this area.

FIGURE 76: MAJOR AND LOCAL AREA NODES AND WALKING DISTANCES: LANGEBAAN

LPL 5:

Provide Local Business Nodes to serve residential areas

� Local business nodes (consisting of convenience shopping centres and small scale

offices) could be permitted within residential areas to create a diversity of land use

to serve the local community. Business uses should ideally be grouped together

with other community facilities within the neighbourhood (i.e. schools, clinic or

churches) to form local neighbourhood nodes.

(d) Service Industrial

LPL 6:

Service Industrial Development

� A service industrial area has been identified to provide opportunities for the

diversification of the economy, thereby creating opportunities for employment. This

area will be subject to detailed architectural and urban design guidelines, which

should be incorporated in a local structure plan.

(e) Conservation

LPL 7:







- The areas immediately adjacent to the urban edge in the southern

extremities of Langebaan.

- The areas immediately adjacent to the urban edge in the northern

extremities of Langebaan.








(f) Tourism development

LPL 8:

Caravan Parks and council owned property

� The current caravan park in Council’s ownership is an underdeveloped resource

which could be significantly enhanced. Although the facility is profitable, it does not

enhance nor aesthetically contribute to the surrounding area. It is understood that

the units themselves belong to individual owners who constructed them whilst

leasing the land from Council on a short term basis (6 months at a time). This

arrangement is not conducive to promoting the caravan park as a public facility and

has created a few exclusive opportunities instead of holidaying opportunities for the

general public (which should be the municipality’s main focus). The site is very

popular, therefore, it is recommended that this facility be redeveloped as a flagship

tourism facility which will enhance the area aesthetically whilst ensuring that the

public has access to facilities such as these for holiday purposes.

LPL 9:

Harbour Development (Yacht Club)

� The yacht club in Langebaan is a valuable asset that could be redeveloped or

enhanced with facilities like a restaurant, fish market, etc. to create a tourism-

related business area. This will be subject to the compilation of a local development

plan and the input of local interest groups.


LPL 10:

Solid Waste Removal

� The existing solid waste disposal site is still adequate for the medium term

requirements. Planning for a new transfer centre which operates upon a system of

solid waste collection and transferral to a regional better suited facility will be

completed in the long term.

LPL 11: Road Network

� A major new road linkage (Minor Road 559) is planned from Saldanha through the

small holdings area to link with Langebaan Main Road 233. The alignment of this

provincial road has been finalised and the budget allocated accordingly.



14.3.5. Recommendations

• Encourage appropriate densification especially around identified nodes.

• Promote the provision of subsidised and “gap” housing to address the needs of the

community.

• Promote the establishment of a well developed primary business node and activity street.

• Ensure business and community uses are clustered in local business nodes which are

distributed equitably throughout the area.

• Compile a local structure plan with detailed development proposals and urban design

principles for the precinct bordering on Main Road, west of Oostewal Street, which has

been demarcated as a professional and tourism-related business area.

• Promote the establishment of an area for business and service industrial uses subject to

stringent aesthetic controls and guidelines, which should be implemented through the

compilation in a local structure plan.

• Investigate opportunities for a public private partnership to redevelop the caravan park

into a resort opportunity specifically aimed at catering for the general public. In this

regard, the following is recommended:

− A process be outlined and agreed upon to investigate all implications

− All stakeholders (including the unit owners) are involved in the process,

− The necessary EIA be undertaken to determine the development parameters,

− Following the abovementioned actions, a private sector partner be engaged to

take the process further.

• Ensure the construction of appropriate higher order road linkages to places of

employment (i.e. Vredenburg and Saldanha).

• Discourage subdivisions of extensive residential properties and small holdings outside of

the urban edge.



14.4 St Helena Bay (Refer Plan 37 and Plan 38)

FIGURE 77: LOCALITY –ST HELENA BAY

The greater St Helena Bay, which compromises the settlements of Laingville, Britannia Bay and Shelley

Point, is characterised by a pattern of new development along the northern coastline of the Saldanha

Bay Municipal area (refer Figures 77 and 78). Its accessibility relative to the other towns within the municipal area is limited due to the physical constraints of the coastline and the topography.

Accessibility is via Minor Road 533, which links St Helena Bay to the rest of the municipal area via the

Main Road 399.

FIGURE 78: ST HELENA BAY: LOCALITY WITHIN MUNICIPAL AREA



In terms of the current established functional hierarchy of towns within the municipal area, the greater

St Helena Bay area continues to function as a fishing town with fish processing industries. The town

also has a growing holiday accommodation function.


According to the Growth Potential of Towns study (PGWC, 2005), St Helena Bay’s development

potential is relatively low, ranking number eighty five (85) out of a total of one hundred and thirty one

(131) towns within the Western Cape Province. The greater St Helena area is therefore not regarded

as a significant regional growth point. However, St Helena is growing in popularity as a destination for

holidaymaking and tourism. Given its beautiful coastline, mountain backdrops, fishing villages,

harbours and the traditional west coast architectural vernacular of many of the buildings, it has

considerable potential for future growth in terms of the economic contribution to this sector (tourism)

of the local and regional economy.


The historic linear development pattern of St Helena Bay is a direct result of the physical form

of the coastline. This linear development pattern is characterised by a number of distinct

historical villages (refer Figure 80). Laingville has historically been a residential area for mainly Coloured people while in contrast, Shelley Point and Brittania Bay are more recent residential

extension areas which address the residential holiday accommodation market.




In order to ensure spatial and socio-economic integration, identified areas must be developed

to address housing needs in a sustainable manner. To this end, housing opportunities for a

range of income groups must be provided in the areas indicated in Figure 81. Integrated human settlements must be developed, evidencing a sufficient supply of non-residential

facilities at identified nodal points.

Although the established linear spatial form will continue to dominate the development pattern

of the area, it is now necessary, from a spatial management perspective, to consolidate and

improve the socio-economic integration of the area. In this regard the strategy to be followed

must be to strongly discourage further linear development patterns and consolidate new

development around three identified nodes. Intensification at these nodes should be promoted

and encouraged, and it is anticipated that this can only be achieved through limiting further

linear expansion along the coast. An important component of strengthening the proposed

nodes is establishing and maintaining the two green corridors which separate the nodes. These

corridors are critical in providing visual relief and ensuring linkages between the sea and the

rural hinterland which are important for maintaining ecological systems. Topography and

natural vegetation limit the extension possibilities of the nodes. The central node is especially

limited in this way and the urban edge line has thus been carefully demarcated to take

cognisance of these constraints.





FIGURE 81: LOCAL DEVELOPMENT CONCEPT – ST HELENA BAY

The alignment of the urban edge ensures that the natural resources of the area are protected.

It is recommended that future developments be encouraged within the identified nodes. This

will discourage the inefficient linear development and focus development on desirable

locations.


i. Promote: − A balanced mix of residential development within each of the three identified

nodes;

− Concentration of community facilities in nodes which are equitably distributed

throughout the town;

− Expansion of residential areas in the least sensitive areas;

− Conservation of the areas/buildings of historical significance and celebration of the

historical events of the past;

− Tourism development based on the unique holiday character of the area;

− Provision of a diversity of tourism facilities (sensitive in scale, design and location);

− The retention of the small holdings outside the urban edge as extensive residential

opportunities;

− Encouraging existing fish factories to become “environmentally friendly” in order

to address the negative impact of pollution (especially smell) on the area at large;

− Promote non-polluting service industries to locate in close proximity to subsidised

housing to support current industrial activities and to diversify economic activities

in the area.



ii. Restrict: − Continued ribbon development which is spatially inefficient;

− Privatisation of large stretches of beach thereby depriving the public access

thereto;

− Unchecked linear business development; focus business activities in the identified

nodes;

− The further subdivision of the small holdings and agricultural land outside the

urban edge;

− Residential development which is outside the urban edge and which would lead to

a dispersed development pattern.

iii. Maintain: − Appropriately located parking areas and public access to the beach;

− Significant ecological corridors linking the hinterland with the coast.

iv. Contain:

− The urban footprint of St Helena Bay to within a clearly defined urban edge;

− Business activities to within the identified business nodes;

− Industrial activities to within the existing locations and identified industrial and

service industrial areas.

v. Conserve: − Those buildings with architectural heritage;

− Sensitive vegetation adjacent to the town and on the dunes areas/coastline;

− Important views and ridgelines to minimise the visual impact of development.


The following spatial development strategies (SDS) are proposed for St Helena Bay:

(i) Equity of Land Use Distribution SDS 1:

Equitable Distribution of Community Facilities

�� The optimal utilisation of community facilities depends on the careful consideration

of their location relative to other land uses and end user thresholds. It is critical

therefore, that the community facilities are located at the identified nodes, or at

other points of highest end user accessibility.

SDS 2:

Integrate Precincts

�� Spatial integration in Laingville must be promoted by (a) the development of a

business precinct at the main entrance to this residential area, and (b) actively

encouraging the development / provision of residential opportunities for all income

groups.

�� Business and community uses should be focused within a well defined hierarchy of

nodes. An equitable distribution of these nodes is important given the linear

development pattern of the town. Refer to Figure 80 for the proposed local

business and community nodes.



(ii) Encouragement / Restriction of Land Use Development SDS 3:

Prevent/contain Ribbon Development

�� It is important to contain further ribbon development along the coast because

sensitive coastal resources are at risk. It is thus important to encourage further

development within the identified nodes.

SDS 4:

Encourage Appropriate Densification

�� Densification, especially within and around the identified nodes, will assist in

preventing sprawling ribbon development. However, due to the linear nature of the

existing development the expansion opportunities for St Helena town are limited.

�� Instead, future growth must be encouraged and accommodated through

appropriate densification strategies.

SDS 5:

Promote tourist related activities

�� An important economic driver and employment creator is the tourist/holiday

accommodation industry. Tourism and related activities must be promoted

wherever possible.

SDS 6:

Contain negative visual impact

�� One aspect which contributes greatly to the unique character of the area is the

uninterrupted hills and “koppies” which punctuate urban development on the

coastal plain. In some instances, insensitive development has led to these ridge lines

being visually interrupted by large, unsightly buildings. In approving new

developments, care should be taken of the visual impact which proposed

developments would have on prominent ridgelines.


The following Spatial Development Management Proposals are made for St Helena Bay to

address the land use needs identified for the area:

(a) Housing

LPL 1:

Housing needs: Densification and Spatial Expansion

•••• The current average residential density in St. Helena is 12 units per hectare.

However, due to the linear nature of the existing development the expansion

opportunities for St Helena town are limited.

•••• Instead, future growth must encourage appropriate densification strategies.

•••• The projected population growth figures indicate a future residential demand of


•••• It is within this context that the urban extension areas to St Helena Bay are

proposed.(Refer Plan 38).

•••• Subsidised housing must be provided to address the current housing backlog. In this

regard, sufficient land has been identified for higher density development. To

promote integration, the location of subsidised housing should specifically be

investigated in the proposed north western node.

•••• Care should also be taken to address the “gap” housing market (Households with

incomes of between R3500 and R7000 per month).




LPL 2:


•••• Community facilities must be located within the identified business nodes to ensure

efficient spatial distribution and maximum accessibility. Community facilities and

schools should be provided in residential extension areas in accordance with the

most recent Provincial standards for the provision of community facilities.

LPL 3:

Public Access

•••• An important principle of development along the coast is to ensure public access to

the beach. Existing areas of public access must be retained and maintained, and

retaining public access to the beach must be an important aspect in assessing

township establishment applications.

(c) Business Districts

LPL 4:

Strengthening Local Business Nodes

•••• Businesses serving the local communities must be located within the identified local

business nodes (refer Figure 82). It is not desirable to allow further ribbon business

development along the main road.

FIGURE 82: BUSINESS NODES AND WALKING DISTANCES –ST HELENA BAY



(d) Industrial

LPL 5:

Provision for the fish processing industry

� Careful provision should be made for the historical fishing industry. New fish

processing industries should be encouraged to implement non-polluting

technologies.

LPL 6:

Service Industrial Development and Community Farming

� A service industrial area has been identified in close proximity to Laingville to

provide opportunities for the diversification of the economy, thus creating jobs for

local residents. Community farming, as well as aquaculture initiatives must also be

investigated and implemented.

(e) Conservation

LPL 7:





- The areas immediately adjacent to the urban edge in those parts of St Helena

Bay where Saldanha Granite Strandveld occurs.









• Encourage residential densification within the identified nodes to limit ribbon

development.

• Encourage development in areas which are not environmentally sensitive.

• Maintain the de facto coastal setback line in accordance with LPL 7. • Provide subsidised housing and ‘gap’ housing to address the needs of the community in

an integrating manner.

• Ensure that development does not have a negative visual impact (especially on ridgelines

and natural vistas).

• Ensure that business and community uses are clustered in nodes which are distributed

equitably throughout the area.

• Discourage inappropriate subdivisions outside the urban edge.



14.5 HOPEFIELD: (REFER PLAN 39 AND PLAN 40)

FIGURE 83: LOCALITY - HOPEFIELD

Within the context of the Saldanha Bay Municipal area, Hopefield, an historical agricultural service

centre, is located centrally within the municipal area and surrounded by an agricultural hinterland

(refer Figures 84 and 85). Its primary connection to the other towns and its regional connectivity

within the municipal area is via the R45.

FIGURE 84: HOPEFIELD: LOCALITY WITHIN MUNICIPAL AREA



By virtue of its location within the municipal area, Hopefield functions well as a local agricultural

service centre for the surrounding farming communities. The town’s close proximity to the West

Coast National Park creates the opportunity of it potentially becoming one of the gateway towns to

this important environmental and tourism resource, thus dramatically improving the potential and

function for the town.

According to the Growth Potential of Towns (PGWC, 2005) study, Hopefield has a relatively low

growth potential. It ranks number ninety one (91) out of one hundred and thirty one (131) towns in

the Western Cape Province and number seven (7) out of the seven (7) towns within the Saldanha Bay

Municipal area. The implication is that Hopefield will remain a small rural town providing the

necessary services to the local agricultural industry. However, Hopefield’s unique role within the

municipal context must be strengthened and enhanced using its locational advantage in terms of

becoming a recognised gateway to the National Park. It should be noted that Hopefield has a small,

well established industrial component based on the manufacture of specialised agricultural equipment.

Given the dire need to create employment opportunities local economic development initiatives should

explore the opportunities of expanding this sector.


Within the envisaged spatial development pattern of the Saldanha Bay municipal area,

Hopefield is a lower order node (refer Figure 85), where investment and growth is expected

to be minimal relative to that of the Vredenburg / Saldanha Port complex.




The main access routes into Hopefield connect directly to the R45, which is the main east-west

linkage route traversing the municipal area. The town is historically separated into two main

sections by the alignment of the Sout River (refer Figure 86). The Sout River serves as the

historical racial divider between the “bo-dorp” and “onder-dorp”.


Achieving socio-economic and spatial integration at the local level requires interventions that

would ensure that the division caused by the river and the historical land use pattern are

surmounted. It must be noted that the smallholdings along the river serve a specific purpose

and their further subdivision is therefore discouraged. However, as Figures 87 and 88 indicate,

there is scope for integration through the promotion of a local activity street, from the

historical CBD area in a westerly direction along Voortrekker Road, to its intersection with Oak

Street. Mixed uses and residential densification along Voortrekker Road, in a westerly direction,

will serve to encourage integration and the shift of economic opportunities in the direction of

Oudekraal, the previously disadvantaged area of the town.

At the broader level, the land use and development proposals for the town have been based

on the containment of the town in order to preserve the surrounding high potential agricultural

land. This strategy will ensure that the town’s comparative economic advantage is preserved.

The urban edge has therefore been demarcated with due cognisance of the identified growth

potential, as well as the conservation prerogatives.





FIGURE 87: LOCAL DEVELOPMENT CONCEPT FOR HOPEFIELD

FIGURE 88: RESTRUCTURING AND INTEGRATION PROPOSAL FOR HOPEFIELD



As mentioned above, Hopefield has a very low growth potential rating. It is therefore not necessary to identify large areas for Hopefield’s extension. For this reason, the urban edge has been tightened around the developed areas, with limited areas for future extension.


i. Promote:

− conservation of cultural heritage resources, including the quantity and character of

buildings with historical value;

− the location of industrial activities that relate to agriculture;

− Hopefield as the gateway into the West Coast Park;

− Hopefield as an agricultural service centre.

ii. Restrict: − the location of industrial activities to areas designated for industrial use;

− industrial activities to service and agriculture-related industries;

− further subdivision of the smallholdings areas;

− further subdivision north of the R27 arterial;

− further subdivision of erven within the historical part of Hopefield;

− the encroachment of urban development into agricultural land.

iii. Maintain: − the unique village character of Hopefield;

− the open space corridors created by the Sout Rivier and other drainage channels.

iv. Contain: − the urban footprint of Hopefield within a well-defined urban edge to protect the

agricultural resources.



development pattern of Hopefield.

(i) Equity of land use distribution

SDS 1:

Equitable distribution of commercial uses Implem.

Priority

� Oudekraalfontein, to the west of Sout River lacks business land uses.

While the town of Hopefield should be strengthened as the main area of

commercial activity, local shopping needs need to be catered for in

Oudekraalfontein. It is therefore imperative that well-located and evenly

distributed properties be identified for business use in Oudekraalfontein

to facilitate accessibility at a local level for the surrounding community.

Short

Term



(ii) Spatial integration

SDS 2:

Address Spatial and Socio-economic Segregation

� The small holdings area and the Sout River divide Hopefield into two

distinct areas, one characterised by larger residential erven, a number of

educational facilities, as well as a business area. The other area

characterised by smaller residential erven, a number of community

facilities and one educational facility. Voortrekker Road acts as the link

between the two areas. To reinforce this link and foster integration, the

following is proposed:

1. Increase pedestrian accessibility across the small holdings and the

Sout Rivier through the pedestrianisation of Voortrekker Road as it

crosses the small holdings area

2. The redevelopment of the area between Tuin Street and Oak Street

at the eastern edge of Oudekraalfontein

N/A

(iii) Encouragement/restriction of land use development

SDS 3:

Restrict further subdivision of the existing town plan

� Restrict subdivisions of erven within the historical town.

� Restrict the subdivision of the small holdings area within the urban edge.

� No further subdivision within the urban area north of the R27 arterial.

N/A

SDS 4:

Encourage Appropriate Densification (refer Figures 87 and 88)

� According to the Provincial Growth Development Strategy (PGWC,

2005), Hopefield’s expansion should not be actively promoted as the

town has limited growth potential. Furthermore, in recognition of

Hopefield’s role as a rural agricultural town, it has been stipulated that

low residential densities should generally be adhered to when new

developments take place. Future growth must therefore be

accommodated through appropriate densification strategies within

existing urban areas.

� The current average residential density is 7 units per hectare. It has been

calculated that if this is increased to 10 units per hectare approximately

659 additional residential units can be added within the existing town /

urban edge.

� It is recommended that subdivisions should be permitted in the area

between Tuin Street and Oak Street.

� In the event that urban extension areas are required, medium residential

densities should be encouraged in the area immediately adjacent to

existing development, to the west of Hopefield and low residential

densities should be encouraged along the outer edges of the area

earmarked for “Residential Development” to the west of Hopefield.

N/A



14.5.4. Land Use Proposals: Local Planning Level (LPL)

The following Spatial Development Proposals are made for the town of Hopefield to address


(a) Housing

LPL 1:

Existing Subsidised Housing Needs

� The subsidised housing backlog in Hopefield as of 2004 was approximately 530

units.

� Suitable land must be identified for this purpose within proposed extension areas.

LPL 2:

Balanced Housing Provision

� The projected population figures indicate a future residential demand of


� The ongoing provision of land and / or provision of redevelopment opportunities

for residential use within the urban edge must address the residential needs of all

income groups.

� It is within this context that the following urban extension areas to Saldanha Bay

are proposed (Refer Plan 40)


LPL 3:


� The need for a school in Oudekraalfontein must be investigated given the extent of

the area proposed for residential uses to the west of Oudekraalfontein.

� If the abovementioned investigation concludes that the population thresholds are

not sufficient for the development of an additional school in Oudekraalfontein, the

sharing of these facilities between the main town area and Oudekraalfontein should

be actively encouraged.




LPL 4:

Joint Management of Community Facilities

� A joint management structure between the responsible representatives of the

communities within the Hopefield is proposed to co-ordinate the optimal and

efficient use of community facilities. This will be necessary if there is to be a sharing

of facilities, especially when the sports facility proposed to the east of Hopefield is

operational.

(c) Central Business District

LPL 5:

CBD Area



� Business / commercial, retail and office space, as well as community facilities should

be concentrated within the central business district along Voortrekker Road.

� In addition to the above, local business and civic uses should be located at

accessible locations throughout Hopefield to facilitate efficiency, convenience and

accessibility, which are the three main performance criteria for towns (refer

Figure 89).


(d) Industrial

LPL 6:

Restrict Industrial Development

� In order to retain the rural/village character of Hopefield, industrial uses must be

restricted to agriculture-related industries. A limited amount of service industrial

uses should be permitted.

(e) Conservation

LPL 7:

Conservation of Settlement Character and Heritage Places

In order to regulate the local protection / management of the heritage assets and

qualities of Hopefield, it is proposed that a Heritage Overlay Zone be designated on parts

of the old town centre consisting of historical buildings (in terms of the zoning scheme

regulations). The boundaries of this Heritage Overlay Zones need to include the

following key heritage assets and qualities:

� All conservation-worthy historical buildings and structures.



� The distinctive qualities of the town.

� The fine-grained urban form and positive house-street relationships of the village.

A heritage management plan for these Heritage Overlay Zones needs to make provision

for the following:

� A detailed survey of individual conservation-worthy structures and features.

� A set of heritage guidelines to guide and inform appropriate forms of new

development.

� A set of regulations to control the demolition of, and alteration and additions to

historical structures, the removal of mature vegetation and the appropriate height,

massing and siting of new developments within sensitive locations.

� A set of local development procedures for certain categories of development, e.g.

alterations to structures older than 60 years, rezoning of agricultural land etc.

LPL 8:


• Sensitive areas of the biophysical environment should be managed with conservation

objectives in mind, and should be protected from urban development. In this regard, the following areas are of particular importance: - The riverine environment of the Sout River and its tributaries. - Any CBAs within the urban edge (refer Plan 18).

• The functioning of the Sout River and its tributaries as ecological corridors and linear open space areas should be protected and managed with conservation objectives in mind.

LPL 9:

Corridors of Linear Open Spaces

� The functioning of the Sout River and its estuary as an ecological open space

corridor should be protected and managed with conservation objectives in mind.

� To ensure the above, it is proposed that any new developments should be set back

a minimum of 30 metres from the Sout River.

(f) Tourism Development

LPL 10: Hopefield hosts the Fynbos / Flower show in August each year. Further tourist-related

facilities should be encouraged in this town. To ensure that tourism development is

sustainable and continues throughout the year, access into the West Coast Park should

be encouraged via Hopefield. To this end, the railway station could potentially become a

major point of arrival and departure.


LPL 11:

Sewerage

� Hopefield does not have an adequate sewer service. Appropriate studies should be

conducted to address this issue. No other services-related proposals are made for

Hopefield.

LPL 12:

Solid waste removal

� No proposal.

LPL 13:

Water Supply

� No proposal.



LPL 14: Stormwater Disposal

� No proposal

LPL 15:

Electricity Supply

� No proposals

LPL 16:

Road Network

� No proposals

LPL 17:

Public Transport

� No proposals

LPL 18:

Agriculture

� Protect high potential agricultural land from development.

� Establish community gardens in unutilised and undeveloped open spaces, as well as

at appropriate places along the Sout River.

LPL 19:

Cemetery

� No proposals


• Promote the spatial and socio-economic integration of Hopefield.

• Address the current housing backlog and future growth needs through encouraging

densification in existing residential areas and development in areas earmarked for “proposed

residential”.

• Address the need for community facilities as per the proposals made in LPL 3.

• Concentrate business and civic uses within the central business district of Hopefield, along

Voortrekker Road, as well as at accessible locations across Hopefield.

• Restrict industrial activities to service and agriculture-related industries.

• Designate a Heritage Overlay Zone and compile associated heritage management plan as per

the proposals made in LPL 7.

• Promote the conservation of the biophysical environment as proposed in LPL 8 and LPL 9.

• Promote the conservation of the agricultural land resource through adherence to the

proposed urban edge.

• Conduct appropriate studies to address the sewer problem in Hopefield.



14.6 Paternoster: (Refer Plan 41 and 42)

FIGURE 90: LOCALITY - PATERNOSTER

Within the municipal context, Paternoster, an historical west coast fishing village, is located

approximately 15 km north west of Vredenburg. It is currently accessible from Vredenburg via the

Main Road 240 (MR 21) (refer Figure 90 and 91).

FIGURE 91: PATERNOSTER: LOCALITY WITHIN MUNICIPAL AREA



Currently, the town of Paternoster fulfils the function of a tourist destination (refer Figure 92). The main attractions of this coastal town are the historical fishermans' village character, the unique

architecture, the available seafood and crayfish, the unspoilt beaches and the range of

accommodation offered.

The Growth Potential of Towns study (PGWC, 2005) reports the development potential of Paternoster town as medium. According to this study, Paternoster is a level four (4) town in the municipal context and number eighty seven (87) in the provincial context.


The local economy of Paternoster town was historically driven by the pelagic fishing and

crayfishing industries. As with all the towns on the West Coast, fishing resources have largely

collapsed with the processing factories operating at a fraction of their capacity. The dwindling

growth and shrinkage in the fishing industries over the last 10 years has largely been offset by

the increase in growth in tourism. In this regard, the historical west coast architecture and

settings of the original fishing village of Paternoster have, together with its unique natural

(coastal) setting, resulted in the town becoming an important local and regional tourism

resource.


The increasing popularity of the area has resulted in a dramatic relative increase of the property

values which has resulted in the internal displacement of many of the traditional fishing

facilities. This factor, together with significant changes in the demographic and socio-economic

profile of the town’s inhabitants, has resulted in significant changes in the settlement and

growth pattern of the town over the last fifteen years.



From a small relatively homogenous, socially and economically integrated community, with a

relatively traditional compact development pattern, the town has grown significantly. The

form of this recent growth has been based on modern suburban type subdivision models.

The result has been the social and economic division of the town as it extended away from the

historical village coastal frontage. Further infill development behind the coastal edge is

characterised by the lowest value subsidy housing located furthest from the sea (refer Figure 93). In the formulation of the urban edge, the strategy has been to contain the growth of the town with a clearly demarcated edge restricting coastal frontage development and

encouraging integration in a centrally located, easily accessible tourism and civic node (refer Figures 94 and 95). The concept being that mixed use higher density residential development, with a range of options should be encouraged within this centrally located mixed use precinct.

FIGURE 93: EXISTING SPATIAL STRUCTURE - PATERNOSTER

More detailed local level proposals for Paternoster should take into account the following:

� The spatial division of neighbourhoods and the need to redress this;

� Paternoster’s dependence on the fishing and tourism sectors of the economy and the need to

strengthen this;

� The unique historical character and small fishing village atmosphere, which are the most

important elements of the tourism sector, require protection;

� The historical fisherman’s practices in the village, which are an important driver of tourism in

the area, need to be retained and protected;

� Seasonal wild flowers, whale watching opportunities should be used to support the role of the

town as an eco-tourism destination;

� Improvement of the recreational function of the town by ensuring that provision is made for

public access to the beaches and the associated provision of parking and ablution facilities;

� Addressing the current social and economic disparities by creating development initiatives for

the lower income community.





FIGURE 94: LOCAL DEVELOPMENT CONCEPT - PATERNOSTER

FIGURE 95: RESTRUCTURING AND INTEGRATION PROPOSAL FOR PATERNOSTER


i. Promote: − Conservation of the areas heritage assets, especially within the Kliprug area;

− Conservation of the historical buildings and architectural style;

− Tourism development based on the ecological and heritage value of the town and

the region;

− A balanced mix of residential development (including development for low

income and ‘gap’ housing);



− Concentration of community facilities in a well defined, centrally located ‘civic

node’ on the corner of Mosselbank and Madeliefie Streets and within the business

node along Augustine Street;

− Tourism facilities (sensitive in scale, design and location);

− Appropriate tourist related uses of the small holdings adjacent to Paternoster;

− Opportunities for improved public access to the beach and related amenities.

ii. Restrict: − Unchecked resort developments along the coast;

− Privatisation of large stretches of beach thereby depriving the public access

thereto;

− Insensitive developments which are architecturally out of scale or not of an

appropriate design or materials;

− Industrial development – only clean, non-polluting service related industries

(related to the current economic activities in the village) may be considered in

exceptional cases to provide employment to the local population;

− Unchecked business development –focus business activities in the identified node

along St Augustine Street;

− The further subdivision of the small holdings and agricultural land adjacent to

Paternoster.

− Landscaping within developed areas which is consistent with the natural

vegetation found in the village;

iii. Maintain and enhance: − The unique village character of Paternoster;

− The unique architectural style design idiom and scale of buildings;

− Appropriately located public access routes to the beach.

iv. Contain: − The urban footprint of Paternoster to within a clearly defined urban edge.

− Business activities to within identified business nodes;

v. Conserve:

− The architectural heritage

− The unique “small village” character

− Sensitive vegetation adjacent to and on the dunes / coastline areas within the

village;

− The natural vegetation between buildings in the built-up areas. In these areas it is

recommended that the ‘un-landscaped’ character of the area be maintained.


The following spatial development strategies (SDS) are proposed for Paternoster:

(i) Equity of Land Use Distribution

SDS 1:

Equitable Distribution of Community Facilities

The easy accessibility of community facilities is of utmost importance to end users. For



this reason, the proposal in SDS 2 below is made.

(ii) Spatial Integration

SDS 2:

Integrated Business and Community/Civic Node

The existing business node in St Augustine Street must be enhanced, not only to contribute

to the tourist experience, but also to provide greater economic opportunities to the local

residents. A strong civic node should be established where the new community centre is

being constructed on the corner of Mosselbank and Madeliefie Streets since this location is

central to the village and is accessible to the community. It is recommended that future

community activities should also be concentrated within this node.

SDS 3:

Prevent Ribbon Development

It is important to avoid ribbon development along the coast as sensitive coastal resources

are at risk. As previously mentioned, the development of the village should be

consolidated into a strong, compact node.

(iii) Encouragement / Restriction of Land Use Development

SDS 4:

Contain development to inside the Urban Edge

It is important to contain the expansion of the village to ensure that the historical

integrity and character of the area is retained. A tight urban edge is proposed to ensure

the retention of the historical village character and integrity of the town.

SDS 5:

Promote tourist related activities

An important economic driver and employment creator is the tourist industry. Related

activities must on one hand be promoted, but it is simultaneously important to manage

these uses to ensure they are not detrimental to the village character. Tourist related

businesses can be located within the identified business node.

SDS 6:

Exercise aesthetic control over all new buildings as well as additions /

renovations of existing buildings

Appropriate building development management must be exercised to ensure the

architectural integrity of the area is maintained. Guidelines must remain in place and be

enforced.


The following Spatial Development Management Proposals are made for Paternoster to

address the land use needs identified for the area:

(a) Housing

LPL 1:

Housing needs: Densification and Spatial Expansion

� The current average residential density in Paternoster is 15 units per hectare.

� Due to Paternosters dependence on tourism and the acclaimed appeal of the

historical village atmosphere, development densities within the settlement remain

consistent with the built form and character of the surrounding areas. The

densification potential of the developed areas within Paternoster is therefore



limited.

� It is therefore important to avoid sprawling ribbon development and unnecessary

expansion of the town.



� It is within this context that the following urban extension areas to Paternoster are

proposed (Refer Plan 42)

� There is a need for subsidised and ‘gap’ housing within the existing urban

boundaries and in this regard, sufficient land has been identified. However, the

provision of housing must be balanced with the need to develop infrastructure and

housing in other growth centres in the surrounding towns within the municipal

area.


LPL 2:


� Future community facilities must be located in close proximity to the multi-purpose

community centre currently under construction. The centre must form a

community/civic node which serves the entire community.

� The existing school facility could be extended, alternatively a new school facility

could be provided on erf 1519, or at the location of the current sewerage works,

should this facility be relocated, in accordance with the most recent Provincial

standards for the provision of community facilities.

LPL 3:

Public Access and Parking

� An important principle of development along the coast is ensuring public access to

the beach. Access points must be formalised to provide public parking facilities.

(c) Business District

LPL 4:

Development of the Business Node

•••• It is envisioned that business activities will primarily focus around the tourism sector

and providing facilities for overnight accommodation. Related arts and craft

activities will also play an important role for local businesses. All business activities

should be concentrated within the identified business node in the centre of the

village. It is recommended that the redevelopment of the business node, taking

cognisance of the historical character of the area, should be undertaken as a special

planning project.

•••• Care should be taken not to permit restaurants and other tourist related businesses

to locate unchecked along the beachfront. The existing two business sites together

with the tourism node/fish market are regarded as being adequate business

opportunities on the beach front.



FIGURE 96: BUSINESS NODE AND WALKING DISTANCE: PATERNOSTER

(d) Industrial

LPL 5:

Industrial Development

•••• Industrial development should not be encouraged within the village, other than the

existing fishing industrial activities described below.

LPL 6:

Provision for the fishing industry

•••• Careful provision should be made for the historical fishing industry by making

adequate provision for launching areas and a fish market. Additional fish processing

industries are not to be encouraged and should only be considered if they are

entirely non-polluting and architecturally congruent with the historical architecture

of the village. The existing crayfish packaging facility, although not completely

architecturally congruent, conforms to the abovementioned criteria.

(e) Conservation

LPL 7:

Built environment

•••• Measures should be put in place via the Zoning Scheme to ensure that the

architectural integrity of the village is maintained and protected. All building plans

must comply with the architectural guidelines and be scrutinised by the Council’s

relevant aesthetics committee.



LPL 8:













• Limit the growth of this town in order to protect the special built form and unique rural

fishing village character.

• Design a strategy to address the housing need for subsidised housing and ‘gap’ housing. • Promote the involvement of the private sector specifically in the ‘gap’ sector. • Urgently ensure the implementation of the new Zoning Scheme to afford official

protection to those sites with heritage and architectural integrity.

• Develop the existing and proposed community facilities into a strong civic node.

• Encourage the owners of the land within the identified business node to embark on a

special planning process to initiate the development of the business node.

• Strictly manage land uses within the area to ensure that the character of the area is

protected.

• Strictly enforce building parameters to ensure the architectural integrity of the area is

maintained.

• Ensure that when service infrastructure requires the building of structures (such as

reservoirs), all structures are architecturally treated to ensure they do not detract from

the architectural character of the area.



14.7 Jacobsbaai (Refer Plan 43 and Plan 44)

FIGURE 97: LOCALITY– JACOBSBAAI

Jacobsbaai is a more recently established, a dormitory coastal type holiday town located directly to the

north west of Saldanha (refer Figures 97 and 98). It is accessible via the Minor Road 238, which

connects it to the north-south Vredenburg / Saldanha axis. Its overall accessibility relative to other

towns within the municipal area is limited.

FIGURE 98: JACOBSBAAI: LOCALITY WITHIN MUNICIPAL AREA



Jacobsbaai’s primary role within the existing functional economic hierarchy of towns is that of an

upmarket dormitory town with a relatively low permanent population (refer Figures 98 and 99). The population consists mainly of retirees and people who work in either Vredenburg or Saldanha. In

addition to this role, Jacobsbaai has a seasonal tourism role due to its seasonal wild flowers and whale

watching opportunities which attract a significant number of tourists.

According to the Growth Potential of Towns study (PGWC, 2005) Jacobsbaai has a low growth potential due mainly to its coastal location and the dormitory residential rural character of the area.


Jacobsbaai is a minor coastal residential node within the context of the municipal area (refer Figure 98). In terms of the proposed future coastal road network, Jacobsbaai as a gateway town to this coastal route will form an important component of this planned tourist route.


Given the low growth potential of Jacobsbaai, as well as the biodiversity sensitivity of the area

directly surrounding the town, it has not been necessary to identify any significant extension

areas. The emphasis, from a planning perspective, has rather been on containing the existing

urban area within a sustainable urban edge, improving its tourism and public recreational role

and ensuring that the future alignment of the planned coastal road is secured.

It must be noted that Jacobsbaai is functionally linked to Vredenburg as a residential area of

Vredenburg. The growth of Jacobsbaai therefore forms part of the growth and redevelopment

strategy for Vredenburg, with the associated densification proposals.



The current function of the town as a residential settlement should be maintained. Limited

commercial activities may be located in the north and south of the settlement (refer Figure 100). In these areas commercial development should be limited to small scale restaurants or tourism related uses. It is anticipated that this will promote the tourism character of the town.

To improve the towns’ contribution to tourism, the provision of short term resort type tourism

accommodation should be provided. Public access to the beach should be promoted and

appropriate facilities (ie. parking, toilets, etc.). Local civic and commercial facilities must be

contained to an appropriate scale and form.

From a municipal spatial planning context, it is important to ensure the Jacobsbaai’s existing

ecological linkages through the urban areas are retained and that the urban edges serve to

sustainably define the northern and southern coastal extent of the town. This will ensure that

the further extension of the urban areas of Jacobsbaai does not lead to further undesirable

coastal linear / ribbon development.

FIGURE 100: LOCAL DEVELOPMENT CONCEPT - JACOBSBAAI


i. Promote: − appropriate infill development within the existing urban edge through the

development of vacant portions of land already demarcated for urban

development;

− tourism development based on the ecological and heritage value of the region;

− Jacobsbaai as a traditional west coast village focused on the tourism industry.

ii. Restrict: − industrial development or large scale commercial development from establishing in

Jacobsbaai;



− subdivisions and built development that changes the rural character of the village;

− urban development to within the demarcated urban edge.

iii. Maintain: − the unique village character of Jacobsbaai;

− the dominance of the natural environment and view sheds as a visual backdrop;

− the open space corridors currently present within the existing urban areas.

iv. Contain: − the urban footprint of Jacobsbaai within the demarcated urban edge;

− commercial development within the identified central commercial node of

Jacobsbaai.


The following spatial development strategies (SDS) are proposed for Jacobsbaai.

(i) Encouragement / Restriction of Land Use Development

SDS 1: Improve Development Control

� It is recommended that a low residential density be maintained throughout

Jacobsbaai. Subdivisions that are not consistent with the rural / village character of

Jacobsbaai should be restricted.

� Encourage infill development within the existing demarcated urban edge through

the consolidation and development of vacant properties. It is anticipated that this

strategy will aid in maintaining the existing character of Jacobsbaai and discourage

urban sprawl.

SDS 2: Encourage tourism related development

� Encourage the establishment of resort developments which uphold the rural

character of Jacobsbaai as a mechanism for stimulating the tourism industry.

� Encourage the location of tourism related businesses (art galleries, farm stalls, etc)

along the entrance road into Jacobsbaai.

SDS 3: Commercial Development

� Jacobsbaai is a relatively small town which does not necessitate the establishment

of local business nodes. However, a small scale commercial node should be

encouraged in the centre of Jacobsbaai along the entrance road into the town as

this is the most accessible and therefore logical location for such a node. Further to

this, it is envisaged that a centrally located commercial node would discourage

smaller commercial developments infiltrating other areas of Jacobsbaai.

� Small business/tourism related opportunities could also be established in the north

and south to promote tourism.




The following LPL Spatial Development Proposals are made for Jacobsbaai to address the land

use needs identified for the area:

(a) Housing

LPL 1:

Densification

� The current average residential density in Jacobsbaai is 7 units per hectare.

� Jacobsbaai has been identified as an upmarket dormitory town with a relatively low

permanent population In addition to this role, Jacobsbaai has a seasonal tourism role

due to its seasonal wild flowers and whale watching opportunities which attract a

significant number of tourists.

It is therefore not regarded as appropriate to increase the density of the existing

built up areas.

LPL 2: Existing Subsidised Housing Needs

� Jacobsbaai currently does not have a need for subsidised housing and thus land has

not been identified for this purpose.

LPL 3: Proposed Residential Development



� Extensive residential development areas are proposed for the eastern extension area

of Jacobsbaai. These areas should be utilised for low-density residential purposes,

with some small scale agricultural activities. This area serves as a spatial transition

area between the urban and the rural areas of the town.

� In order to ensure that Jacobsbaai maintains a compact urban form, certain infill

residential areas are proposed. These areas were identified with the purpose of

preventing urban sprawl and ribbon development along the coastline.

� It is within this context that the following urban extension areas are proposed (Refer

Plan 43)


LPL 4:


� No proposals are made for additional community facilities as the end-user threshold

is currently low and does not justify social overhead investment.

LPL 5:

Public Parking and public access to the beach

� To ensure that the beauty and unique character of Jacobsbaai is accessible to the

general public it is important to provide sufficient public parking and access to the

beach. Swartriet has been identified as an area where access must be maintained

and public parking provided as this is the only beach where swimming in the sea is

permissible.



(c) Commercial Uses

LPL 6:

Commercial Area

� Commercial uses should be restricted to the existing business area located along the

entrance road into Jacobsbaai. These developments should be of a scale and form

which upholds the rural character of Jacobsbaai.

LPL 7: Tourism Related Business

� A tourism related business node should be encouraged to develop further along the

entrance road into Jacobsbaai. This area is suitable for art galleries, farm stalls and

other tourism related commercial activities.

� Additional small tourism/business nodes can be accommodated in the north and south

of Jacobsbaai. These nodes are important to promote the town as a tourist

destination.

FIGURE 101: PROPOSED LOCAL BUSINESS NODES – JACOBSBAAI

(d) Industrial

LPL 8:

Restrict Industrial development

� No industrial activities should be permitted within or in close proximity to Jacobsbaai.



(e) Conservation

LPL 9:


� Sensitive areas of the biophysical environment should be managed with conservation

objectives in mind, and should be protected from urban development. In this

regard, the following areas are of particular importance: - The areas immediately adjacent to the urban edge in the southern parts of

Jacobsbaai. - The coastline and areas immediately adjacent thereto. - Any dune systems, particularly any frontal dunes, along the coastline. - Any CBAs within the urban edge (refer Plan 18).





LPL 10:

Heritage Areas

� The preservation of historical buildings and structures within Jacobsbaai should be

encouraged. The Old Farm House is identified as being one of the most important

historical buildings, which should be preserved as this contributes to the character of

the town. This structure can be utilised to contribute to the tourism industry of the

town. Proposals for utilising this structure for tourism related activities should be

encouraged.

LPL 11:

Tourist Facilities

� To promote the function of Jacobsbaai as a holiday and tourist destination, it is

proposed that additional resort developments be promoted.

� An area along the coastline near the Abalone Farm has been identified as a possible

location for a resort development due to its close proximity to the town centre and

the areas scenic beauty.

� An additional opportunity exists in the south of Jacobsbaai for a resort development.

This part of Jacobsbaai overlooks Mauritzsbaai which is an ideal position for

promoting tourism.


• Promote Jacobsbaai as a tourism, holiday and retirement town

• Concentrate business uses within the existing and proposed commercial areas.

• Conserve the sensitive biophysical environment as per the proposals made in LPL 9.

• Restrict any industrial activities from establishing within or in close proximity to

Jacobsbaai.



14.8 Industrial Corridor (refer Plan 45 )

FIGURE 102: PROPOSED INDUSTRIAL CORRIDOR

Situated approximately 120 km North West of Cape Town, with its natural deep water harbour and its

associated development potential, Saldanha has been identified as a Presidential Development Growth

Node. This view is strengthened by the principles contained in the National Spatial Development

Perspective and reinforced by the approved Provincial Spatial Development Framework.

Leveraging the deep water port, its proximity to Cape Town and large tracts of relatively cheap land,

Saldanha is in a prime position to attract industry to the region. Already Saldanha is home to a large

scale mining concern, steel manufacturing and beneficiation plants and an oil and gas services

fabrication yard financed through the national counter trade programme.

In realising its economic potential, services and infrastructure provision in Saldanha need to be

planned in advance, and then aligned and implemented in a manner that will facilitate the optimal

development of the area’s potential as a manufacturing and import / export destination.

Saldanha Port and the ‘Back of Port’ area are regarded as critical for the growth of the region and

seen as major economic growth point in the Western Cape Province. The Port itself falls under the

jurisdiction of the National Ports Authority, and as such is planned and managed by this authority.



Major provision has been made for the expansion of the port and in this regard, an extensive Port

Development Framework has been prepared.

As an economic spin off from the proposed upgrading and expansion at the Saldanha Bay Port, major

industrial development is anticipated within the Back of Port area. The industrial expansion is considered a catalyst for the growth of a major industrial corridor which is envisioned to link the

southern part of Saldanha Bay with the Port and the Port with the south-western section of

Vredenburg (refer Figure 102).

A major obstacle in realising the development potential of the Back of Port industrial corridor area is

the provision of sufficient service infrastructure. Service infrastructure is regarded as a key investment

which is of utmost importance as the availability and provision thereof can be the mechanism to

unlock the development potential of the Back of Port area.

It is therefore recommended that a separate, detailed, development framework plan, be prepared to

unpack the requirements for the development of the Back of Port Industrial Corridor taking cognisance of service provision, roads and current port planning.


The development edge of the industrial corridor for the purposes of this report, is broadly

defined. In demarcating this area, careful attention was given to the physical and

environmental attributes of the area. The existing north-south railway line provides the spine

along which the industrial corridor is proposed. The railway line, together with the road that

runs parallel to it, provides a structuring element that will form the growth spine of

development within this future corridor.

In defining the preliminary development area, the following factors were considered:

• The topographical feature south of Vredenburg and north east of Saldanha.

• The edge on the northern portion of the corridor extends beyond the Trunk Road 21/2. In

order to maximise the use of this road and accommodate the planned Aluminium Smelter, as

well as to indicate the logical northward extension of the corridor, it is proposed that the

industrial corridor is integrated with the town of Vredenburg.

• The eastern edge is defined by the alignment of the Trunk Road 77/1 (R27).


i. Promote:

− the development of the area between Vredenburg and Saldanha as an industrial

corridor;

− the optimal utilisation of the Port and Back of Port area; − the appropriate redevelopment and utilisation of the land asset between

Vredenburg and Saldanha;

ii. Restrict: − development within the ecological corridor.

iii. Maintain:

− the ecological corridor and associated ecological processes.



iv. Contain: − the industrial footprint within a well-defined development edge.



development pattern of Saldanha.

SDS 1:

Integrate Vredenburg and Saldanha

� In order to unlock the economic development potential of the main

towns of the Saldanha Bay Municipality (Vredenburg and Saldanha), the

towns must become integrated and the link between Saldanha and

Vredenburg must be continuous. This vision can be realised through

corridor development. Corridor development would not only create

opportunities for employment, but also create the preconditions for the

optimal performance of these urban areas. For example - distances

would be shortened, resulting in the optimal utilisation of the services

and transportation infrastructure between the towns.

N/A


The following Spatial Development Proposals are made for the town of Saldanha to address


(a) Industrial

LPL 1:

Encourage Industrial Development

� The largely vacant and underutilised land between Saldanha and Vredenburg has

well-developed road and rail infrastructure (pre-requisites for industrial

development). Moreover, the land is well-located relative to the sea and holds the

potential for rail transportation of goods. Due to a number of factors the Back of

Port area has the potential to attract existing firms who would want to relocate to

well-located and accessible locations. The Back of Port area therefore has the

potential to attract new and existing firms as the opportunity exists to optimise the

location of the area relative to the sea and rail transport opportunities. It is

therefore logical that industrial development be encouraged in this area.

� While the location of specific industries will be determined by market forces, it is

important that higher impact industrial activities be located further away from

residential areas.

� Harbour-related industrial activity should also be encouraged within the industrial

corridor.

� It is recommended that a detailed plan be prepared for the industrial corridor,

indicating the desired configuration of land uses within the corridor.

(b) Conservation

LPL 2:


• Sensitive areas of the biophysical environment should be managed with conservation objectives in mind, and should be protected from urban and/or industrial development. In this regard, the following areas are of particular



importance: - Any CBAs within the development edge (refer Plan 18).

(c) Civil Services and Infrastructure

LPL 3:

Sewerage

� No proposals: subject to further, more detailed studies.

LPL 4:

Solid and chemical waste disposal

� Solid waste will be transported to the Vredenburg landfill site, a site with medium

to long term capacity. If this site is used as a regional solid waste site, it is necessary

that the site be upgraded to comply with environmental requirements.

� Chemical waste from the industries should be disposed of according to

environmental requirements.

LPL 5:

Water Supply

� No proposals: subject to further, more detailed studies

LPL 6:

Stormwater Disposal

� No proposals: subject to further, more detailed studies

LPL 7:

Electricity Supply

� The current infrastructure will have to be upgraded to make provision for the

planned industrial growth.

LPL 8:

Road Network and Access

� The upgrading of roads is necessary to ensure that they have sufficient capacity to

accommodate additional traffic.

� Roads will have to be planned and constructed within the area to cater for future

growth.

LPL 9:

Public Transport

� Encourage the development of public transport facilities between Vredenburg and

Saldanha and the future industrial area.


• Unlock the economic development potential of the Saldanha Bay Municipal area through the

promotion, encouragement and development of an industrial corridor between Vredenburg

and Saldanha.

• Address the need for employment generation through the development of the industrial

corridor as per the proposals made in LPL 1.

• Prepare a detailed framework plan for the industrial corridor, indicating how infrastructure-

related requirements are to be addressed.

• Promote the conservation of the biophysical environment as proposed in LPL 2.

• Address civil services and infrastructure issues as proposed in LPL 3 to LPL8.

• Address traffic and transportation issues as proposed in LPL 9.



14.9 Lower Order Rural Nodes (refer Plan 46 )

A number of rural nodes or urban uses can be found in the rural hinterland of the Saldanha Bay

Municipality. These commonly consist of a number of smallholdings or a school, post office, railway

station and a shop in close proximity, serving the surrounding farms and farmworker communities. It

can also be a resort in a rural setting or a forestry station or mining village, such as Green Village,

located within the Saldanha Bay municipal area. This section will address the spatial management of

these areas.

Existing non-agricultural development outside of urban areas must be managed to the advantage of

the environment, rural character and agricultural development of the area. The range of land uses that

could be permitted within a demarcated rural settlement are farm schools, places of instruction, agri-

industries, tourist facilities and accommodation and bulk infrastructure.

Further to the above, it is important to note that the primary objective of identifying an area as a rural

settlement and demarcating a rural edge, is to improve the level of land use control and environmental

management for a specific area. This must be viewed as a management and control tool that will

ensure that the responsible Planning and Environmental Authorities’ efforts and resources are focussed

on specific areas within a clear policy framework. It will also ensure informed decision making and stop

ad hoc decisions by planning and environmental management authorities.

The implementation of this approach requires that before a specific area can be designated as a rural

settlement, by the Municipal Council, a thorough multi-disciplinary local level planning/environmental

analysis and assessment must be undertaken, which will prescribe area specific environmental,

landscape, heritage and land use management guidelines for the settlement. This Rural Development

Framework will then be used as the basis to guide the location, nature, scale and design of any

development within a defined area. It should be noted that an area can only be formally designated as

a rural settlement after the completion of a Rural Development Framework.

The following general guidelines should be applied to these rural settlements:

� Promote appropriately scaled tourism development based on the agricultural and heritage

value of the region.

� Encourage rural cottage industries.

� Residential development should only be allowed subject to extensive investigation on the scale

and form that retains the rural character of the settlement.

� Allow appropriately scaled tourism development based on the agricultural and heritage value

of the region.

� The development footprint should be contained within the defined rural edge of the

settlement.

� The provision of services, ie potable water, sewerage, solid waste disposal, etc. must be

sustainably addressed before any further development in these areas can be considered.



Within the context of the above, it is recommended that the following under-mentioned areas should

be considered for designation as rural settlements where local level detail planning is initiated to

ensure the sustainable use and management of the areas.

14.9.1 Trekoskraal

Trekoskraal is situated on the coast between Jacobs Bay and Paternoster in the north,

approximately 10km west of Vredenburg. Although it is not currently a bona fide rural

settlement, it is proposed to develop this area as a future tourism and nature orientated resort

development.

14.9.2 Green Village

Green Village is located on the site of the closed Chemfos phosphate mine. This mining area

now also functions as the West Coast Fossil Park, which is an important tourist attraction in the

area. A detailed development plan should be compiled for this node, to maximise it’s tourism

potential and direct its future growth.

14.9.3 Koperfontein

Koperfontein is a railway station to the east of Hopefield, located just south of the R45. There

are a number of grain silo’s located in this rural node as well as a seed processing installation.

This node therefore has an important service function to the agricultural sector of the

surrounding area and its role and function requires further investigation.

Saldanha Bay SDF_Doc.pdf - FEWLB Nexus

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