Founders Hill Ext 19 (Part 1-5) Township Establishment Memorandum PDF

FOUNDERS HILL
EXTENSION 19
MOTIVATING MEMORANDUM
IN SUPPORT OF THE
APPLICATION FOR THE
TOWNSHIP ESTABLISHMENT
ON THE REMAINDER OF
PORTION 36 OF THE FARM
MODDERFONTEIN NO. 35-I.R.
APPLICATION IN TERMS OF
SECTION 26 OF THE CITY OF
JOHANNESBURG MUNICIPAL
PLANNING BY-LAWS, 2016
Prepared for:
City of Johannesburg
Department of Development Planning
25 June 2020
Prepared by:
Cosmopolitan Consult Address:
Metropolitan Centre
George Allison 158 Civic Centre
Tel: 087 405 3906 Loveday Street
Email: georgea@cosmopro.co.za Braamfontein
TOWNSHIP ESTABLISHMENT FOR THE PROPOSED FOUNDERS HILL EXTENSION 19
FOUNDERS HILL
EXTENSION 19
TOWNSHIP ESTABLISHMENT IN TERMS OF SECTION 26 OF
THE CITY OF JOHANNESBURG MUNICIPAL PLANNING BY-
LAWS, 2016
COSMOPOLITAN CONSULT
GEORGE ALLISON georgea@cosmopro.co.za
1
EXECUTIVE SUMMARY
Homegold Development 1998 Proprietary Limited who are the owners of the land intend to
develop Remainder of Portion 36 of the Farm Modderfontein No. 35-IR. Cosmopolitan
Consult have been appointed for all project management and it is our responsibility to
bring this development to realisation.
In order to obtain the necessary rights for development, Cosmopolitan Consult will attend
to the Township Establishment for Residential development on the Remainder of Portion
36 of the Farm Modderfontein No. 35-IR. This requires that relevant environmental, civil
engineering, traffic engineering, electrical engineering, land surveying, geotechnical
investigations, heritage, and urban design investigation/studies be executed as part of the
Township Establishment process.
This application memorandum mainly focusses on the application for the establishment of
a township in terms of Section 26 of the City of Johannesburg Municipal Planning By-law,
2016 (AND City of Johannesburg Land Use Scheme, 2018). This report provides
information on the core aspects such as the motivation behind the development, the
particulars of the application such as the property description, size and influences
(servitudes etc.), the development rights and the motivation with special reference to the
need and desirability of the proposed development of the property.
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Table of Contents
EXECUTIVE SUMMARY .......................................................................................................2
1 INTRODUCTION.......................................................................................................... 7
1.1 BACKGROUND ..........................................................................................................7
1.2 PURPOSE OF MOTIVATION......................................................................................7
1.3 STRUCTURE OF REPORT ........................................................................................7
2 PROPERTY INFORMATION ....................................................................................... 8
2.1 PROPERTY DESCRIPTION .......................................................................................8
2.2 EXTENT OF PROPERTY ...........................................................................................8
2.3 AREA OF JURISDICTION ..........................................................................................8
2.4 REGISTERED OWNER ..............................................................................................8
2.5 TITLE DEED ...............................................................................................................8
2.6 BONDHOLDER ...........................................................................................................8
2.7 TITLE DEED CONDITIONS ........................................................................................9
2.8 TOWNSHIP NAME ................................................................................................... 12
3 LOCATION, ZONING AND LAND USE...................................................................... 13
3.1 LOCATION OF SUBJECT PROPERTY .................................................................... 13
3.2 EXISTING MUNICIPAL ZONING .............................................................................. 14
3.3 CURRENT LAND USE .............................................................................................. 14
3.4 SURROUNDING ZONING ........................................................................................ 14
3.5 SURROUNDING LAND USE .................................................................................... 15
3.6 AFFECTED PARTIES ............................................................................................... 16
3.6.1 The Respective Rights and Obligations of all those Affected.............................. 16
3.6.2 List of Adjoining Owners .................................................................................... 16
4 PHYSICAL DETAIL IN RESPECT OF THE PROPERTY ........................................... 17
4.1 TOPOGRAPHY ......................................................................................................... 17
4.2 FLOOD LINES .......................................................................................................... 17
4.3 PROVINCIAL ROADS PLANNING: EXISTING AND PROPOSED
TRANSPORTATION ROUTES AND SYSTEMS .................................................................. 18
4.4 THE STATE AND IMPACT OF SOCIAL INFRASTRUCTURE .................................. 20
4.5 DEVELOPMENT OPPORTUNITIES AND CONSTRAINTS ...................................... 20
4.5.1 Development Strengths and Opportunities ...................................................... 21
4.5.2 Development Constraints ................................................................................. 21
4.6 ENVIRONMENTAL STATUS .................................................................................... 22
4.6.1 Biodiversity Assessment .................................................................................. 22
4.6.2 Wetland Assessment ........................................................................................ 25
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4.7 GEOTECHNICAL INVESTIGATION.......................................................................... 31

4.7.1 Assessment ....................................................................................................... 31
4.7.2 Results ............................................................................................................... 31
4.7.3 Recommendations ............................................................................................. 33
5 APPLICATION DETAILS............................................................................................ 35
5.1 PROPOSED TOWNSHIP LAYOUT........................................................................... 35
5.2 PROPOSED DEVELOPMENT CONTROLS ............................................................. 37
5.3 GENERAL ASPECTS OF THE DEVELOPMENT ...................................................... 38
5.3.1 Restrictive Title Deed Conditions ....................................................................... 38
5.3.2 Servitudes .............................................................Error! Bookmark not defined.
5.4 INCLUSIONARY HOUSING ...................................................................................... 39
5.4.1 Options .............................................................................................................. 39
5.4.2 Development Controls as per Inclusionary Housing ........................................... 40
5.5 PERSPECTIVE OF THE DEVELOPER .................................................................... 40
6 ENGINEERING SERVICES ....................................................................................... 43
6.1 ELECTRICAL SERVICES REPORT ......................................................................... 43
6.1.1 Estimate Electrical Demand ............................................................................... 43
6.1.2 Current Infrastructure ......................................................................................... 43
6.1.3 Proposed Supply ................................................................................................ 44
6.2 CIVIL SERVICES REPORT ...................................................................................... 44
6.2.1 Bulk Services .................................................................................................... 45
6.2.2 Internal Services ............................................................................................... 48
6.3 TRAFFIC IMPACT STUDY ....................................................................................... 52
6.3.1 Locality............................................................................................................... 52
6.3.2 Existing and Planned Future Road Network ....................................................... 53
6.3.3 Non-Motorised and Public Transport .................................................................. 54
6.3.4 Access ............................................................................................................... 55
6.3.5 Trip Generation .................................................................................................. 57
6.3.6 Proposed Phasing of Road & Intersection Upgrades:......................................... 58
6.3.7 Proposed Non-Motorised and Public Transport Facilities ................................... 59
6.3.8 Recommendation ............................................................................................... 59
7 MOTIVATION ............................................................................................................. 60
7.1 POLICIES, PLANS AND FRAMEWORKS ................................................................. 60
7.1.1 National Development Plan, 2030 ................................................................... 60
7.1.2 Gauteng Planning and Development Act, 2003 .............................................. 61
7.1.3 Johannesburg Spatial Development Framework, 2040 ...................................... 62
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7.1.4 Regional Spatial Development Framework, Region E, 2010 .............................. 62

7.1.5 City of Johannesburg Municipal Planning By-Law, 2016 .................................... 65
7.2 NEEDS AND DESIRABILITY .................................................................................... 66
7.2.1 Need of the Township....................................................................................... 66
7.2.2 Section 7 of the Spatial Planning and Land Use Management Act, 2013
(SPLUMA) ....................................................................................................................... 67
7.2.3 Desirability of the Township ............................................................................. 71
8 Conclusion ................................................................................................................. 73
Annexures
ANNEXURE A: Title Deed ................................................................................................ 75
ANNEXURE B: Special Power of attorney & Company Resolution................................... 76
ANNEXURE C: Company CIPC ........................................................................................ 77
ANNEXURE D: Arial Locality Plan .................................................................................... 78
ANNEXURE E: S.G. Diagram ........................................................................................... 79
ANNEXURE F: Zoning Certificate / Plan ........................................................................... 80
ANNEXURE G: Land Use plan ......................................................................................... 81
Annexure H: Combined Layout Plan ................................................................................. 82
Annexure I: Proposed Layout Plan ................................................................................... 83
Annexure J: Conveyancer Certificate ................................................................................ 84
Annexure K: Land Surveyor Certificate ............................................................................. 85
Annexure L: Environmental Report ................................................................................... 86
Annexure M: Geotechnical Investigation Report (Phase 1) ............................................... 87
Annexure N: Civil Outline Scheme Report ........................................................................ 88
Annexure O: Electrical Outline Scheme Report ................................................................ 89
Annexure P: Traffic Impact Assessment Report ............................................................... 90
Annexure Q: Adjoining Landowners Layout and List ........................................................ 91
Annexure R: Planning Permission Meeting Letter ............................................................. 92
Annexure S: Undertaking to Advertise .............................................................................. 93
Annexure T: Township Name Reservation........................................................................ 94
Figures
Figure 3-1: Locality of Subject Property ................................................................................... 13
Figure 3-2: Locality within Region E ........................................................................................ 14
Figure 4-1: Contours ............................................................................................................... 17
Figure 4-2: Transportation Infrastructure ................................................................................. 18
Figure 4-3: Gautrain Route ...................................................................................................... 19
Figure 4-4: Habitat Units ......................................................................................................... 23
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Figure 4-5: Watercourse in 1938 ............................................................................................. 26

Figure 4-9: End Winter/ Start Summer 2010 ............................................................................ 27
Figure 4-10: End Winter/ Start Summer 2017 .......................................................................... 27
Figure 4-11: End Winter Season May 2019 ............................................................................. 28
Figure 4-12: Start Summer Season November 2019 ............................................................... 28
Figure 4-13: Proposed Wetland Delineation ............................................................................ 30
Figure 4-14: Soil Map .............................................................................................................. 34
Figure 5-1: Layout Plan ........................................................................................................... 36
Figure 6-1: Electrical Feeder Route ......................................................................................... 44
Figure 6-2: Water Reticulation ................................................................................................. 46
Figure 6-3: Sewer Reticulation ................................................................................................ 47
Figure 6-4: : Site Locality within Municipal Boundary ............................................................... 52
Figure 6-5: Proposed Site Access ........................................................................................... 55
Figure 6-6: Access 1 ............................................................................................................... 55
Figure 6-7: Access 2 ............................................................................................................... 56
Figure 6-8: Access 3 ............................................................................................................... 56
Tables
Table 3-1: Surrounding Zoning ................................................................................................ 15
Table 3-2: Surrounding Land Use............................................................................................ 15
Table 4-1: Social Infrastructure ............................................................................................... 20
Table 4-2: Geotechnical Sub-Areas......................................................................................... 32
Table 4-3: Geotechnical Category Designations...................................................................... 33
Table 4-4: Sub-Area Designations........................................................................................... 34
Table 5-1: Land Use Table ...................................................................................................... 35
Table 5-2: Residential 1 .......................................................................................................... 37
Table 5-3: Residential 3 .......................................................................................................... 37
Table 5-4: Other ...................................................................................................................... 37
Table 6-1: Attenuation Dam..................................................................................................... 50
Table 6-2: AM/PM Peak Trips ................................................................................................. 58
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1 INTRODUCTION
1.1 BACKGROUND
Homegold Development 1998 Proprietary Limited who are the owners of the land intend to develop
Remainder of Portion 36 of the Farm Modderfontein No. 35-IR. Cosmopolitan Consult have been
instructed to apply to the City of Johannesburg Metropolitan Municipality to submit an application for
township establishment for residential development on Remainder of Portion 36 of the Farm
Modderfontein No. 35 – IR to be known as Founders Hill Extension 19 Township. The subject
property, 50,3360 hectares in extent, is situated in the north east of the City of Johannesburg
Metropolitan Municipality municipal area, Region E, Sub Area 19, to the east of the N3 and south of
the R25 (Modderfontein Road), in the Modderfontein area of the Municipality.
1.2 PURPOSE OF MOTIVATION

Homegold Development 1998 Proprietary Limited who are the owners of the land would ultimately
like to obtain approval from the City of Johannesburg Metropolitan Municipality as the approving
authority for the establishment of a township on the property mainly for residential purposes.
1.3 STRUCTURE OF REPORT

Application is being made to the City of Johannesburg to submit an application for Township
Establishment in terms of Section 26 of the City of Johannesburg Municipal Planning By-law, 2016,
and the City of Johannesburg Inclusionary Housing Policy, 2019, that affects Remainder of Portion
36 of the Farm Modderfontein No. 35 - IR, to be known as Founders Hill Extension 19 Township.
The report comprises of the following:

• Section 1: Purpose of motivation
• Section 2: Particulars of the application
• Section 3: Locality, Zoning & Land Use
• Section 4: Physical Detail in Respect of the Property
• Section 5: Application Details
• Section 6: Engineering Services
• Section 7: Motivation
• Section 8: Conclusion
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2 PROPERTY INFORMATION
2.1 PROPERTY DESCRIPTION
The property is registered as Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR.
2.2 EXTENT OF PROPERTY

Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR measures 50,336ha in extent.
2.3 AREA OF JURISDICTION

Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR is located within the area of
jurisdiction of the City of Johannesburg Metropolitan Municipality. Located within Region E, Sub
Area 19.
2.4 REGISTERED OWNER

Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR is registered in the name of
“Homegold Development 1998 Proprietary Limited” (Registration Number: 2001/003540/07),
attached as annexure to this application.
2.5 TITLE DEED

Please refer to Title Deed T82408/2019 (Annexure A)
Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR is registered by virtue of Title Deed
T82408/2019, attached as annexure to this application.
2.6 BONDHOLDER
Please refer to Conveyancer’s Certificate (Annexure J)
The property is not subject to a mortgage bond and no bondholder’s consent to township
establishment is required.
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2.7 TITLE DEED CONDITIONS

Please refer to Title Deed T82408/2019 (Annexure A), Conveyancer Certificate (Annexure J), and Land
Surveyor Certificate (Annexure K).
The following servitudes and conditions were identified in the Deed of Transfer T82408/2019:
A. The former Portion 41 (a portion of Portion 40) of the Farm Klipfontein Number 12 indicated by
the figures aceb on diagram S.G. Number A10835/1993 annexed to Certificate of Consolidated
Title Number T141628/1998, is subjected to the following conditions:
(a) By Notarial Deed N1177/1960S dated 7 February 1959, the within mentioned property is
entitled to a servitude of right of way for constructing, operating and maintaining a railway
line over the property held under Deed of Transfer T7897/1950, as well more fully appear
from reference to the said Notarial Deed and diagrams annexed thereto.
(b) By Notarial Deed Number K1181/1960S dated 27 August 1959, the within mentioned
property is entitled to a servitude of railway line over the property held under Deed of
Transfer T 28762/1951 with diagram S.G. Number A2174/1953 annexed thereto, as will
more fully appear from reference to the said Notarial Deed.
Conveyancer’s Comment: Ad Conditions A (a) to (b). (page 2 & 3) - The property is entitled to a
railway servitude over adjacent/nearby properties. These conditions should not be carried forward to
the erven in the township and should be disposed of in the Conditions of Establishment.
Land Surveyor’s Comment: Conditions A (a) to (b) does not affect the township.
(c) By virtue of Notarial Deed Number K242/1963S dated 19 February 1960 the within
mentioned property is entitled to a right of way over –
1 Portion M of the Farm Zuurfontein Number 33, I.R., Kempton Park, measuring
159,9274 (One Hundred Fifty Nine Comma Nine Two Seven Four) Hectares;
2 Portion 1 of Portion C of the Farm Zuurfontein Number 33, I.R., Kempton Park,
measuring 12,0786 (Twelve Comma Nought Seven Eight Six) Hectares;
as will more fully appear from reference to the said Notarial Deed.
Conveyancer’s Comment: Ad Condition A (c) (page 3) – The property is entitled to a right of way
servitude over adjacent/nearby properties. The condition should not be carried forward to the erven
in the township and should be disposed of in the Conditions of Establishment.
Land Surveyor’s Comment: Conditions A (c) does not affect the township.
(d) By virtue of Notarial Deed Number K871/1974S dated December 1973, Notarial Deed of
Servitude Number K1177/1960S has been cancelled in tot in respect of portion 219 – 222
of the Farm Zuurfontein Number 33, I.R., held under Certificate of Registered Title
Numbers T38773/1972 – T38776/1972 and amended and added to in respect of Portion
9
223 of the Farm Zuurfontein Number 33, I.R., held under Certificate of Registered Title
Number T38777/1972 and the Remainder of Portion 218 of the same farm measuring
17,7968 hectares, held under Certificate of Consolidated Title Number T38772/1972 as
will more fully appear from the said Notarial Deed and diagrams annexed thereto.
Conveyancer’s Comment: Ad Condition A(d) (page 3) – This condition relates to the partial
cancellation of the railway servitude referred to in 2.1 above. This condition should not be carried
forward to the erven in the township and should be disposed of in the Conditions of Establishment.
Land Surveyor’s Comment: Conditions A (d) does not affect the township.
(e) By virtue of Notarial Deed of Servitude Number K1702/1976S dated 21 January 1976 the
property is entitled to a perpetual servitude of unrestricted rights of use for railway
purposes and purposes incidental thereto over –
1 Remaining Extent of Portion 218 of the Farm Zuurfontein 33, I.R., measuring 17,7968
hectares, held under Certificate of Consolidated Title Number T38772/1972 dated 19
December 1972; and
2 Erf 1151 Estherpark Extension 1 Township, held under Certificate of Consolidated
Title Number T23100/1976 dated 16 June 1976.
(f) By Notarial Deed K580/1981S dated 2 October 1980 the within mentioned property is
entitled to a perpetual servitude of unrestricted rights of use for railway purposes
incidental thereto over Portion 243 of the Farm Zuurfontein Number 33, I.R., measuring
47,6634 hectares, held under T37064/1975 indicated by the figures ABCDEFGHJK curve
LM and NP curve QURSTUVWXYZ on diagram S.G. Number 4111/1976, as will be more
fully appear from reference to the said Notarial Deed with diagram annexed.
AND Further subject to the following conditions.
Conveyancer’s Comment: Ad Conditions A (e) and (f) (page 4) -, The property is entitled to a
railway servitude over adjacent/nearby properties. These conditions should not be carried forward to
the erven in the township and should be disposed of in the Conditions of Establishment.
Land Surveyor’s Comment: Conditions A (e) and (f) does not affect the township.
B. That the cemetery situate on the land hereby transferred shall not be damaged, mutilated or
removed, and that the relatives of the late Johannes Daniel Jacobus Otto and his subsequently
deceased spouse Gertruida Johanna Otto (born Zijl) shall have the right at all times to visit the
said cemetery and to affect such repairs thereto as they may consider necessary.
Conveyancer’s Comment: Ad Condition B (page 4) -This condition relates to the protection of an

existing cemetery which does not appear to be located on the property. If the location of the
10
cemetery cannot be determined then this condition should be removed by statutory process. If the
cemetery is located on the property, then it should be accommodated in the township layout.
Land Surveyor’s Comment: There is no mention of where the graves are in the deed.
The cemetery condition does appear in the first title deed of Portion 36 – T11692/1918. However, it
does not appear in the first transfer deed of the farm Modderfontein – T2125/1875. This means that
the condition originated between 1875 and 1918 against the Remainder of the farm Modderfontein.
Secondly, during site investigations Condition B could not be identified within the Township
perimeters of Remainder of Portion 36 of the Farm Modderfontein No. 35 – IR.
Therefore, parallel to this Township Establishment Application, a Removal of Restrictive Condition

Application in terms of Section 41 of the City of Johannesburg Municipal Planning By-laws, 2016 is
being submitted to the City of Johannesburg for the removal of Condition B.
C. That no shop or store may be erected or opened upon any portion of the land hereby
transferred.
Conveyancer’s Comment: Ad Condition C (page 5) – This condition relates to a restriction against

a shop or store on the property. As the proposed township does not contain any business stands the
condition can be carried forward to the erven in the township. Alternatively, it can be cancelled by
statutory process.
Parallel to this Township Establishment Application, a Removal of Restrictive Condition Application

in terms of Section 41 of the City of Johannesburg Municipal Planning By-laws, 2016 is being
submitted to the City of Johannesburg for the removal of Condition C.
D. Subject to the following conditions imposed by the Seller in favour of AECI LIMITED,
Registration Number 1924/002590/06, namely
1 No boreholes shall be sunk on the property without the prior written consent of AECI
LIMITED, Registration Number 1924/002590/06.
Conveyancer’s Comment: Ad Condition D (page 5) – This condition relates to a restriction against

boreholes in favour of AECI Limited. The condition can be carried forward to the erven in the
township, alternatively the condition can be cancelled by notarial deed with the consent of the right
holder.
AND FURTHER SUBJECT to such conditions as are mentioned or referred to in the aforesaid Deed.
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2.8 TOWNSHIP NAME

Please refer to Annexure T
The township name allocated to the application site (Parts of Remainder of Portion 36 of the farm
Modderfontein No. 35 - IR) by the City of Johannesburg Department of Development Planning –
Corporate Geo-Informatics is:
FOUNDERS HILL Extension 19.
Township file reference number: To be confirmed at a later stage.
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3 LOCATION, ZONING AND LAND USE

3.1 LOCATION OF SUBJECT PROPERTY
As mentioned in the paragraphs above, Remainder of Portion 36 of the Farm Modderfontein No. 35
- IR is situated in Region E, Sub Area 19. The property is located to the east of the N3 and south of
the R25 (Modderfontein Road) within the Modderfontein area of the City of Johannesburg
Metropolitan Municipality. The City of Ekurhuleni Metropolitan Municipality borders the property on
both the eastern and western boundary.
The property is located in the GMS Consolidated Area and falls within the brown field land which
refers to developed or undeveloped land within the existing built-up fabric of the city. As per RSDF
for Region E, the area is earmarked for high quality, sustainable human settlements to cater for the
middle income and Inclusionary housing market.
Figure 3-1: Locality of Subject Property
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THE SITE
Figure 3-2: Locality within Region E
3.2 EXISTING MUNICIPAL ZONING

Please refer to Zoning Certificate/Map (Annexure F)
The property is currently zoned “Agricultural”.
3.3 CURRENT LAND USE

The property is currently vacant.
3.4 SURROUNDING ZONING

The zoning of properties surrounding the Remainder of Portion 36 of the Farm Modderfontein No. 35
- IR is listed in the table below (As per Annexure F):
PROPERTY DESCRIPTION ZONING TOTAL

PROPERTIES
Erf 445-451, 455-477, 560-588 and 592, Illiondale Residential 1 62
Erf 634 P.O.S 1
14
Erf 660 Residential 3 1

Erf 322-327, 330-331, 346-349, 377 and 396, Sebenza Special 14
Extension 6
Portion 33 of the Farm Modderfontein No. 35 – IR Agricultural 1
Remainder of Portion 83 and 101 of the Farm Public 2
Zuurfontein No. 33 - IR Services
Remainder of Portion 221 and 262 of the Farm Agricultural 2
Zuurfontein No. 33 - IR
Remainder of Portion 61 of the Farm Modderfontein Agricultural 1
No. 35 – IR
Portion 4-7, 10-12 (now 128), 15-18, 122, 124 and 126 Industrial 1 12
of Erf 28, Founders Hill
Table 3-1: Surrounding Zoning
From the table it is evident that zoning of erven in the vicinity of the application property is diverse.
3.5 SURROUNDING LAND USE

The land use of properties surrounding the application property is listed in the table below and layout
in Annexure G:
PROPERTY DESCRIPTION LAND USE

Erf 445-451, 455-477, 560-588 and 592, Illiondale Dwelling houses
Erf 634 Stormwater
Channel
Erf 660 Sectional Title
Erf 322-327, 330-331, 346-349, 377 and 396, Sebenza Extension 6 Warehouses
Portion 33 of the Farm Modderfontein No. 35 – IR Vacant
Remainder of Portion 83 and 101 of the Farm Zuurfontein No. 33 - IR Vacant
Remainder of Portion 221 and 262 of the Farm Zuurfontein No. 33 - IR Vacant
Remainder of Portion 61 of the Farm Modderfontein No. 35 – IR Vacant
Portion 4-7, 10-12 (now 128), 15-18, 122, 124 and 126 of Erf 28, Warehouses
Founders Hill
Table 3-2: Surrounding Land Use
A wide range of land uses are provided in close proximity to the application property. The land uses
surrounding the application property has a large mix residential and business influence. It is clear
that there are various developments within the direct 2-5km that are very similar to the envisaged
use for the application property. Thus, the application for township establishment will not alter the
character of the area and the character of the immediate surrounding area.
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3.6 AFFECTED PARTIES

3.6.1 The Respective Rights and Obligations of all those
Affected
The application for Township Establishment in terms of Section 26 of the City of Johannesburg
Municipal Planning By-laws, 2016 that affects Remainder of Portion 36 of the Farm
Modderfontein No. 35 - IR, will require that affected parties be consulted.
This will be done as follows:

• By publishing once a notice in such form and such manner, in English, in the
Provincial Gazette as prescribed.
• By posting a notice in such form as may be prescribed in a conspicuous place to the
satisfaction of the Municipality, on his land as prescribed.
• By delivering a notice of the application to all the adjoining property owners with
registered post.
• The applicant shall submit proof to the satisfaction of the Municipality that he has
complied with the relevant provisions.
• An applicant may, in the place and stead of the Municipality and with its written
consent, forward a notice of the application to any person or body and submit proof to
the satisfaction of the Municipality that he has done so.
• Every person to whom or body to which a notice of the application has been delivered,
within a period of 28 days from the date on which the notice was delivered being the
same first date on which the notice appeared in the newspapers and on the application
property, may comment or object in writing thereon.
• All notices and copies of the application shall indicate in the notices that, persons
intending to lodge an objection or make representation, shall provide contact details for
purposes of the notification of a hearing of these objections and comments.
• Objections and comments in the form of a petition and or standard letters by
communities shall only be dealt with by the Municipality, for purposes of notification of,
as one contact person and only one person who is part of the petition or standard letter
shall be notified.
3.6.2 List of Adjoining Owners

Taken in consideration Section 3.6.1 above, please see Annexure Q for the layout and list of
adjoining owners located adjacent to the subject application property for which a notice of the
application will be send to per registered post.
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4 PHYSICAL DETAIL IN RESPECT OF THE

PROPERTY
4.1 TOPOGRAPHY
The topography of the general area is undulating with the site itself lying on terrain with a westerly
aspect and slope.
Figure 4-1: Contours
4.2 FLOOD LINES

The 1:100 year flood lines are shown on the Township Layout Plan in Section 5.1. Provision is made
to accommodate the floodlines within the township. More detail of the floodlines will be dealt with in
a separate report.
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4.3 PROVINCIAL ROADS PLANNING: EXISTING AND

PROPOSED TRANSPORTATION ROUTES AND SYSTEMS
There is a developed road network in Region E (with Modderfontein Road as one of the key mobility
roads and spines) with extensive freeway access to the N3, M1, N1 and R21.
Figure 4-2: Transportation Infrastructure
Looking at the image above mobility roads runs in close proximity to the application property. The
N3, an urban freeway indicated in brown, west of the subject property, can be accessed via
Modderfontein Road, north of the subject property.
Modderfontein Road is also listed in the RSDF, 2010, as part of the Strategic Public Transport
Network (SPTN) for the Region E. In November 2006 the City approved the upgrading of the SPTN
to a Bus Rapid Transit (BRT) system which is defined as a “ high quality bus-based transit system
that delivers fast, comfortable and cost-effective urban mobility through the provision of segregated
right-of-way infrastructure, rapid and frequent operations, and excellence in marketing and
consumer service” (Wright and Hook, 2006 in Rea Vaya Scoping Study).
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The long-term vision of the BRT is to have a transport system that places more than 80% of the
population of the City within 500m of the BRT route or its feeder system. This will achieve a goal the
City has of improving the quality of life of citizens of the City by providing them with a high quality
and affordable public transport system.
As per RSDF, 2010, the Gautrain Rapid Rail link through the Sub Area and the Marlboro Station act
as a catalyst for the development of the area.
Figure 4-3: Gautrain Route
Based on both the above RSDF and TIA, the impact of the proposed township will may necessitate
some upgrades on surrounding roads and intersections.
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4.4 THE STATE AND IMPACT OF SOCIAL INFRASTRUCTURE

Social infrastructure includes the following:
SECTOR FACILITY ACCESS FOR THIS APPLICATION
Health Medical facilities Edenvale Hospital (5.7 km to the west)

Medicross Medical Centre (4.5 km to the south)
Education Schools (primary Modderfontein Montessori School (4.3 km to the north)
and secondary)
Founders Hill College (5.1 km to the north)
Edenglen High School (3.1 km to the south)
Nobel Primary School (3.1 km to the west)
Tertiary facilities Boston City Campus Kempton Park (8.9 km to the east)
Oakfields College (6.0 km to the west)
Utilities Community & Modderfontein Golf Club (2.1 km to the north)
sports facilities
Kempton Gate Mall (4.8 km to the east
Greenstone Shopping Centre (3.5 km to the west)
Transport Marlboro Gautrain station (10 km to the north)
OR Tambo Airport & Gautrain Station (7.3 km to the
east)
Eden Glen Bus stop (1.6 km to the south)
Total Sanel Filling Station (0.5 km to the west)
Table 4-1: Social Infrastructure
From the table it is evident that the application property is well served with Social Infrastructure.
4.5 DEVELOPMENT OPPORTUNITIES AND CONSTRAINTS

The area where the application property is located is under pressure for development. However, this
development pressure is not only from private developers, but also from the Municipality in terms of
its policy for the sub area 19.
The proposed township will provide for infill development in an area where a need has been
identified for mixed density residential housing, as well as curbing urban sprawl. The proposed
development will play both a connecting role between existing and future developments.
The proposed township represents a development that complies with the need to not only cater for
the higher and middle income market but also the need for low-income housing (inclusionary)
opportunities to assist the poor to move within the areas that not only provides formal residential
20
opportunities but also job opportunities. The township engages directly with meeting the challenge of
poverty and ensuring that vulnerability, inequality, and social exclusion are addressed.
Furthermore, by incorporating inclusionary housing into the proposed township will directly address
the existing apartheid urban form while providing a range of different housing types for different
economic needs within the same township.
4.5.1 Development Strengths and Opportunities

The following strengths and opportunities were identified:
• The site fits in well as a complimentary development to surrounding existing

neighbourhood.
• The site is gradually sloped which makes both the development for housing and its
services favourable.
• The SDF and RSDF indicated the site within a Consolidated Area which focus is to
create liveable lower to medium density suburban areas that are well-connected to
higher intensity areas through transit infrastructure and 2) address challenges in
areas of deprivation. The city will therefore allow new developments that promote the
goals and meet the requirements of the SDF, but do not require extensive bulk
infrastructure upgrades.
• The bulk services required for the development is in close proximity to existing bulk
infrastructure and therefor only required minor to non-upgrades.
4.5.2 Development Constraints

The following development constraints were identified:
• The site is affected by a stormwater channel and wetland but will be protected.
• A right of way servitude south-east of the property. This servitude has however not
been registered and can be cancelled.
• A second right of way servitude on the south of the site. This servitude has however
not been registered but will be preserved for access for the Industrial stands.
• Both future PWV3 and K115 roads affects the townships and therefore the applicable
building lines will be implemented.
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4.6 ENVIRONMENTAL STATUS

Please refer to the Environmental Report (Annexure L)
Nali Sustainable Solutions was appointed to conduct the Environmental Impact Assessment and
Authorisation process for the proposed development on Remainder of Portion 36 of the Farm
Modderfontein No. 35 – IR.
As per the provisions of Section 24 of the National Environmental Management Act, 1998 (Act
No.107 of 1998) (NEMA), the proposed development triggers activities listed in Notices 1,2 and 3.
Given the size of the property and the likelihood that more than 20ha of indigenous vegetation will
be cleared for the development as well as that development will take place within 32m of a wetland,
an Environmental Impact Assessment (EIA) process will be required in terms of the Environmental
Impact Assessment Regulations of 2014. This will entail the submission of a scoping Report and an
Environmental Impact Assessment Report S/EIR to the competent authority to obtain Environmental
Authorisation (EA). As the required application has not been submitted, no reference number has
been issued by the competent authority. The EIA process will run concurrently with the township
establishment.
As per requirements please see the desktop assessments and specialist studies of the site below.
4.6.1 Biodiversity Assessment

Please refer to the Biodiversity Assessment Report (Annexure L)
Scientific Terrestrial Services was appointed to conduct a biodiversity assessment as part of

the Environmental Impact Assessment and Authorisation process for the proposed
development on Remainder of Portion 36 of the Farm Modderfontein No. 35 – IR.
As indicated on Figure 4-4, during the field assessment, three habitat units were identified
within the study area, namely:
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Figure 4-4: Habitat Units
4.6.1.1 Degraded Habitat
The study area is situated in a relatively urbanised landscape where the broader landscape
primarily comprises urban built-up areas in all directions, with natural veld only present to the
northeast of the study area. The proposed development can therefore largely be considered
infill development. Within the study area itself, no areas have been developed, however,
several sections within the Degraded Habitat show evidence of historic disturbance that has
resulted in the floral communities being dominated by alien and invasive plants (AIPs) as well
as homogenous stretches of grass species such as Cymbopogon pospischilii, Hyparrhenia
hirta and Hyparrhenia tamba. This unit does not provide unique or specialist habitat for fauna
and the homogenous nature of the floral composition and AIP proliferation has reduced forage
availability. Thus, it is only anticipated to host mostly commonly occurring species. This habitat
unit is therefore of moderately low ecological importance and sensitivity.
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4.6.1.2 Wetland Habitat
The Wetland Habitat is considered of intermediate ecological sensitivity and importance as

several sections have been degraded by the presence of AIP species. This habitat unit
remains important for supporting floral and faunal species associated with wetland conditions.
Development activities within this habitat unit will impact unfavourably on floral and faunal
diversity and habitat within the study area but is unlikely to have a significant impact on the
floral or faunal communities on a local to regional scale, due to the linear nature of
watercourses. Additionally, it must be noted that the Wetland habitat is connected to
downstream watercourses, and therefore does serve as a migratory corridor for faunal
species, albeit to a limited degree.
4.6.1.3 Grassland Habitat
The Grassland Habitat was least affected by the disturbances present within the surrounding
habitat units and the habitat was considered largely intact. The floral species are
representative of the reference vegetation type, i.e. the Carletonville Dolomite Grassland
(Mucina and Rutherford, 2006), and contributes most to the floral diversity within the study
area. Habitat integrity is decreased in some sections due to Hyparrhenia hirta and Hyparrhenia
tamba dominance, with minimal alien vegetation encroachment. From a faunal perspective this
unit showed the greatest diversity of fauna and offered niche habitat for specialist species with
valuable forage. Development activities within this habitat unit will negatively impact on floral
and faunal communities within the study area and will result in the loss of primary grassland
and indigenous vegetation within the broader region.
4.6.1.4 Recommendations
The impacts on the floral habitat, diversity and SCC are considered to range from low
(Degraded Habitat) to medium-high (Grassland Habitat) significance impacts prior to the
implementation of mitigation measures. With mitigation fully implemented most impacts can be
reduced to very low (Degraded Habitat) and low to medium-low (Wetland Habitat) significance
impacts. The impacts on the Grassland Habitat will remain medium-high to low despite fully
implementing mitigation measures. Impacts to the faunal habitat and diversity will range from
medium-high (Grassland Habitat) to low (Degraded Habitat). With mitigation the impacts can
be reduced in severity for both the Grassland and Wetland habitat, however, they will remain a
medium-high significance during construction. For the remaining phases the impact
significance can be lowered in most circumstances since the impact would have already
occurred by this time rendering the remaining landscape of limited sensitivity.
Given the broader urban setting, should development not take place, the site has little potential
for faunal conservation and it is expected without broader landscape processes of fire and
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larger grazers, responsible for the development and maintenance of grasslands, the study
area will become more degraded with time unless it is actively managed.
4.6.2 Wetland Assessment

Please refer to the Wetland Assessment Report (Annexure L)
Terra Soil Science was appointed to conduct a high-level hydropedology based wetland driver
and site assessment as part of the Environmental Impact Assessment and Authorisation
process for the proposed development on Remainder of Portion 36 of the Farm Modderfontein
No. 35 – IR. The focus of the investigation is to identify hydrological drivers of the wetlands /
watercourses on the site and to specifically address the functioning of the wetland /
watercourses within the context of historical and current site impacts.
When working in environments where the landscape and land use changes are significant
(such as urban and mining environments) it is important to answer the following critical
questions regarding the assessment and management planning for wetlands:
• What is the reference condition?

• What is the difference between the reference condition and the current condition and
how big is this difference from a hydrological driver perspective?
• What are the hydrological drivers (as a function of geology, topography, rainfall and
soils) and what are the relative contributions of these drivers to the functioning of the
wetland system?
• What is the intended or planned land use in the wetland as well as terrestrial area and
how will these developments impact on the hydrology of the landscape and wetlands?
• How can the intended land use be plied to secure the best possible hydrological
functioning of the landscape in terms of storm water attenuation, erosion mitigation and
water quality?
During the Wetland Assessment, the following methods for site investigation were used:
• Wetland Context Determination
• Aerial Photograph Interpretation
• Soil Form and Soil Wetness Indicators (and Vegetation)
• Artificial Modifiers
4.6.2.1 Wetland Context Determination
The site falls into the Ab11 land type (Land Type Survey Staff, 1972 - 2006). The Ab11 land
type is characterised by large inclusions of mafic and ultramafic rocks (Anhaeusser, 2006) in
the granitoid geology of the Halfway House Intrusion (Johannesburg Dome, Robb et al., 2006).
25
These areas of mafic and ultramafic geology differ in the types of soils and their associated
redoxmorphology from the typical granite geology.
As per Figure 4-1, the topography of the general area is undulating with the site itself lying on
terrain with a westerly aspect and slope.
4.6.2.2 Aerial Photograph Interpretation
The aerial photograph interpretation was conducted through the use of a large number of
historical aerial photographs (dating from 1938) and Google Earth images. The motivation for
the use of various images from different seasons and years was to be able to identify the
extent of the wetland areas associated with the watercourses.
As per Figure 4-5 and Figure 4-6, since 1938, a watercourse is evident on both the central part
of the site, surrounded by tillage signatures and agricultural activity, and the southern edge of
the site.
Figure 4-5: Watercourse in 1938 Figure 4-6: Watercourse in 1968
Figure 4-7 illustrate since 1976 a steady progression in urban development around the site
and by 2004 (illustrated in Figure 4-8) there is significant development of even within the
catchment areas of the two watercourses. It is evident from the images that there has been an
expansion of the wetland signature in the central watercourse due to stormwater runoff and
other possible sources of water.
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Figure 4-7: Watercourse in 1976 Figure 4-8: Watercourse in 2004
Figure 4-9 and Figure 4-10 below indicates the site and wetland signature at the end of the
winter / start of summer. In these images the clear vegetation response to water is evident
even after water flows in the broader landscape have ceased before the onset of new flows
following on the new rainfall season.
The anthropogenic source of water as driver for the wetland is clearly evident. What is also
evident from the figures is the fact that the wetland signature has been growing in extent from
the first images presented in Figure 4-9 and Figure 4-10. Additional signatures south of the
main feature appear to be due to leaking sewage infrastructure that may have stormwater
flowing in it as well with subsequent spillage of high water volumes.
Figure 4-9: End Winter/ Start Summer 2010 Figure 4-10: End Winter/ Start Summer 2017
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Finally, Figure 4-11 and Figure 4-12 indicates the signature of the distinct wetland area in the
centre contrasted between the end of winter and the start of summer (rainy season) with an
increased wetland signature due to the stormwater contribution.
Figure 4-11: End Winter Season May 2019 Figure 4-12: Start Summer Season November 2019
Concluding this section, base on the Topographic wetness index (TWI) and the contour data
for the site confirms the presence of the watercourses. However, the development on the
south-eastern boundary of the site is indicated on the TWI as a distinct source of surface flow
of water through the development. This surface water flow was not indicated in any other
image or map for the area historically. The anthropogenic nature of this water flow is therefore
confirmed and it is quite possible that these flows will lead to more intensive expression of
wetland signatures in the future that are not natural.
4.6.2.3 Soil Form and Soil Wetness Indicators (and Vegetation)
The site investigations were conducted on two dates namely the 31st of August 2018 and the
20th of March 2020. These site visits confirmed the landscape features identified and
observation made in the previous sections of this report.
The entire site is characterised by shallow and well-drained structured soils derived from the
serpentine (greenstone / mafic and ultramafic) geology. These soils are classified as being of
the Glenrosa (orthic A horizon – that may be structured / lithocutanic B horizon) and dark red
coloured Hutton (orthic A horizon / red apedal B horizon / unspecified material – usually
weathering or hard rock) forms. Soil in natural depressions exhibit the formation of 2:1 swelling
(heaving) clays and distinct structure. These soils are classified as Arcadia (vertic A horizon /
unspecified material – usually weathering or hard rock) and Rensburg (vertic A horizon / G
horizon) forms with the latter indicating seasonal wetland conditions.
The implication of the above discussion is that the site does not exhibit shallow lateral
seepage zones (interflow zones) associated with seepage wetlands. Rather, the site is
dominated by recharge soils (well-drained) that feed deeper fractured zones where water will
accumulate and flow. The presence of structured and swelling soils in depressions leads to the
perching of water on the surface in those areas during rainfall and surface runoff events but
28
without significant subsurface lateral additions. It therefore follows that any further addition of
surface water through stormwater runoff from urban infrastructure will lead to larger expression
of surface wetland conditions. This discussion confirms the observations on the site and from
section 4.5.2.1 above.
4.6.2.4 Artificial Modifiers
The artificial modifiers on the site were addressed in the previous sections and relate mainly to
the following:
• Stormwater runoff from surrounding urban developments in the form of urban

dwellings;
• Industrial developments;
• Sewage pollution and ingress on sections of the site; and
• Establishment of roads.
All of the above developments are characterised by alteration of surface water flow and
infiltration dynamics and lead to an amplified expression of wetland conditions in areas
characterised by high clay content structure and swelling soils.
4.6.2.5 Recommendations for Management and Mitigation of

Stormwater
It is imperative that any open soil areas be protected against increased erosion pressures
through the implementation of the following:
• Adequate stormwater mitigation throughout the construction site (from start to
completion) to prevent large pulses in storm water.
• Sediment containment structures throughout the site to prevent sediment runoff and
accumulation in the wetland area.
• The presence of the responsive soils within the identified wetland area on the site
could pose a local challenge to development of structures. It is therefore proposed that
the current wetland feature be incorporated as a storm water management structure
through landscaping and soft engineering approaches in any proposed development.
In this regard the soils that are present are ideal for the establishment of various
wetland plant species and as such an improvement can be obtained through dedicated
management of the wetland feature.
• A 30 m buffer is not advised for a feature that is largely of man-made origin (altered
position and wetness through additional stormwater ingress) and that will alter
significantly due to development and alteration of stormwater dynamics due to the
development. Rather, it is strongly advised that the stormwater measures for the site
be planned around the depression that exists in the landscape. The stormwater plan
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will have to include inflow and outflow parameters as the structure will have a positive
water balance once additional stormwater is release into it.
The above aspects are considered to be the critical components of the storm water
management plan for the site and should be included in the development plans as per
engineering design.
4.6.2.6 Proposed Wetland Delineation
The proposed wetland delineation, with 30 m (yellow line) and 15 m (green line) buffers, is
provided in Figure 4-13. Taken in consideration the wetland assessment and
recommendations for the management and mitigation of stormwater within the proposed
development, a 15 m buffer (indicated in green) is advised for these features. Please also see
Figure 5-1 for the township layout in relation to the proposed 15 m buffer around the wetland.
Figure 4-13: Proposed Wetland Delineation
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4.7 GEOTECHNICAL INVESTIGATION

Please refer to GFSH-2 Phase 1 Geotechnical Investigation Report IR1578 & Addendum Report IR1578Add
(Annexure M)
Intraconsult was appointed to conduct a GFSH-2 Phase 1 Geotechnical Investigation Report for the
proposed development on Remainder of Portion 36 of the Farm Modderfontein No. 35 – IR.
4.7.1 Assessment
The GFSH-2 Phase 1 Geotechnical Investigation Report includes the assimilation and
evaluation of available geotechnical, geomorphological, and geological data and additional
field investigations. The investigations comprise of filed scouting and the profiling of trail holes
in order to gather further information for an evaluation of the near surface geotechnical
conditions across the site.
Based on this detailed field work, soil profiles and analyses of laboratory soil test results, the
site area has been further subdivided into (preliminary) soil Site Class Sub-Areas in terms of
the Code of Practice composite Site Classes (R, H, C & S). A Soil Map is provided with
interpretation of the near surface conditions. Unfavorable sub-areas or urban development lie
either side of a small stream running from east to west and leading into a marshy area in the
northern sector of the site. These sub-areas are recorded on the Soil Map.
4.7.2 Results
4.7.2.1 Geology
Trial holes profiled show mafic metamorphosed volcanic rocks commonly termed
‘greenstones’ at shallow depths mantled by colluvium containing gravels in sectors of the site.
The shallow trial hole investigations record evidence of pockets of sub-outcropping rock in the
near surface profiles.
4.7.2.2 Soil Profile
Variable thicknesses, but generally thin, of transported soils blanket this extension comprising
hillwash consisting of medium dense clayey sands. These transported soils directly overlie
greenish grey highly weathered very soft rock.
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4.7.2.3 Water Table
Groundwater seepage was noted in a few of the opened trail holes. It is noted that the level of
these (perched) groundwaters could rise during and after the rainy season. Please see
Section 5 for township layout with Certified Floodlines.
4.7.2.4 Engineering and Materials Characteristics
Collapsible potential of soil within 1.0m from natural ground level:

The visual and tactile soil profiling procedures adopted in the open test holes indicate no
potential ‘collapse’ soil conditions.
Activity (swell/shrink) of soil within 3.0m from natural ground level:

Weighted liquid limit laboratory test results from samples of the soil units uncovered in the trail
holes across this site indicate very low potentially problematic swell/shrink soil behaviour.
Potentially compressible soils within 1.0m from natural ground level:

Medium and long-term compressibility is unlikely to affect (light) residential structures on this
site. However, detailed geotechnical foundation investigations will be done for any proposed
multi storey structures.
4.7.2.5 Site Classification
The Soil Map in figure 4-4 below comprises of the following classification for the proposed
development:
Geotechnical Character:
Based on the geological, geohydrological, hydrological, geomorphological and soils
information gathered during the geotechnical investigations, the site is divided into three
primary Geotechnical Sub-Areas. These sub-areas broadly reflect the development potential
of the site.
Table 4-2: Geotechnical Sub-Areas
32
Geotechnical Category Designations:

Site Classification i.t.o. NHBRC Guidelines for single storey masonry structures are defined as
follow:
Table 4-3: Geotechnical Category Designations
The ‘H’, ‘C’ and ‘S’ designations imply a quantitative approach is required when analysing
each open trail hole profile before allocating to a site Class Sub-Area. The potential soil
behaviour in the trail holes have been evaluated and characterized when abstractly subjected
to loading and moisture conditions beneath a structure where bearing pressures do not
exceed 50 kPa and rest on 0.5m wide strip footings. For Stress lelated behaviour (‘C’ and ‘S’)
only the top 1 meter of the profiled material has been considered, while for the moisture-
related behaviour (‘H’) only the top 3 meters.
4.7.3 Recommendations
As for the recommendation of the development potential on site, the following Sub-Area
Designations have been identified for the site:
33
Table 4-4: Sub-Area Designations
GFSH-2 Phase 1 Geotechnical Investigation Report IR1578 have initially indicated the
2(R3)(w)[H/C/S] area as 3W but after further investigations as per Addendum Report IR1578Add
in Annexure M it changed to 2(R3)(w)[H/C/S] (in effect a sub-area of Zone 2(R3)[H/C/S]) with
additional management recommendations, which makes it favorable for development.
Based on the results in GFSH-2 Phase 1 Geotechnical Investigation Report IR1578 &
Addendum Report IR1578Add (Annexure M) for the near surface conditions recorded, a Soil
Map has been compiled reflecting this total conceptual Site Class Sub-Area characterization.
This proposed Township have been designed to accommodate all the necessary Sub-Area
Designations.
Figure 4-14: Soil Map
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5 APPLICATION DETAILS
Please Refer to the Layout Plan in Annexure H and I
In line with government’s applicable legalisation and policies and the City of Johannesburg
Metropolitan Municipality’s vision, objectives and strategies, and its mandate for housing delivery it
is the intent to establish a township and to develop housing on the subject property. Please also
refer to Annexure R in terms of the Planning Permission Meeting’s decision which was held on 10
October 2019.
The proposed layout in Section 5.1 and Annexure I must be viewed in conjunction with the
Combined Township Layout in Annexure H that provides for the larger part of the development to
consist of both market and inclusionary housing opportunities and supporting amenities.
As per Annexure H, the proposed township within this application is part of a combined total of 3
townships. In terms of access, services and supporting amenities, please refer to the combined
layout.
5.1 PROPOSED TOWNSHIP LAYOUT

The proposed layout provides for a private security estate with a mix of 237.5m2 and 273m2
residential 1 stands, as well as a high-density residential 3 pocket. The proposed layout further also
provides for Private Open Space, Attenuation and a Special stand for a clubhouse and swimming
pool.
The development parameters (height, coverage, etc.), parking, roads, open space and social
amenities will be according to the City of Johannesburg Metropolitan Municipality requirements as
set out in the City of Johannesburg Land Use Scheme, 2018 and general policy documents.
The Number of erven in the proposed township is as follows:
ZONING LAND USE ERF NUMBERS QUANTITY ± HA %
Residential 1 Residential 1 1-314 180 4.383 20.56

Average Erf Size = 237.5m²
Residential 1 1-314 134 3.872 18.16
Average Erf Size = 273m²
Residential 3 Residential 3 318 1 5.423 25.44
125 Units/ha
Special Access Gate 315 1 0.025 0.12
Clubhouse, Swimming pool 316 1 0.105 0.49
Private Open Private Open Space 319-321 3 0.588 2.76
Space Attenuation Dam 317 1 2.810 13.19
Private Street Private Street 322 1 4.025 18.88
Public Street Public Street 0.086 0.40
TOTAL 322 21.32 100
Table 5-1: Land Use Table
35
Figure 5-1: Layout Plan
36
5.2 PROPOSED DEVELOPMENT CONTROLS

Primary Rights Dwelling House
Consent Rights As per Scheme
Height 2 Storeys
Coverage 60%
Floor Area Ratio 0.8
Residential 1 Residential 1
Residential 1 Parking As per Scheme
237.5m2 273m2
Density One dwelling house per erf
As per scheme; 1m along street
Building Lines boundaries; 1m along all other
boundaries
Line of No Access
Table 5-2: Residential 1
Primary Rights Dwelling Units, Residential Building

Consent Rights As per Scheme
Height 3 Storeys
Coverage As per Site Development Plan
Floor Area Ratio As per Site Development Plan
1 bay per unit. Paved and demarcated
parking together with the necessary
Residential Units Parking manoeuvring space shall be provided
Residential 3
(125du/ha) on the erf to the satisfaction of the City
Council
Density 125 Units per Hectare
5m along street boundaries; 5m along
all other boundaries; Provided all
Building Lines
building lines may be relaxed by the
local authority
Line of No Access
Table 5-3: Residential 3
Access Control, Guard House, Access

Primary Rights
Gate
Access Gate Floor Area Ratio 0.4
Building Lines 0m on all boundaries
Special Coverage 40%
Primary Rights Clubhouse, swimming pool
Floor Area Ratio 0.3
Clubhouse, swimming pool
Building Lines 2m on all boundaries
Coverage 40%
Private Open Space Private Open Space As per Scheme
Private Open Space Attenuation Dam As per Scheme
Private Street Private Street As per Scheme
Table 5-4: Other
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5.3 GENERAL ASPECTS OF THE DEVELOPMENT

Access will be obtained from the City of Ekurhuleni Metropolitan Municipality via respective
Cecil Auret, Crawford Road. Access is designed in accordance with the standards and
requirements of the City of Ekurhuleni Metropolitan Municipality. The townships will be access
controlled. Access for the Residential 3 stand will be through Erf 460, Illiondale, on the western
boundary. This stand will be rezoned with the City of Ekurhuleni Metropolitan Municipality to
allow for access. Preliminary consultation has been done with the City of Ekurhuleni
Metropolitan Municipality for approval of the access.
Hard and soft landscaping will form part of the development.
The proposed township, even though a different typology of housing is provided, will not affect
the residential character of the area where it is proposed to be located.
The proposed land use envisaged will provide for infill of a vacant property.
5.3.1 Restrictive Title Deed Conditions

As per indication in Section 2.7, parallel to this Township Establishment, a Removal of
Restrictive Condition Application is being submitted to the City of Johannesburg for the
removal of Condition B & C from Title Deed T82408/2019 in terms of Section 41 of the City of
Johannesburg Land Use Management By-laws, 2016.
As for restrictive title conditions B & C in Title Deed T82408/2019 to Remainder of Portion 36
of the Farm Modderfontein No. 35 - IR states the following:
B. “That the cemetery situate on the land hereby transferred shall not be damaged, mutilated
or removed, and that the relatives of the late Johannes Daniel Jacobus Otto and his
subsequently deceased spouse Gertruida Johanna Otto (born Zijl) shall have the right at
all times to visit the said cemetery and to affect such repairs thereto as they may consider
necessary.”
The cemetery condition does appear in the first title deed of Portion 36 – T11692/1918.
However, it does not appear in the first transfer deed of the farm Modderfontein – T2125/1875.
This means that the condition originated between 1875 and 1918 against the Remainder of the
farm Modderfontein.
Secondly, during site investigations Condition B could not be identified within the Township
perimeters of Remainder of Portion 36 of the Farm Modderfontein No. 35 – IR.
C. “That no shop or store may be erected or opened upon any portion of the land hereby
transferred.”
38
This condition relates to a restriction against a shop or store on the property. The proposed
township does not contain any business stands.
Please refer to the Land Surveyor Certificate (Annexure K) and Conveyancer Report
(Annexure J)
Therefore, parallel to this Township Establishment Application, it is requested that Condition B

& C be removed from the Title Deed by means of the Removal of Restrictive Condition
Application in terms of Section 41 of the City of Johannesburg Municipal Planning By-laws,
2016.
5.4 INCLUSIONARY HOUSING

As part of the revitalization within the City of Johannesburg boundaries to address the stark
inequalities and significant backlog of housing for low income households, the City of Johannesburg
Inclusionary Housing Policy, 2019, have been carefully implemented in support of several other
legal frameworks, which include Spatial Planning and Land Use Management Act, 2013 (No. 16 of
2013), the National Development Plan (National Planning Commission, 2012), and the City of
Johannesburg Spatial Development Framework 2040 (City of Johannesburg, 2016), and the
Integrated Urban Development Framework (IUDF).
Many of the city’s poor residents still live in predominantly residential areas on the edges of the City
(formerly segregated ‘townships’), far from economic opportunities and social amenities. Amid
providing our residents with better living and economic opportunities, the aim within this township
establishment application is to increase the supply of lower income housing in this area that are well
located in terms of access to jobs and amenities.
5.4.1 Options
With respect to the City of Johannesburg Inclusionary Housing Policy, 2019, the following
option have been identified for this township establishment application:
Option 3: 20% of Residential Floor Area for Smaller Units
• 20% of the total residential floor area must be made up of units that are 50% of the
average size of market units in the same development, with a maximum of 150m² and a
minimum of 18m² per inclusionary unit.
• At least 30% of total units in the development must be for inclusionary housing
• Units may be rented out or sold on the open market
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5.4.2 Development Controls as per Inclusionary Housing

Based on the requirements for Inclusionary housing for the proposed township, the client will
comply with a 30% of total units in the development for inclusionary housing. The number of
inclusionary housing units, along with the total floor area will be addressed within the SDP
submission on a later stage.
5.5 PERSPECTIVE OF THE DEVELOPER

Homegold Development 1998 Proprietary Limited, a listed company under the umbrella company,
CosmoCentral Property Group, as the owner of the land and the developer have developed
numerous affordable housing developments across Gauteng. The Group is a well-known brand in
the affordable housing market and aims to promote high quality residential environment.
The Group has been developing residential property for more than 25 years and delivered 30 000
housing units over the last 25 years. Through constant innovation, attention to every detail in the
development process, and a strong focus on quality and value for money, the Group has firmly
established itself as the market leader in South Africa’s residential housing sector.
The Group specialise in affordable housing, rental complexes, retirement villages, sectional title
security complexes and affordable independent schools.
The Group’s success is largely based on three cornerstones: turnkey development, marketing and
innovation.
The holistic, turnkey approach to property development enables the Group to directly control the
entire value chain of our developments. This ensures:
• low to zero development risk,
• a top-quality product and,
• we offer our client the best prices in the market.
The second cornerstone of the Group’s success has always been our very strong marketing
orientation.
The images below provide a feel of the type of developments the CosmoCentral Property Group
delivers as well as the amenities included therein.
40
Residential 1
41
Residential 3
Amenities
42
6 ENGINEERING SERVICES
The application property is located within the City of Johannesburg Region E, where investment in
engineering service infrastructure has been considerable. The bulk services required for the
development is in close proximity to existing bulk infrastructure and therefor only required minor to
non-upgrades. Please see a summary below from all services reports with regards to services:
6.1 ELECTRICAL SERVICES REPORT

Please refer to Electrical Report (Annexure O)
Eksteen & Le Roux Electrical Engineers was appointed as the electrical engineer and to write the
Electrical Report for the proposed development on Remainder of Portion 36 of the Farm
The proposed development is located within City Power Johannesburg’s area of supply.
6.1.1 Estimate Electrical Demand

The estimated electrical capacity required is as follows:
• 927 ‘Residential 1’ Stands @ 5kVA/stand 4635 kVA

• 677 ‘Residential 3’ Units North @ 3kVA/stand 2031 kVA
• 505 ‘Residential 3’ Units South @ 3kVA/stand 1515 kVA
• Anticipated Electrical Capacity 8181 kVA
6.1.2 Current Infrastructure

Capacity is currently available at the Westfield 132/11kV substation.
Sebenza Ext 6, south of the proposed development, is presently being supplied by means of
underground cables from Westfield 132/11kV substation. These cables do have limited spare
capacity however City Power will investigate the matter upon receipt of a formal application. In
the event that capacity is not available, new cable feeders (300mm² x 3 core AL 11kV XLPE)
will have to be installed, supplied from Westfield 132/11kV substation, which was recently
upgraded.
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6.1.3 Proposed Supply

The proposed development was located within the Westfield 132/11kV substation supply zone
and can be supplied from the existing substation. In case that there is no spare capacity
available from the exiting supply cable for Sebenza Ext 6, the supply cable for the proposed
development will be installed parallel to the existing supply cable route for Sebenza Ext 6, as
indicated Figure 6-1.
Figure 6-1: Electrical Feeder Route
6.2 CIVIL SERVICES REPORT

Please refer to Civil Report (Annexure N)
Ruimsig Infrastructure Consultants is appointed as the civil engineer and to write the Outline
Scheme Report for the proposed development on Remainder of Portion 36 of the Farm
The proposed development is planned on 50.336 Ha of land situated on the remainder of Portion 36
of the farm Modderfontein 35-IQ. The site is located east of the existing township of Illiondale and
north of the existing industrial development of Sebenza. The eastern border is the proposed K115
road reserve and the northern border is formed by the proposed PWV 3 road reserve. The Township
44
is situated in the Johannesburg Metropolitan Area and the Johannesburg Water (Pty) Ltd and JRA
utilities provide municipal services.
The Township falls inside the boundary of the City of Johannesburg but are “land locked” by this
boundary formed with the City of Ekurhuleni. All engineering services cross this boundary and
therefore a cross boundary agreement between the City of Johannesburg and City of Ekurhuleni are
proposed if not already in place. The designed stormwater runoff will be attenuated in terms of the
current JRA attenuation policy. Regional water supply and sewage disposal planning was
considered during the planning and design of these services.
It is also proposed that Johannesburg Roads Agency and Johannesburg Water supports the offset
of bulk contributions for all necessary bulk services upgrades that needs to be done, irrespective of
the location of the services, being it inside the boundary of the City of Johannesburg or the City of
Ekurhuleni due to the “land locked” status of the township.
The Proposed township is a mainly residential development of 927 residential 1 stands and 1182
residential 3 units.
The site is affected and divided in a northern and southern portion by a wetland area and the 1:100
year and 1:50 year storm period were determined and taken into consideration during the planning
phase of the Township. The northern portion of the site slopes gently west while the southern
portion slopes north westerly towards the wetland. The majority of the site has a gradual slope
(average 5.0%) to the north western side to the lower lying wetland area. There is one fairly small
area identified in the geotechnical report with a subsurface water issue. This issue will be addressed
by installing a subsoil drain connected to the stormwater system. A stormwater attenuation pond will
be constructed on site.
6.2.1 Bulk Services
6.2.1.1 Water Reticulation
The proposed development will be serviced from the existing Zandfontein South Network. An
existing 250mm dia uPVC pipe runs underneath the R25 and connects to the Founders Hill
Industrial Area south of the R25 to the supply system (Indicated as per Figure 6-2 below).
The peak flow for the proposed 927 Residential 1 stands and 1182 Residential 3 units are
calculated as 58,58L/s using a peak factor of 4. The total calculated water consumption per
day is 1 265,4kL. This existing 250mm dia connection pipe has sufficient available spare
capacity to supply the development with bulk water. Please also refer to the Civil Outline
Scheme Report for more detailed reticulation plans.
45
Figure 6-2: Water Reticulation
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6.2.1.2 Sewer Reticulation
The proposed development does not fall within any existing City of Johannesburg or City of
Ekurhuleni sewer drainage areas. However, according to a study done by GLS Consulting, it
can be incorporated into the Bruma drainage area draining via the recently constructed
Illiondale outfall sewer (Indicated as per Figure 6-3 below) to the Northern WWTP located in
the City of Johannesburg.
The calculated flow during peak hours is 32,2L/sec. The calculated total effluent is 1
054,5kL/day. Sufficient spare capacity is available and confirmed by GLS Consulting. Please
also refer to the Civil Outline Scheme Report for more detailed reticulation plans.
Figure 6-3: Sewer Reticulation
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6.2.1.3 Stormwater Reticulation
The stormwater management takes into account the runoff in the various township extensions.
This is the minor storm which occurs frequently and is of low severity. Designed as a 1 in 5-
year storm, the water is channeled mainly along roads with piped under road intersections.
The runoff of the whole sub-catchment is termed the major storm. This water has to be lead
outside the township and is designed for the 1 in 25 year return period storm. This system
takes into account the downstream impacts of unusually high runoff caused by all the minor
storm systems up-stream. Major loss of life and property can occur if the major system is not
channeled correctly in large open channels or appropriately sized pipe systems.
A full comprehensive stormwater management report will be submitted at a later stage to the
Johannesburg Roads Agency for their approval.
6.2.1.4 Roads
The intersection of the Future PWV 3 and Future K115 borders the north and east boundaries
of the proposed Township.
As per indication from Figure 6-5 to Figure 6-8 in Section 6.3, the proposed Township will have
direct access only to the existing City of Ekurhuleni roads network at points 1, 2 and 3. A
property with an existing house have been bought out at access point 2 to gain access to the
northern Residential 3 portion of the proposed development situated on the northern side of
the wetland.
Please also refer to Section 6.3.6 for the proposed upgrades for the external roads and
intersections.
6.2.2 Internal Services
6.2.2.1 Water Reticulation
The proposed internal reticulation will be located and planned in road reserves at 1.5m from
stand boundaries (Indicated as per Figure 6-2 above), with house connections to the
individual stands. The development will be serviced to provide the required minimum flow and
head requirements as determined by Johannesburg Water. A water network analysis will be
done with TechnoCad Watermate Ver 2020 to optimize the pipe sizes for the development. A
minimum pipe size of 110mm dia was specified.
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The reticulation will consist of PVC-O class 16 pipes and fittings with each erf being provided
with an HDPE class 16, PE 100 SDR 11 pipe house connections with Plasson compression
fittings.
The designed services will be in accordance with the requirements of the Johannesburg Water
(Pty) Ltd specifications and designs and constructed in accordance with the relevant SABS
1200
specifications. Valves and hydrants will be installed as required in terms of specifications and
“Red Book” standards and the system will provide for fire flow as determined for low and
moderate risk 2. JW standard drawings 1-7 will be the standard for construction. Construction
drawings for the planned development will be submitted for approval by Johannesburg Water
(Pty) Ltd.
6.2.2.2 Sewer Reticulation
The proposed internal reticulation will be located and planned in road reserves at 1.5m from
stand boundaries, with house connections to the individual stands. The development will be
serviced to provide the required minimum flow and pipe sizes as required by Johannesburg
Water. A sewer flow network analysis will be done with TechnoCad Pipemate Ver 2020 to
determine the pipe sizes for the development. A minimum pipe size of 160mm dia was
specified.
The sewers will be designed to drain 85% of the depth of the stands and manhole spacing will
not exceed 80m. Minimum slope for 160 mm sewer pipes will be 1:140 with a minimum full
flow velocity of 0.7m/sec. The capacity of a pipe at this slope is 13.1l/sec. The pipes to be
used are Heavy Duty uPVC Class 34 or Class 400 Maincore.
The reticulation will be in accordance with the Johannesburg Water (Pty) Ltd drawings and
specifications and installation will be in accordance with the relevant SABS 1200
specifications. A preliminary assessment of the sewer design has been completed and no
sewers exceed a depth of 3.0m. The Johannesburg Water standard sewer drawings (No 1 to
7) will be applicable for the construction phase as well as the relevant SABS 1200
specifications.
The proposed development will be gravity reticulated through proposed stands to the lowest
two points of the development which is on the western boundary where it will connect to the
existing main outfall sewer (Indicated as per Figure 6-3 above). The sewer pipes will range in
size from 160mm to 250mm diameter.
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6.2.2.3 Stormwater Reticulation
The increase in stormwater run-off from the proposed development will be attenuated in
accordance with the guidelines from the City of Johannesburg and Johannesburg Roads
Agency by means of attenuation dams. The residential stands will have its own attenuation
dam on the northern portion of Founders Hill Ext 19, whereas the high-density stands will have
their own attenuation dams.
Table 6-1: Attenuation Dam
These dams will only discharge the pre-developed run-off and will be situated outside the 100-
year flood line.
The township is also affected by the 50 - and 100-year flood lines as shown on the township
layout in Section 5.1. The township layout is designed in such a manner to accommodate the
flood lines.
A detailed stormwater analysis will be done for all sub-catchment areas affecting Portion 36 of
Modderfontein 35-IR. A HydroCube computer model will be used as basis for the stormwater
design. In the planning phase of the project a few places where identified where stormwater is
being discharged onto the Township. This stormwater discharge emanating from the adjacent
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developments will be taken into consideration when designing the stormwater reticulation for
this
Township.
6.2.2.4 Roads
The street geometric and vertical design will be done with TechnoCad Roadmate Ver 2020.
The proposed internal roads will consist of prepared earthworks layers with a 150mm crusher
run base course; 150mm sub-base; 150mm selected gravel layer and 150mm road bed and a
25mm asphalt surface all to the requirements of JRA. The kerbs will match the existing kerbing
in the area and will be pre-cast semi-mountable fig 8c kerbs.
The vertical and horizontal alignment will be determined based on a design speed of 60 kph
and providing comfortable vehicular access to the individual properties. The road widths for
various reserve widths will be as specified by the Johannesburg Roads Authority with a
minimum width of 5,5m.
Construction will be in accordance with Johannesburg Roads Agency’s standards and

specifications and relevant SABS 1200 specifications.
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6.3 TRAFFIC IMPACT STUDY

Please refer to Traffic Impact Assessment (Annexure P)
Dhubecon Consulting engineers was appointed to conduct a Traffic Impact Assessment for the
proposed development on Remainder of Portion 36 of the Farm Modderfontein No. 35 – IR.
6.3.1 Locality
As per Figure 6-4, the site falls under the jurisdiction of the City of Johannesburg (CoJ), but
the majority of the surrounding local road network falls within the jurisdiction of the City of
Ekurhuleni (CoE).
Figure 6-4: : Site Locality within Municipal Boundary
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6.3.2 Existing and Planned Future Road Network

The majority of the existing and planned future road network falls within City of Ekurhuleni
Municipality.
Modderfontein Road (R25 / K155):

This is an existing Class 2 metropolitan distributor road (K-Route) running northeast-southwest
through both City of Johannesburg and City of Ekurhuleni, located approximately 200m to the
north of the proposed development. The road is a dual carriageway road along its length,
separated by a median island, with additional turning lanes at its signalised intersections. The
majority of this road has therefore been upgraded to full K-route standards. The current traffic
volumes on Modderfontein Road in the vicinity of its intersection with Laurie Road are very
high.
Laurie Road (M78):

This is an existing Class 3 minor arterial road that is situated about 250m to the west of the
proposed development. It is a single carriageway road along its length, travelling from its
signalised T-intersection with Modderfontein Road further south up to its traffic circle controlled
intersection with Aitken Road, from it then becomes Betschana Road further to the south. This
road mainly serves as a major north-south collector road in the subject area, but also provides
direct access to some complexes and access to single residential erven via service roads. On-
site observations have indicated that excessive queues and delays are experienced on this
road during the AM peak hour, from its intersection with Modderfontein continuing further to
the south. Based on traffic counts as well as site observations during the peaks, it is evident
that a very large component of the traffic are through traffic from well outside the area. It is
likely that the motorist avoid main routes such as the N3 during the peaks and then use routes
such as Laurie Road instead.
Aitken Road:
This is an existing east-west Class 4 residential collector street situated about 220m south-
west of the proposed development. This road is the continuation of Cecil Auret Road. It is a
single carriageway along its length and forms a 4-way traffic circle controlled intersection with
Laurie Road and Betschana Road, approximately 450m south-west of the site. In the vicinity of
this intersection, the existing traffic volumes on Aitken Road are medium.
Margeret/ Cecil Auret/ Crawford, Dunbar, Norman and Alpine Road:

These are all very short Class 5 minor arterial access roads immediately west of the proposed
development. They are single carriageway roads that provides direct access to some single
residential erven. The existing traffic volumes on these roads are very low.
Hubert Mathew Road:

This is an existing east-west Class 5 residential collector street which forms a 4-legged,
priority stop controlled intersection with Laurie Road and Alpine Road, approximately 460m to
the west of the subject site.
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Planned Future PWV3:

This is a planned future east-west Class 1 freeway that will border the proposed development
to the north. To the west of the site, this road is planned to form an access interchange with
the N3 freeway, where it will also terminate, while to the east of the site, this road is planned to
travel all the way up to the Mpumalanga border. This future planned road will eventually serve
as an alternative east-west freeway to the existing N12 freeway.
Planned Future K115:

This is a proposed future north-south Class 2 metropolitan distributor road that will border the
proposed development to the east. This future provincial road will travel further north where it
will eventually merge with Allandale Road (M39), also known as the existing K58 route. This
road will follow the existing alignment south to Driefontein Road and Barbara Road and will
terminate where it eventually merges with the K117. No direct access from this future road will
be possible for the proposed development. Note that the future K115 is planned to form an
access interchange with the future PWV3 road on the north-eastern corner of the proposed
site.
As per Section 5.1, the proposed development has taken full cognisance of the planned PWV-
route and K-route road reserves and therefore does not affect the future planning of these
routes.
6.3.3 Non-Motorised and Public Transport

In terms of existing public transport services in the vicinity of the subject site, nearby
Modderfontein Road (R25) is known to be a very popular public transport route, as well as
nearby Laurie Road (M78). With regards to existing public transport facilities, an informal
public layby is located on the eastern side of Laurie Road, just to the south of its T-intersection
with Modderfontein Road. There is also a paved pedestrian walkway along the majority of the
western side of Laurie Road, in the vicinity of the site. Public transport layby and paved
walkway facilities are also located in the vicinity of the Laurie Road/ Aitken Road/ Betschana
Road intersection (traffic circle). Given the large extent of the painted islands at the
Modderfontein Road and Laurie Road intersection, it was noted during on-site observations
that several minibus taxis utilize these painted islands as drop-off and pick-u zones for
pedestrians.
Given the close proximity of these services to the subject site, it can be concluded that the
subject site is already well located with respect to public transport availability. Given its extent,
it is expected that the proposed residential development will considerably stimulate the
demand for new/ additional public transport services and facilities as its develops over time,
and it is expected that particularly minibus-taxis would respond to this demand by providing
more services.
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6.3.4 Access
The proposed residential development on Remainder of Portion 36 of the Farm Modderfontein
No. 35 – IR to be known as Founders Hill Ext 19 Township, will obtain access from three (3)
proposed locations. The proposed access 1-3 in figure 6-2: Proposed Site Access are as
follows:
Figure 6-5: Proposed Site Access
• Access 1: Access will be

provided via the extension of the
eastern leg of the existing 4 -
legged intersection between
Cecil Auret Road and Crawford
Road. This access will only serve
the ‘Residential 1’ component of
the proposed development.
Figure 6-6: Access 1
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• Access 2: Access will be provided off Cecil Auret Road via existing Erf 460, which is
located about 110m to the south of the T - intersection between Cecil Auret Road and
Margaret Road. This property
will be expropriated by the
developer in order to enable the
proposed access road
implementation. This access will
only serve the conventional
housing (‘Residential 3’) portion
of the proposed development.
As noted from Annexure A, this
access makes it possible to
access that northern part of the
development without crossing
the wetland area.
• Access 3: Access will be provided via the extension of existing Dunbar Road, which is
located on the southern corner of the subject site. This existing road will be extended via
a new horizontal curve and will provide access to both the single residential erven
(‘Residential 1’), as well as the inclusionary housing portion (‘Residential 3’) of the
proposed development. Site Access 3 and Site Access 1 will be linked via the new
internal/ local township road network.
The proposed development will be fully access controlled. The design, spacing and stacking
distance of all proposed site accesses are in line with the minimum requirements of the latest
and most relevant design guideline, entitled the THM 16 (Vol 2): South African Traffic Impact
and Site Traffic Assessment Standards and Requirement Manual (Committee Draft 2.0,
56
October 2019). More detail of the site accesses proposed to the development will be provided
as part of the Site Development Plan submissions on a later stage.
6.3.5 Trip Generation

Given the type of proposed development for the middle to low- and low-income market, the
TMH 17 Volume 1, South African Trip Data Manual (Committee Draft 2.0, May 2018) were
used as basis to evaluate the comprehensive data and which makes provision for the different
types of residential developments, as well different income levels of developments, vehicle
ownership and availability of public transport services. These factors have been taken in
consideration to determine the estimate expected trip generation.
The Trip Data Manual allows for ‘Single Dwelling Units’ (‘Residential 1’) and ‘Apartments and
Flats’ (‘Residential 3’), with adjustments in terms of ‘Low Vehicle Ownership’, ‘Transit Nodes
and Corridors’ (availability of public transport) and ‘Mixed-use Development’ (shared trips).
The following assumptions and notes are relevant with respect to the trip generation
calculations:
• Standard trip rate for ‘Single Dwelling Units’ is 1.00/unit and for ‘Apartments and Flats’
it is 0.65/unit;
• ‘Single Dwelling Unit’ adjustment factor allowed for low vehicle ownership is 40% and
that for very low ownership is 70%. With regards to ‘Apartments and Flats’, the
adjustment factor allowed for low vehicle ownership is 30% and that for very low
ownership is 50%:
o For all ‘Residential 1’ erven a conservative 40% reduction had been applied;
o For the ‘Residential 3’ (inclusionary housing) a reduction of 40% reduction had
been applied; and
• For ‘Transit nodes or Corridors’ (i.e. availability of public transport) a maximum
adjustment of 15% is allowed. The considerable existing public transport presence in
the vicinity of the site justifies an adjustment factor and, in this case, a conservative 5%
reduction had been applied.
• No ‘Mixed Land Use’ reduction factor had been applied, since this is only a residential
development
Based on the above assumptions, the estimated reduced trip rates have been calculated as
follows:
• ‘Residential 1’ erven = AM/PM: 1.00 x 0.60 x 0.95 = 0.570 trips/unit

• ‘Residential 3’ units = AM/PM: 0.65 x 0.60 x 0.95 = 0.371 trips/unit
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By applying the respective trip rates to the number of units proposed, the maximum number of
peak hour trips is estimated at:
Residential Units Total Trips

Residential 1 927 528
Residential 3 1182 438
TOTAL 2109 966
Table 6-1: Peak Hour Trips
The estimated total residential trips during the AM and PM peak hours for the proposed
development (township) is summarised below in table , given the directional splits (IN:OUT) of
25:75 and 70:30 for the AM and PM peaks, respectively:
Proposed Development AM PM TOTAL %

Township Extent Peak Peak Primary Contribution
Primary Primary Trips
Trips Trips
Founders Hill Ext 19 314 ‘Res 1’ Erven 430 430 860 44%
(Phase 1) 677 ‘Res 3’ Units
TOTAL 927 ‘Res 1’ Erven 966 966 1932 100%
1182 ‘Res 3’
Units
Table 6-2: AM/PM Peak Trips
6.3.6 Proposed Phasing of Road & Intersection Upgrades:

Based on the estimated additional traffic generation and the projected trip distribution onto the
surrounding road network during the weekday AM and PM peak hours, the following
road/intersection upgrades per phasing are proposed for the developer (See Section 6 and
Drawing No. 0518/CL/01 - 0518/CL/04 within Annexure P for more detail with regards to the
upgrades required):
Proposed Township Development Proposed Upgrades

Extent
Founders Hill Ext 19 314 ‘Res 1’ Erven • Laurie Road (M78) / Margaret Road Intersection;
(Phase 1) 677 ‘Res 3’ Units • Cecil Auret Road / Site Access 2 Intersection;
• Crawford Road; and
• Internal township streets and access
intersections.
Founders Hill Ext 20 299 ‘Res 1’ Erven • Laurie Road (M78) / Aitken Road / Betschana
(Phase 2) 234 ‘Res 3’ Units Road Intersection;
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• Dunbar Road
intersections.
Founders Hill Ext 21 927 ‘Res 1’ Erven • Modderfontein Road (R25) / Laurie Road (M78)
(Phase 3) 271 ‘Res 3’ Units Intersection
intersections.
6.3.7 Proposed Non-Motorised and Public Transport

Facilities
Based on Section 6.3 and Drawing No. 0518/CL/04 within Annexure P, the following are
proposed for users of public transport:
Public Transport Laybys:

With a notable number of public transport users in the vicinity of the subject site, the following
set of formal public transport laybys are proposed upstream and downstream of the following
intersections:
• Modderfontein Road / Laurie Road: These laybys are to be bus laybys which must be
implemented to Gautrans’ typical standard;
• Laurie Road / Margaret Road; and
• Cecil Auret Road / Norman Road / Aitken Road.
The final location of the laybys on the local roads can be discussed with CoE at design stage.
Paved Sidewalks:
In order to ease and formalize the movement of pedestrians to and from the proposed
residential development, it is proposed to construct paved sidewalks of at least 1.8m wide
between all intersections that should be equipped with laybys (as mentioned above) and the
closest site access intersections (see attached Drawing No. 0518/CL/04). Paved sidewalks
must at least also be provided along the one side of the site access roads, as well as all of the
major internal township collector roads. More details of the above would be submitted as part
of the final Site Development Plan and/or detail designs of the external road upgrades.
6.3.8 Recommendation
From a traffic engineering perspective, the proposed new residential township, which is to be
situated on the Remainder of Portion 36 of the Farm Modderfontein 35-IR, is supported,
provided that the proposed site access arrangements, external road- and intersection
upgrades and public transport facilities as proposed in this TIA are being implemented to the
relevant design standards of CoE and JRA (where relevant), as well as Gautrans.
59
7 MOTIVATION
7.1 POLICIES, PLANS AND FRAMEWORKS
Regions does not function in isolation to their surroundings. It forms part of local, regional, and
national networks, connected through economic systems and the movement of goods, people, and
services. It is for this reason, that despite only having direct influence within certain borders,
municipal planning must take cognisance of the city and how it interacts on a wider context.
Therefore, reference will be made to the regional spatial development framework, and its
components and any other policies, plans or frameworks with specific reference on how this
application complies with it. Please also refer to Annexure R in terms of the Planning Permission
Meeting’s decision which was held on 10 October 2019.
In this regard, the following are addressed:
7.1.1 National Development Plan, 2030

The National Development Plan (NDP) offers a long-term perspective. It defines a desired
destination and identifies the role different sectors of society need to play in reaching that goal.
As a long-term strategic plan, it serves four broad objectives:
• Providing overarching goals for what the nation want to achieve by 2030.
• Building consensus on the key obstacles to us achieving these goals and what needs to
be done to overcome those obstacles.
• Providing a shared long-term strategic framework within which more detailed planning can
take place in order to advance the long-term goals set out in the NDP.
• Creating a basis for making choices about how best to use limited resources.
The Plan aims to ensure that all South Africans attain a decent standard of living through the
elimination of poverty and reduction of inequality. The core elements of a decent standard of
living identified in the Plan are:
• Housing, water, electricity, and sanitation

• Safe and reliable public transport
• Quality education and skills development
• Safety and security
• Quality health care
• Social protection
• Employment
• Recreation and leisure
• Clean environment
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• Adequate nutrition
Although the NDP is on a much wider scale, the principles of the NDP can still be made
applicable.
The proposed development on Remainder of Portion 36 of the Farm Modderfontein No. 35 –

IR is not in contrast to the NDP. In fact, creation of additional residential units in the area
supports the aims of the NDP through provision of different housing typologies for people with
different levels of income, access to public transport, access to job-opportunities and social
and recreational facilities.
7.1.2 Gauteng Planning and Development Act, 2003

“The Act was created to provide for a single system of development, planning and land
management in the Province; to set out principles for planning and development in the
Province; to establish planning bodies and to provide for appeals to the Appeal tribunal; to
create a framework for the preparation of development plans and frameworks; to provide for
the creation of zoning schemes; to create unified procedures for development applications; to
provide for the repeal of legislation and transitional measures; to provide for general matters
such as enforcement procedures; and to provide for matters connected herewith.”
The Gauteng Planning and Development Act, 2003 provides a number of principles to promote
spatial restructuring and development. Key amongst these is that the Province shall
encourage development and land use which “… promotes the more compact development of
urban areas and the limitation of urban sprawl and the protection of agricultural resources” and
development that “results in the use and development of land that optimises the use of existing
resources such as engineering services and social facilities…”.
It is the intention to promote more compact development of urban areas and the limitation of
urban sprawl and the protection of agricultural resources. Further, the development of land
that optimised the use of existing resources such as engineering services and social facilities
are encouraged.
The proposed development will provide for a more compact urban environment and will curb
urban sprawl. The infill of a property at this locality and in the area will ensure optimised use of
existing resources, i.e. land and essential services. Furthermore, the application is in line with
the requirements of the City of Johannesburg Land Use Scheme, 2018 and procedures to
manage town planning applications put in place by the Municipality.
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7.1.3 Johannesburg Spatial Development Framework, 2040

City of Johannesburg falls within the Gauteng City-Region which is not only the economic hub
for South Africa, but also one of the top performers in Africa. The close proximity of three
neighbouring metros (Johannesburg, Tshwane and Ekurhuleni) with significant centres of
mining and industry (including Rustenburg, Sasolburg, Vereeniging and Vanderbijlpark to
name a few) in the city region, provide substantial opportunities for job intensive and inclusive
economic growth. Provided that the above are projected for Johannesburg, population growth
is certain, and the city must strategically balance out the economic opportunities with human
settlements that are not only equitable to all income mix but also sustainable and integrated.
Therefore, Johannesburg SDF supports and will contribute to the Gauteng Spatial Perspective
Vision, which envisages: “A smart and spatially integrated City Region with high mobility where
everyone enjoys equal access to quality basic services, resides in sustainable human
settlements that are strategically located close to economic opportunities and offer a range of
habitation options that enable choices to ensure quality living experience”.
Taking the above in consideration, and with the implementation of sustainable development
principles, the city region has the potential to develop as one of the world’s significant
emerging conurbations, with Johannesburg at its centre.
7.1.4 Regional Spatial Development Framework, Region E,

2010
As mentioned in the above sections, Remainder of Portion 36 of the Farm Modderfontein No.
35 - IR is situated in Region E, Sub Area 19.
The SDF provides a city-wide perspective of challenges and interventions within the City, while
the RSDFs are primarily regional and local implementation tools that:
• Contextualise development trends and challenges within a regional context.

• Prescribe localised development objectives and guidelines (e.g. density, land use etc.).
• Provide a more detailed reflection of the SDF objectives, strategies, and policies as they
impact on local area planning.
• Reflect localised Precinct Plans and Development Frameworks adopted through official
Council protocols.
• Capture the most updated information in terms of regional developmental trends, issues
and community needs.
• Add substantive value to the budgeting and spatial development processes within the City
by identifying local development interventions.
62
The main characteristics, trends, and implications:
Regional Context:
• Region E is one of seven Administrative Regions that make up the City of Johannesburg.
The region is located in the east of the City of Johannesburg, north of the Johannesburg
Central Business District, south of Midrand, east of Randburg and west of the Ekurhuleni
Metropolitan Municipality.
• The region is centrally located geographically within the Gauteng City Region - positioned
between Tshwane Metropolitan Municipality in the north, the Johannesburg CBD in the
south, Mogale City in the West and Ekurhuleni Metropolitan Municipality in the east.
• The region forms an interface between the City of Johannesburg and the Ekurhuleni
Metropolitan Municipality to the east.
• The property is located within the GMS Consolidated Area: Category 1 Modderfontein
area of the Municipality and falls within the brown field land which refers to developed or
undeveloped land within the existing built-up fabric of the city.
• As per Johannesburg SDF and RSDF, the Consolidation Zones focus on “1) to create
liveable lower to medium density suburban areas that are well-connected to higher
intensity areas through transit infrastructure and 2) address challenges in areas of
deprivation. In terms of the Compact Polycentric Urban model the strategy for the
Consolidation Zone is to manage (control) growth, address social and infrastructural
service backlogs and improve the structural efficiencies. The city will therefore allow new
developments that promote the goals and meet the requirements of the SDF, but do not
require extensive bulk infrastructure upgrades”.
Regional Economy:
• The evidence of a growing economy is manifest in the region through high levels of
construction and growth in employment.
• Modderfontein, Greenstone Hill, Linbro Park and Longmeadow is emerging regional
nodes on the boundary with Ekurhuleni Metropolitan Municipality.
• The trend for new development is integrated development nodes which include various
land uses and emphasize the need to incorporate residential development close to job
opportunities and vice versa.
Housing Context:
• Area is earmarked for high quality, sustainable human settlements.
• There is a high demand for low to middle income housing in the region.
Environmental Context:
• The region is characterised by an open space system linked together by parks and river
walkways, as well as private open spaces including a number of private golf courses.
• The majority of the region has been transformed for human habitation. Consequently,
much of the indigenous vegetation has been replaced by exotic species, and some
indigenous species, associated with gardens.
63
• However, within Region E there remain some of the last extensive areas of undeveloped
public and privately held land within the City (e.g. Farm Bergvalei (Frankenwald), Farm
Modderfontein, Farm Rietfontein and Farm Waterval).
• The upgrading of stormwater systems throughout the region is a key intervention, also to
address environmental considerations.
Taking the RSDF for the Region in consideration during the earmark of the application
property for township establishment, the following assessment framework has been used to
address the sustainability of the proposed development:
• Impact on the neighbourhood – Addressed in Section 3.6

• Availability of the infrastructure (social and physical) – Addressed in Section 4.4 and 6
• Compatibility / Character of the surrounding areas – Addressed in Section 3
• Adequate access to the property – Addressed in Section 6.3
• Site topography – Addressed in Section 4.1
• Natural features – Addressed in Section 4.6
Based on the location, scale and mix of residential opportunities this township will provide to
the region, it fits within the vision of a Future City that is sustainable, efficient, and accessible
to all.
As per RSDF for Region E, the proposed township represents a high quality, sustainable
human settlement that complies with the need to not only cater for the middle income market
but also the need for low-income housing (inclusionary) opportunities to assist the poor to
move within the areas that not only provides formal residential opportunities but also job
opportunities. The township engages directly with meeting the challenge of poverty and
ensuring that vulnerability, inequality and social exclusion are addressed.
Furthermore, by incorporating inclusionary housing into the proposed township, it will directly
address the existing apartheid urban form while providing a range of different housing types
for different economic needs within the same township.
The property is in close proximity to the M25 (Modderfontein Road), R24, and N3, that
provides access to public transport facilities. The proposed development will result in a more
compact city combined with the curbing of urban sprawl. The existing resources i.e. land will
be utilized to its full potential. No agricultural resources will be affected as much of the area is
already developed. It is also clearly stated that the optimal use of existing resources i.e.
engineering services and social facilities must be promoted. From investigations conducted by
the appointed professional team it would seem if there is minor upgrades required with
sufficient water, sewer and electricity available and which will be optimally used. By allowing
for infill at this locality, the proposed development will assist to strengthen and support social
facilities. Growth and development will be redirected to viable areas, like this is, as the area
will become more attractive for investors.
64
7.1.5City of Johannesburg Municipal Planning By-Law, 2016

7.1.5.1Section 5(4) i.t.o. health, safety, good order, amenity,
convenience, and general welfare
Reference to the adherence of the land development application in terms of Section

5(4) of the By-law whereby the municipality utilizes the process to ensure municipal
planning finds applicability in development that is coordinated and harmonious in such
a way as to most effectively tend to promote the health, safety, good order, amenity,
convenience and general welfare of the area in which the scheme is proposed as well
as efficiency and economy in the process of such development.
There are numerous initiatives directed at infill and densification of residential areas.
This effort must be supported from a spatial point of view.
This application for township establishment is submitted to provide for the introduction
of a mixed density residential development aimed to provide housing to a section of the
Johannesburg community that previously could not afford to reside in the area. The
proposed development will provide for the development of a vacant agricultural portion
located in an area earmarked for densification.
7.1.5.2 Section 5(3) i.t.o. the Public Interest
Densification of Remainder of Portion 36 of the Farm Modderfontein No. 35 - IR will be

in the interest of the general public due to the fact that it will create a market appetite in
a section of the general public that previously could not establish in the area. The
future take-up of densification opportunities will enable advanced implementation and
ensure sustainability of the public transport system envisaged for the municipal area.
Collaboration between aspects such as the development of sustainable communities,

the reliability on sustainable public transport, infrastructure provisions, government
backing, and policy were envisaged as part of the densification of the application
property and will subsequently favour the general public.
The higher density development will further contribute to the public by means of
installation and upgrading of bulk engineering services. The developer invests in the
area which will contribute to the sustainability of the neighborhood.
People will have the opportunity to stay close to their place of work and in proximity to
social facilities at a more affordable cost to them. Also, a variety of housing typologies
will be made available.
65
7.2 NEEDS AND DESIRABILITY

Certain principles apply to spatial planning, land development and land use management. In terms
of these principles, it will be illustrated how this application for township establishment in terms of
Section 26 of the City of Johannesburg Municipal Planning By-law, 2016 on Remainder of Portion
36 of the Farm Modderfontein No. 35 - IR to be known as Founders Hill Extension 19 Township will
comply.
7.2.1 Need of the Township

In the Modderfontein and surrounding area, there is a large number of properties that have still
not been developed. It is necessary to allow for development in areas such as this to ensure
that the workforce of areas such as Sebenza, Founders Hill, Greenstone, Longmeadow,
Linbro Park, Meadowdale, Spartan and Isando can live in close proximity to their place of
employment.
This development is further a natural extension of the existing development takings place to
the north and west and will relate to a more compact city. In any community, various socio-
economic classes require housing. Unfair planning practices did not take into account the
needs of people in the lower income bracket. Therefore, different housing typologies in a
neighbourhood should cater for these various socio-economic classes by optimizing the use of
existing resources and infrastructure.
The purpose of this application is to establish more efficient, quality, and affordable housing in
order to achieve a variety of housing typologies. Sufficient recreational areas in the township
will be provided.
One of the most important factors to take into account is the need to curb urban sprawl in
South Africa. Due to the density envisaged, this previously underutilized property will now be
utilised more efficiently.
As is known, the housing market is experiencing a decline due to the new National Credit Act
and higher interest rates and a need exist for affordable units at various localities across
Johannesburg. However, there is a gap in the housing market for smaller and more affordable
housing units, which our client wishes to fill. The need for this type of housing is evident in the
surrounding area.
The proposed township will strengthen the surrounding neighborhood character as the
development will consist of full and sectional title residential development which housing
typology is evidently popular in this area.
66
Development of the vacant property would also alleviate crime in the area. Due to the current
high crime rate that affects the whole population, people enjoy peace of mind by rather
investing in dwelling units in private townships, where electric fencing and security guards
provide a sense of safety. This is becoming typical for South Africans who prefer modern day,
city living. Security is a major selling point and this development will have a controlled access.
7.2.2 Section 7 of the Spatial Planning and Land Use

Management Act, 2013 (SPLUMA)
Development Principles: Section 7 of the Spatial Planning and Land Use Management Act,
2013 (Note that not all principles are applicable to this application)
7.2.2.1 The Principle of Spatial Justice (Section 7(a)):
This application, after approval, will make provision for full- and sectional title dwelling
and Inclusionary Housing Units.
The proposed Founders Hill Extension 19 Township will provide land use rights and
subsequent accommodation for residents in an income bracket that will ensure that
people, who generally could not manage to afford this type of housing, will now be
housed in well designed, good quality, well managed dwelling units.
The proposed infill of the property located in proximity to Illiondale, Greenstone, Linbro
Park, Bushwillow Park, Eastleigh and Edenvale, which are established residential
areas, where ownership could only be afforded to a certain section of the population
residing in the City of Johannesburg Municipal Area, will now ensure that additional
residential units becomes available in this area in an integrated manner. The proposed
township establishment of the property will contribute in the creation of sustainable
residential developments, and through this ensure that development imbalances are
redressed and that the use of the property is improved significantly.
Due to the property being developed, several smaller residential entities are created,
which will also provide an opportunity to the residents of the City of Johannesburg
community who were, in the past, not able to reside in the established suburbs, i.e.
Illiondale, Greenstone, Bushwillow Park, Eastleigh and Edenvale. Locality and
affordability are one of the main driving forces in the property market today. The
application property is highly accessible and by increasing the number of units,
affordability is also being addressed. This property, after development, will therefore
become more accessible to a broader section of the community. This will ensure that
past spatial and other development imbalances are redressed through improved
access to and use of land.
67
The former and the fact that the proposed development are planned to accommodate
people who previously could not afford to locate in an established residential area,
close to job opportunities confirms that the application supports the principle that
“Spatial Development Frameworks and policies at all spheres of government
must address the inclusion of persons and areas that were previously excluded,
with an emphasis on informal settlements, former homeland areas and areas
characterised by widespread poverty and deprivation.”
Due to the need for housing in this area and in order to ensure that the project is
sustainable, the density of the area has to be increased. Hereby the township
establishment application will make provision for full- and Sectional title dwelling and
Inclusionary Housing Units with other amenities, and confirms that this development
supports the principle that “spatial planning mechanisms, including land use
schemes, must incorporate provisions that enable redress in access to land by
disadvantaged communities and persons.”
Section 7(a)(vi) states that “a Municipal Planning Tribunal considering an

application before it, may not be impeded or restricted in the exercise of its
discretion solely on the ground that the value of land or property is affected by
the outcome of the application”.
The proposed township establishment and infill of the property does not implicate that
the value of the said property or that of the surrounding area, will be affected
detrimentally. In fact, it can be confirmed that the development will significantly improve
the value of the property as well as that of properties in the area surrounding the
application property, due to the nature of the development.
7.2.2.2 The Principle of Spatial Sustainability (Section 7(b)):
This application and the subsequent development of the proposed Founders Hill
Extension 19 Township not only will provide in the need for housing to previously
disadvantaged persons but will also enhance the value of the property. This will ensure
that land is utilised in a sustainable manner. What is also important is that the
administrative process that is followed to change the land use right on the property, is
done in accordance with current and applicable legislation. The development therefore
“promotes land development that is within the ﬁscal, institutional and
administrative means of the Republic.”
The two most important factors impacting on sustainable community development are
integration and sustainability. It is generally recognised that current and past planning
methodologies and practice have not resulted in sustainable and integrated cities.
68
Whilst it is widely acknowledged that spatial systems, such as the City of

Johannesburg, must strive toward greater sustainability, the integration aspect of
planning is especially relevant to South African cities due to the apartheid legacy that
still has to be overcome. The central goals of sustainable community planning can be
achieved by applying planning principles to development that promote and reflect the
different dimensions of both sustainability and integration.
Urban sprawl needs to be limited in order to improve integration, sustainability and

efficient infrastructure provision and the use of land. Reducing urban sprawl also
protects farming land. The proposed infill of the application property is part of the
process to ensure that scarce land resources and in particular agricultural land is
protected.
Planned infill and densification of the area, like this proposed application, is a process
for implementation of appropriate levels of density over time in key locations, allowing
market supply and demand to coevolve. Density is increasingly desired in key locations
such as near transportation investments and nodes. Infill and densification are
increasingly important for economic development and environmental preservation.
Through this project there is a response to the spatial marginalisation of the economy
as well as a range of market and sector demands, supporting optimal participation in
the economic affairs and activities of the City which will promote and stimulate the
effective and equitable functioning of land markets.
The proposed development of Founders Hill Extension 19 Township will make use of
existing infrastructure, but will also, through contributions, ensure that such services
are upgraded and maintained.
The community where the development is planned will become more viable due to the
fact that:
• The application property is located in close proximity to established residential and

business areas; therefore, developing this property is an opportunity that will
promote optimal use of remaining land opportunities.
• The development will, through its design approach, contribute to enhance the
qualities of the surrounding area. The proposed development will require that bulk
engineering services are installed and upgraded, which will have a positive effect
on adjacent areas. Further, the high quality of the development and the soft
landscaping to be provided as part thereof will also impact positively on the
neighbourhood. Aesthetically, the area will benefit from the development due to the
tasteful and stylish character of the project.
69
7.2.2.3 The Principle of Efficiency (Section 7(c)):
To build a complete, viable community means to create sustainable town centres and
neighbourhoods that collectively support a variety of lifestyles, economic
development, and efficient management of public infrastructure and resources. It
also means raising the quality of life through environmental protection, provision of
public amenities, encouraging various transportation options, and protecting
neighbourhood character.
One of the key factors in creating a community that is sustainable and livable, is
generating higher neighbourhood densities to support these characteristics (i.e.
increasing the number of dwelling units per hectare of land). This can be accomplished
through infill or subdivision or densification and redevelopment. This application for infill
will not only ensure livability but also ensure that the use of existing resources and
infrastructure is optimised.
7.2.2.4 The Principle of Spatial Resilience (Section 7(d)):
Resilience is the capacity and ability of a community to withstand stress, survive, adapt,
bounce back from a crisis or disaster and rapidly move on.
Resilience has been discussed in the academic and research communities for some
time. The Resilience Alliance, an American based research organization, established in
1999 that focuses on resilience in social-ecological systems as a basis for
sustainability, is a leading organisation that represents collaboration among scientists
and practitioners for diverse disciplines who are exploring the dynamics of social-
ecological systems, including resilience.
The Resilience Alliance defines resilience as:
A resilient system is forgiving of external shocks:

• It is about the capacity to use shocks and disturbances like a financial crisis or
climate change to spur renewal and innovative thinking.
• This disturbance takes many shapes, and the ones used within these definitions
are stress, crisis, disaster or shock.
• Although they carry slightly different meanings, what they really point at is some
sort of internal or external change.
Natural shocks can include the changing climate, floods, earthquakes, etc. whereas
economic disasters include xenophobia, unemployment, power failures, social and
environmental degradation etc.
70
Although the impact of the proposed township development and infill might be limited
when resilience is viewed on a metropolitan scale, it will contribute positively to the
cumulative effect of other similar development initiatives. The benefit of the project and
the housing provided as part of the aims of the SDF will eventually have a major impact
on the spatial resilience of the City of Johannesburg.
The introduction of additional residential units in established areas confirms the

flexibility of spatial plans, policies and land use management schemes and provides for
a sustainable development in an established residential area. The infill will support the
local economy through supply and demand.
7.2.2.5 The Principle of Good Administration (Section 7(e)):
It is imperative that legislative land development requirements are met timeously to

contribute to efficient administration in terms of housing delivery.
The township application will be published in newspapers, notices will be placed on the
application site, adjacent landowners will be informed, and a copy of the application will
be available for inspection at the office of the municipality.
7.2.3 Desirability of the Township

With the proposed township being located close to Greenstone, Eastleigh, Edenvale,
Sebenza, Founders Hill and Meadowdale the proposed township can be considered to be
located in an extremely favourable location for residential opportunity and infill. The township
is located in close proximity to major north/south and east/west arterials and therefore has
excellent access. Due to the fact that the location of the property is so sought after, the infill of
this property will optimize the use of the land. Historic deprivation from opportunities in
established residential areas have affected a large section of the city. This proposed
development, comprising affordable housing, will act as an equaliser in terms of housing
typologies and affordability in an area where historically, this section of the community could
not locate.
It would seem as if there is a shift in the market towards smaller and more affordable units,
which needs could only be satisfied through provision of a mixed density residential
development that will not only be economically sustainable for the developer but also be able
to provide housing units in this more affordable price brackets. It is also easier for first time
home buyers to obtain bond finance.
The expectations of the buyers’ market have also changed over time. Thirty years ago, the
expectations and requirements of the buyers’ market were a large property with a large
71
garden. Due to the current high price of property and the increase in maintenance costs, rates
and taxes and better building methods, people tend to prefer smaller units, with almost no
maintenance. The lock-up and go lifestyle has become in recent years, the preferred way of
city living.
The proposed development will provide a mixed density, affordable units to the buyers’ market
and due to the mixed densities and relatively small units; the developer is subsequently
optimizing the use of the property. Due to the majority of development taking place these days,
consisting of the aforementioned characteristics, it is clear to see that the proposed
development concept is desirable in the buyer’s market.
The proposed development is located in an area with excellent access to road infrastructure.
The proposed development therefore is located ideally in terms of its surrounding land uses,
which includes a complete mix of land uses and access to the Joburg’s Transport System.
72
8 CONCLUSION
Application is being made for Township Establishment in terms of Section 26 of the City of
Johannesburg Municipal Planning By-laws, 2016 that affects Remainder of Portion 36 of the Farm
Modderfontein No. 35 – IR to be known as Founders Hill Ext 19 Township.
The area where the application property is located is under pressure for development. However, this
development pressure is not only from private developers, but also from the Municipality in terms of
its policy for sub area 19.
The proposed township will provide for infill development in an area where a need has been
identified for mixed density residential housing, as well as curbing urban sprawl. Furthermore, the
proposed township will be developed in such a manner that cognisance is taken of sensitive
environmental areas in order to reduce the impact on the natural resources e.g. wetland.
The proposed township represents a development that complies with the need to not only cater for
the higher and middle income market but also the need for low-income housing (inclusionary)
opportunities to assist the poor to move within the areas that not only provides a formal residential
opportunities but also job opportunities. The township engages directly with meeting the challenge of
poverty and ensuring that vulnerability, inequality, and social exclusion are addressed.
Thus, the development complies with sound town planning principles and can be supported.
We herewith request approval of this Township Establishment application.
ZONING LAND USE ERF QUANTITY ± HA %

NUMBERS
Residential 1 Residential 1 1-314 180 4.383 20.56
Average Erf Size = 237.5m²
Residential 1 1-314 134 3.872 18.16
Average Erf Size = 273m²
Residential 3 Residential 3 318 1 5.423 25.44
125 Units/ha
Special Access Gate 315 1 0.025 0.12
Clubhouse, Swimming 316 1 0.105 0.49
pool
Private Open Private Open Space 319-321 3 0.588 2.76
Space Attenuation Dam 317 1 2.810 13.19
Private Street Private Street 322 1 4.025 18.88
Public Street Public Street 0.086 0.40
TOTAL 322 21.32 100%
73
We trust that you find the above in order. If you have any queries, please contact writer.
Yours faithfully,
________________________
GEORGE ALLISON
Pr.Pln A/2903/2019
Land Development Manager
Tel: 087 405 3906
Cell: 079 414 5860
Email: georgea@cosmopro.co.za
Postal Address: Physical Address:

P.O. Box 754 90 Bekker Street
Auckland Park Hertford Office Park
2006 Building F
Midrand
1685
Tel: 011 541 3800
Fax: 011 315 7905
E-mail: info@cosmopro.co.za
74
ANNEXURE A: TITLE DEED
75
ANNEXURE B: SPECIAL POWER OF

ATTORNEY & COMPANY RESOLUTION
76
ANNEXURE C: COMPANY CIPC
77
ANNEXURE D: LOCALITY PLAN
78
ANNEXURE E: S.G. DIAGRAM
79
ANNEXURE F: ZONING CERTIFICATE /

PLAN
80
Re/Ptn 36 Farm Modderfontein
CORPORATE GEO-INFORMATICS
City of Johannesburg
Legend
1:16 000 ±
PREPARED BY:
CGIS GeoLIS
DATE:
5/28/20, 2:24 PM
0 220 440 880 1 320

Metres
Townships
Ekurhuleni Informal Settlements
Farms
Ward Boundaries
Red: Band_1
Green: Band_2
Blue: Band_3
µ
Date: 2020/06/23
ANNEXURE G: LAND USE PLAN
81
ANNEXURE H: COMBINED LAYOUT PLAN
82
Portion 63
Modderfont
GENERAL NOTES
445 ein No 35 IR PROPOSED TOWNSHIP
444
0 50 100 200 300 1. TOWNSHIP BOUNDARY
X = 2 889 000m
A-B-C-D-E-F-G-H-J-K-L-M-N-O-P-Q-R-S-T-U-V-W- FOUNDERS HILL EXTENSION 19-21
446 X = 2 889 000m X-A
447
SITUATED ON PART OF PORTION 36
C
448 2. ROADS OF THE FARM
1: 100 Year Floodline
449
D Reserve widths of all internal streets are indicated
on the plan. Splays on all Class 5 streets are MODDERFONTEIN NO. 35 - IR
450
E 5mx5m.
Illion
451
CITY OF JOHANNESBURG METROPOLITAN MUNICIPALITY
TP1
dle
RE/221/33 Maximum slope on roads is 1: 20
aret
Str eet F Minimum slope on roads is 1: 200
Illion
Marg91 m 453 TP2
18,8
dleTow
454 G
Rem
455 aind 3. CONTOUR LINES
nsh
Residential 3 er o
oad f Po The Contour lines are in accordance with the LOCALITY PLAN SCALE 1 : 50 000
aret R ip
456 rtion N
Marg
X = 2 889 200m Tow 61 M standards laid down in Section 26 and Schedule 1
nsh 457
H o dder X = 2 889 200m of the City of Johannesburg Municipal Planning
fo ntein
458 318
No 3 By-Law, 2016.
ip
459
2R3[H/C/S] TP4 5 IR FOUNDERS HILL EXT
Stre
et 1
3m
TP3 I ..................................... DATE ............................
rite
Pola 460
PRESUMED
15 m Buffer
1:100 YEARS 1:50 Year Floodline

Wetland
1: 100 Year Floodline Wetland
J 4. CO-ORDINATES
634 1:50 Year Floodline
15 m Buffer The Co-ordinate reference is based on WG 27⁰ ILLIONDALE EXT
FLOODLINES 1: 100 Year Floodline
Private Open Space
Wetland system. Baseplan mapping was done by Xan Swart
15 m Buffer
Servitude
Wetland Wetland
319
10
Land Surveyors.
461
15 m Buffer
15 m Buffer
3W Wetland
1/3
3
Clubhouse
1:50 Year Floodline
Private Open Space:
Swimming Pool
2m ROW Servitude
92 93 94
1: 100 Year Floodline ..................................... DATE ............................
2m Municipal Services 316 95 1:50 Year Floodline
462 Attenuation Servitude
96 1: 100 Year Floodline
ude
97
Servit
317 ude
K
rvit
91 98
es
Se
Quartz TP6 Wetland
es
l Se
rvic 99
Street
rvic
ipa
nic 39 100
l Se
463
TP5 2m
Mu
13m
X = 2 889 400m
38 101
ipa
90
X = 2 889 400m
nic
102 15 m Buffer
Mu
Pla
ude
37 155
ude
5. DIMENSIONS
2m
103
Servit
40
Servit
36 154 104
Pri
89
es
tinu
es
105
rvic
35
464
Tin
rvic
va
l Se
34 156
l Se
127
41
All dimensions shown on the plan are approximate,
ipa
ipa
te O
mS
33
nic
88 165 128
20
nic
Mu
Str
Mu
m
1m
157
1m
49
pen
Bui
42 153
465
L scaled in meters and subject to final survey
eet
tree
Nic
106
P
87 164
32
O
ldin
48 158 129 107
g Li
Sp
kel
43
Mo
13m
152
t 16
50
ne
Qu
163
ace
31 86 130 126
159
466 44 108
on
Cre
art
m
61 151
30 51 162 125
sto
85 131
Nic
160
zS
109
sce
60 320
45 150 te Open Space
ne
467 52 161 m Priva SEBENZA EXT 6
t 13
124
M
k
29
tree
84 132
nt 1
el C
tree 6. FLOODLINES
110
Stre
59 149 Wetland
er S
53 46
t 13
28 83 133 123
3m b
res
Am
167 111
468 58 302 940
It is hereby certified that in terms of the provisions of
e
47 148 15 m Buffer
t 13
m
54 166 134 122
cen
27
168 112
FOUNDERS HILL 147 303 633 634

57
section 144 of the National Water Act (Act 36 of
m
e
m
t 13
55 121
Street 13
632
469 82 183 135 TP9 ing Lin
26
3m 113 304 307 Build 631
Golden
et 1
169 20 m
Y = 83 200m
56 146 20 m Buil 630 635
Stre
m
1 ding Line 629
Tita
TP8 120
25
ber
81 182 136 308
309 628 822 821
1998) the floodlines shown indicates the maximum
Pla
16
170 114 627
SCHEDULE OF ERVEN
310
470 TP7
EXT 19
mB
Am
145 306 311 626 636
niu
2 119 312 806 823
181 137 313
ti
Me
305
Nic
uild
24 63 314
80 115 807
level likely to be reached by floodwater on average
num
Golde 833
Tin
171
mS
ing
144 808 637
62 3 n Stre TP11
rc
kel
138 118
Line
180 824
471 23 64 79 116 et 13m 790 820
ury
Str
172 832
once every 100 years.
tre
Str
143 791 638
83
288
Gyp
Servitude
Cre
73 117 809
4 139 289 825
eet
/33
65
Nic
179 805
et 1
290
ZONING LAND USE % QUANTITY
S
78 287
± ha NUMBERS
ee
22 173 291 819 831
142 789 792
tree
292
472 639
sce
286
sum
72 293
t 16
kel
5 810
13m
13m
3m
140 826
Cob
21 66 77 178 294 804
eet
257 818 830
RESIDENTIAL 1
nt 1
t 13
174 141 283 788 793 640
2R3[H/C/S] 11.48 23.0
Cre
71
Str Specialist Engineer: John H Bakkes (PrEng 780156)
m
284
6 282 811
SEE GENERAL NOTE 9 478
Stre
256 803 827
alt
281
473 20 67 76 177
en 258 285 280 817 Average Erf Size = ±237.5m²
3m
829
ld
m
175 279
Go
787 794
RESIDENTIAL 1
sce
70 278
Stre
812 641
7
Firm: RICON RESIDENTIAL 1
et 1
233 828
68 176 255 Mica St 802
19 75 259
re
816
13.31 26.7 SEE GENERAL NOTE 9 449
nt 1
et 13m 786
Qu
474 69 232 277 795 642 Average Erf Size = ±273m²
X = 2 889 600m
et 1
813
3m
234 801
X = 2 889 600m
254
18 8 74 815
artz
260
3m
322 888
298
RESIDENTIAL 3
231 297 785 796
Q RESIDENTIAL 3 9.462 19.0 318, 624, 941 3
3m
276 814 643
9 209
3m
T
Mo
253 800
ude
235 889
et 1
296
10 125 Units / Ha
ude
475 299
..................................... DATE ............................
T
Servit
Str
17 939
Servit
208 261
Stre
11 784 797
ons
230
es
W T
210 300 644

es
ver
rvic
12 252 275 799
eet
rvic
236 890
GATE HOUSE 0.10 315, 622 2
l Se
3m Sil
860
0.050
l Se
16 13 207 262 301 938

ipa
e
295 798
et 1
Spac
ton
ipa
321 783 645

nic
en 211 229 861

nic
184 274
14
SPECIAL
Mu
Op 251
tre
13m
te
2(R3)(w)[H/C/S]
Mu
Priva 237 891

1m
aS
887
1m
16
476 263 273
eS
15 m 206 937
25 185
Mic 272TP15
CLUBHOUSE, SWIMMING POOL 0.105 0.21 316 1
m Bu
333 228 782 646
Tin
315 212 250 862
477 238 781 834
Gyp
334 271 892
tree
TP16 886
ildin
186 205 264 780 936
Me
Tita
270 835
S
335 227 863 647
g
213 249 779 859
7. GEOLOGICAL
ude
ATTENUATION POND
tree
Line
336 239 269
0.588 1.18 317 1
t 13
sum
ude
893
13m
885
Servit
332
rcu
265 778
Servit
268
niu
337 187 204 836 935
eet
226 777 648
es
214 864
PRIVATE OPEN SPACE
W
338
es
rvic
765
Pla
858
t 13
248
r Str
m
R It is hereby certified that the layout of the township
rvic
ry
240 776
l Se
884 894
mS
339
l Se
Stre
331 266 766
ipa
ilve
203 934
775
PRIVATE OPEN SPACE 3.346 6.70 319-321, 623, 940 5
ipa
t 188 837
Stre
T
225
nic
649
tree
tinu
340 TP17 767 865

nic
215
S
m
Mu
247 774 857 TP10

Mu
241
S
16
764
1m
768 883 895
tree
wford
498 267
complies with the recommendations and
1m
330
et 1
202
B560 189 769 763 838 933

m
224
et 1
650
Cra 1 m 216 866
mR
497 246
341 242 770 762 856
PRIVATE STREETS PRIVATE STREET 10.77 21.6 322, 625, 942 3
t 13
9 896
W
942 882
Str
3m
T
499 244
W
18,8
329 201 771 761 839 932
requirements set out in the Geotechnical Report Ref.
3m
190 217 223 867 651
oad
245 772 760

eet
496
Cop
342 243 855
m
500 328 773 759 881 897
200
W
1.50
W
931
561
T
191 218 222 754 758 840 868 652
IR1578 dated March 2020. Note: Addendum report PUBLIC STREETS PUBLIC STREET 0.830
1
495 746 854

per
343 220
3m
6m
327 757 880

501 199 589 t1 898
tree
FOUNDERS HILL
192 221 m 756 747 841 930
t 13
219 869 653
Reference IR1578Add, dated June 2020.
Cop
494 590 745

Cre
755
dS
Cob
tree
344 748 853
GEOTECHNICAL ZONATION
W
562
W
W
326 879 899

Lea
502 198 608
er S
193 749 842
196 929 654
sce
870
per
744
Silv
Qu
493 591 750
alt
345 325 571 743 852
503 197 607 751 878 900
194 742 928
nt
843
EXT 21
artz
572
SOIL MAP [NHBRC] 563
Stre
655
Cre
752 871
592 741
2(R3)[H/C/S]
W
346 492 588 851

324
S Engineering Geologist: D.B. Buttrick (SACNASP

13m
504 606 753 877 901

195 740
W
Mo
573 735
sce
844
Str
872
et 1
530
(AT NATURAL GROUND GRADIENTS) 564 347 491
505 323 531
587 593
605 738
739
t1 3m 728 TP12 850 876
927 656
Reg. No. 400115/89)
eet
ons
902
nt
tree
16 m Build
574
3m
570 737 845 873
594 729
mS
490 586 727 657
13m
348 736 849

13m ton
13m
488
Tin
532 604 730 875 926

niu
W
GEOTECHNICAL SUB-AREA DEFINITION 565 489

Stre
et 506
569 575
595
Ura
731 846 874
903
Firm: Intraconsult CC
ing Line
349 585 eS 726 658
TOTAL 100 942
Str
507 732
er 533
TP19 603 848 925 49.95
Pla
Silv
529 576 733 847
568 596
tree
X = 2 889 800m
ee
724 m
X = 2 889 800m
T
584
Street 13
734
W
350 508 602 723 725 904 659

566
tinu
Servitude
477 534
The geotechnical conditions are such that urban 924
W
717
Silicon
t 13
528 577 722
Titanium
1 "Most Favourable" TP18 567 905
t 13
597 721
476 583
601 906
..................................... DATE ............................
m
351 509 720 907 660

development can take place without any special 478 535
m
527 578 719 908

566 909 923
m
718
Str
598
567 582 m 910
Street 13
475 911 922
352 536 921
precutionary/remedial measures for geotechnical 479 510 600
Silicon
912 920 661
eet
526 579 919

565 599 708 918
Cop
709 917
Street 13
474 581 710 916
conditions.
NOTES
353 537 711 915
16m
480 511
568 580 712 662
FOUNDERS HILL
564 914
et 13m
525 713 913
per
Illion
714
473 Stre 715 707
13m
Silicon
706
2 "Intermediate" (prefix "2" on the Geotechnical conditions are such that the area may 354 481 512 538
563 697 716 705
d Street
TP13
676 675 663
8. WETLAND
Cop
524 704
Diamon
Cre
553 703 677

569 472 539 554 701 702 679 678
be developed for urban use but appropriate remedial 355 513 555
700 680
m
556
NHBRC Soil Map) 482 681
dle
sce
557
I hereby certify that the Wetland Delineation and the
per
OUTSIDE BOUNDARY OF TOWNSHIP

EXT 20
523 562 558 699 682 664
559 698 683
and/or precautionary measures are required in the 471 552 m 674
reet 13
356 514 540 560 684
483 561 551 685
d St
n
570 550 686

Cre
Diamon
522
t 13
687 665
15m and 30m Wetland Buffer as indicated on the
Tow
548 549 688 673

470
context of the geotechnical constraints. 357 515 541 547 689
sce
484 546 690

m
521 544 545 692 691

666
Geotechnical conditions are such that the urban 571 358 469 543
et 13m
694
693
672 262/33 layout are correct. FARM BOUNDARY
nt 1
516
3 "Lease Favourable" (prefix "3" on
nsh
485 542 695

520 d Stre 609 696
development is not recommended. 468 Diamon 611

610 TP14
671
667
3m
359
NHBRC Soil Map) 572 486 517
519 613 612 941
ip
615 614
668
360 467
518 617
616
Residential 3 669
Wetland Consultant: J. H. van der Waals GEOTECHNICAL ZONES
T
487 618 TP20 670
GEOTECHNICAL CATEGORY GEOTECHNICAL CHARACTERISTICS 573 361
466
13m
619
464
Firm: Terra Soil Science
Pla
et 419
Servitude A 2025/1988
AND SITE CLASS DESIGNATION Stre
620
465
DUMP 377
tinu
362
574 o nd 418
330
iam
420
D ROCK
mS
363 621
Inundated areas w Wet areas, drainage line, seepage zone. TP21 453
417
421 1:50 YEARS FLOODLINE
575 ..................................... DATE ............................
tree
364 452 416 623

Priva
454
422
Active Soils (heave/shrink) Expected range of total movement at surface:
te Op
t 16
451
365 415 327
en
576 455 423 326 1:100 YEARS FLOODLINE

Sp
H <7.5 mm 325
Cop
624
ace
450
366 414 324
U
456
H1 7.5 - 15 mm 424
X = 2 890 000m 323

X = 2 890 000m
per
577 449
H2 15 - 30 mm
367 457 413
425 Residential 3 322 9. RESIDENTIAL 1 ERF NUMBERS
Cre
Cop
625
368
448 412 396
H3 >30 mm 578 458
1-314, 323-621 and 626-939
sce
WETLAND BOUNDARY
p er C
369 447 411
Servitude
nt 1
459 622
Collapsible soils Expected range of total movement at surface: 579 446
res
370 410
3m
460
C <5 mm 15M WETLAND BUFFER
cen
371 445 409
V
461
C1 5 - 10 mm 580
25 m
wnship
t 13
TP22
444
ion 6 To
372 408
462
C2 >10 mm a Extens
m
581 Sebenz
373 443 407
Servitud
463
1:50 Year Floodline
Compressible soils Expected range of total movement at surface: 442 331
374 440 406
1: 100 Year Floodline 582
Y = 83 000m
S <10 mm 375 441

13m 405
et
S1 10 - 20 mm 583 Stre 348
376
ur 404
Sulf LINE OF NO ACCESS
e A 202
S2 >20 mm 436
Dunbar
377 435
434 403
584
Excavation E Abandoned borrow areas, dump rock, waste sites, 378 437
347
433 402
exploration pits or adits, and uncontrolled fill, erosion
Street
585 379
4/1988
438
Copper
gully. 432 401

GEOLOGICAL INSPECTION PIT
Cop
SERVITUDE NOTES
380
586 346
16
431 439 400

per
P Dolomite area 381

m
Cresce
430
Cre
399
R Rock 587 382
-Proposed 1m wide municipal services servitudes
sce
429 398
R1 Outcrop
X = 2 890 200m
383
W DATE AMENDMENTS
nt 13m
TP23
nt 1
R2 Scattered outcrop 588 384

428
397
X = 2 890 200m to be registered over erf 13-14, 33-34 338-339,
3 m
427
R3 Sub-outcrop (i.e. 0.1 - 1.5 m profile) 385
396
and 389-390.
426
349
386 395
SUB AREA DESIGNATION COMMENTARY 589

590
387 394
-Proposed 2m wide municipal services servitudes
ude
ude
591
es Servit
es Servit
2 R3 Favourable near surface soil conditions for 388

393
to be registered over erf 316-317 and 389-393.
ipal Servic
ipal Servic
392
(H/C/S) development, 2. Anticipate soft to medium hard rock W
390 391
X
592
TOWN PLANNING
389 es Servit
ude
1m Munic
1m Munic
ipal Servic
2m Munic
Y = 82 800m
Y = 82 600m
Y = 82 400m
Y = 82 200m
Y = 82 000m
conditions in the 0.0 - 1.5m profile and below, R3.
WW
Dunba 15 m
r Stre
W
15,743 Buffe
-Proposed 2m wide Right of Way servitudes to be
o 35 IR
et r
3W Unfavourable sub-areas for urban development -
m
We A ontein N
Modderf registered over erf 316.
tlan
d
3
Portion 3
below (presumed) 1:100 year floodlines. We
tlan
d 1: 100 Year Floodline
Seasonal wet area. Subject to further assessment and m Buff
15
mB
Date: JUNE 2020
2/3 W er uffe
r
P.O. Box 754
appropriate remedial measures.
W
W
We
We
tlan
d Scale: 1 : 5 500
2 (R3) Favourable near surface soil conditions for tlan
d Auckland Park
15
(H/C/S) development, 2. Anticipate pockets of soft to medium m Buff
er PLAN No: 0001-01
hard rock in the 0.0 - 1.5m profile and below, R3. Tel: (011) 541-3800
ANNEXURE I: PROPOSED LAYOUT PLAN
83
Portion 63
Modderfont
445 ein No 35
IR GENERAL NOTES
444
0 50 100 200 300
1. TOWNSHIP BOUNDARY PROPOSED TOWNSHIP
X = 2 889 000m 446 X = 2 889 000m A-B-C-D-E-F-G-H-J-K-L-M-N-O-P-Q-R-S-T-U-V-W-
447
X-Y-Z-a-b-c-d-A FOUNDERS HILL EXTENSION 19
C
448
1: 100 Year Floodline
SITUATED ON PART OF PORTION 36
449 D 2. ROADS
450
Reserve widths of all internal streets are indicated OF THE FARM
on the plan. Splays on all Class 5 streets are
Illion
451 TP1
E 5mx5m. MODDERFONTEIN NO. 35 - IR
dle
et
RE/221/33
Stre Maximum slope on roads is 1: 20 CITY OF JOHANNESBURG METROPOLITAN MUNICIPALITY
aret F
Illion
Marg91 m 453 TP2
18,8 Minimum slope on roads is 1: 200

dleTow 454
G Rem
n 455 aind
Residential 3 er o 3. CONTOUR LINES
ship
ad f Po
ret Ro
456 rtion The Contour lines are in accordance with the
Marga
X = 2 889 200m
Tow
61 M X = 2 889 200m standards laid down in Section 26 and Schedule 1
457 odde
H rfon LOCALITY PLAN SCALE 1 : 50 000
nsh
318 tein of the City of Johannesburg Municipal Planning N

458
No 3 By-Law, 2016.
ip
459 2R3[H/C/S] TP4 5 IR

3m
et 1 ..................................... DATE ............................
Stre I
TP3
larite 460
Po FOUNDERS HILL EXT
PRESUMED
15 m Buffer
1:100 YEARS 1:50 Year Floodline

Wetland
1: 100 Year Floodline Wetland
J 4. CO-ORDINATES
15 m Buffer The Co-ordinate reference is based on WG 27⁰
FLOODLINES 1: 100 Year Floodline
Private Open Space
Wetland system. Baseplan mapping was done by Xan Swart
15 m Buffer
Servitude
Wetland Wetland
319
10
Land Surveyors. ILLIONDALE EXT
461
15 m Buffer
15 m Buffer
3W Wetland
1/3
3
Clubhouse
1:50 Year Floodline
Private Open Space:
Swimming Pool
2m ROW Servitude
92 93 94
1: 100 Year Floodline ..................................... DATE ............................
2m Municipal Services 316 95 1:50 Year Floodline
Attenuation 1: 100 Year Floodline
462 Servitude 96
ude
97
Servit
ude
317 rvit
91 98
es
Se
Quartz TP6 Wetland
es
rvic 99
K
l Se
Street
rvic
ipa
nic 39 100
l Se
463
TP5 2m
Mu
13m
X = 2 889 400m
38 101
ipa
90
X = 2 889 400m
nic
102 15 m Buffer
Mu
Pla
5. DIMENSIONS
ude
37 155
ude
103
2m
Servit
40
Servit
36 154 104
89
es
tinu
Pri
105
es
rvic
35
464
Tin
rvic
All dimensions shown on the plan are approximate,

l Se
34 156
l Se
127
vate
41
ipa
ipa
20
mS
33
nic
88 165 128
nic
Mu
m
Mu
1m
157
scaled in meters and subject to final survey
tree
Op
Bui
1m
49 42 153
465
tree
Nic
ldin
32 87 164 106
en
129
L
g Li
48 158 107
t 13
kel
Mo
Sp
43
ne
t 16
50 152
Qu
31 86 163 126
130
ac
159
466
m
108
ons
44
Cr
ar
e
m
61 151
30 51 162 125
esc
tz S
85 131
Nic
160
ton
109 320
60 45 e
Private Open Spac
150
467 52 161 m
6. FLOODLINES
ent
t 13
124
k
29
tree
e
84 132
el C
tree
110
M
Str
59 149 Wetland
er S
13m
53 46
t
123 SEBENZA EXT 6
28 83
b 133
It is hereby certified that in terms of the provisions of
ee
res
13m
Am
167 111
468 58 47 148 302
15 m Buffer
940
t 13
54 166 134 122
cen
27
168
147
112
303 633 634 section 144 of the National Water Act (Act 36 of
m
57
reet 13m
e
t 13
55 121 632
469 183 135 TP9 Lin
26
13m
82
169 113 304 307
O 20 m
Bu ilding
631
Golden St 1998) the floodlines shown indicates the maximum
Y = 83 200m
56 635
et
146 20 m Bui 630
m
Stre
1 lding Line
Tita
182 TP8 120 308 629 822
25 81 136 309 628 821
ber
Pla
16
170 114 627
470 TP7 310
level likely to be reached by floodwater on average
mB
311 626 636
Am
145 306
niu
2 119 312 806 823
181 313
Me
tinu
137 305
Nic
uild
24 63 80 314
115
Golde P 807 833
Tin
SCHEDULE OF ERVEN
171
mS
in
62 144
n Stre 808 637
once every 100 years.
g Li
rcu
3 TP11
k
mS
180 138 118 824
471 64 et 13m 790
el C
ne
23 79 116 820
Str
172 832
Q
tre
ry
143 791 638
83
Servitude
Gyp
73 tree 117 288 809
4 139 289 825
eet
/33
65 805
Nic
et 1
179 290
r
Stre
78 287 291
R 819 831
esc
22 173 142 789 792

472 286 292 639
s
72 293
t
Specialist Engineer: John H Bakkes (PrEng 780156)
k
5 m 810
13m
3m
140 826
%
um
13 ZONING LAND USE QUANTITY
Cob
66 178 804
± ha NUMBERS
16m
el C
ent
e
21 77 294
eet
257 818 830
t 13
174 141 283 788 793 640
71 6 2R3[H/C/S] nS
tr 284 282
S 811
Stre
256 803 827
Firm: RICON
alt
13m
281
r
473 20 67 76 177
lde
285 817
RESIDENTIAL 1
esc
258 280 829
m
175
70
Go
279
278 787 794
4.383 20.56 SEE GENERAL NOTE 9 180
S
812 641
Average Erf Size = ±237.5m²
et 1
7 233 828
68 176 255 Mica St 802
ent
tree
19 75 259
reet 13 786
816
RESIDENTIAL 1
Qu
474 69 232
m 277 795 642
RESIDENTIAL 1
X = 2 889 600m
813
3m
801
18.16 SEE GENERAL NOTE 9 134
X = 2 889 600m 3.872
234 254
13
t 13
18 8 74 815
..................................... DATE ............................ Average Erf Size = ±273m²
artz
322 260 298 888
231 297 785
m
209 276 796 814 643

9
3m
T
800
Mo
253
ude
m
10 235 296
et 1
889
RESIDENTIAL 3
ude
475 299
5.423
T
25.44
Servit
RESIDENTIAL 3 318 1
Str
17 939
Servit
208 261
11 784 797
tre
ons
230 644 125 Units / Ha
es
er S
T
210 300
W
es
W
rvic
12 252 275 799
eet
rvic
236 890
Silv
l Se
860
3m
l Se
16 13 207 262 301 938

ipa
e
295 798
et 1
Spac
ipa
ton
321 783 645
GATE HOUSE
nic
en 211 229 861

0.025 0.12 315 1
nic
14 184 274
Mu
Op 251
c Stre
13m
T
te
Mu
Priva 237 891

1m
887
1m
16
476 263 273
eS
m a 937
SPECIAL
15
25 d 185 206
Mic 272TP15
2(R3)(w)[H/C/S] 7. GEOLOGICAL
mB
333 228 782 646
Tin
315 212 250 862
477 238 781 834
Gyp
271 892
CLUBHOUSE, SWIMMING POOL 0.105 0.49 316 1
uild
334
tree
TP16 264 886
186 205 780
Me
936
Tita
270 835
ing
335
Str 227 647
213 249 779 859 863
It is hereby certified that the layout of the township
ude
Line
336 239 269
sum
t 13
ude
885 893
Servit
3m
rcu
332 265 778
eet
Servit
268
ATTENUATION POND
niu
et 1 317
337 204
187 226 777 836 935 648
0.588 2.76 1
es
214 864
W
338
es
rvic
tre 765
complies with the recommendations and
Pla
248 858
ry
m
rvic
240 776
l Se
A er S
884 894
PRIVATE OPEN SPACE
m
13m
339
U
Stre
l Se
331 266 766

ipa
203 934
B 775
Silv
ipa
837
t 188
Stre
T
nic
225 649
e
tinu
340 767 865

T
nic
Stre
TP17 215
Stre
Mu
241 247 774 857 TP10

PRIVATE OPEN SPACE 2.810 13.19 319-321 3
Mu
16
764
requirements set out in the Geotechnical Report Ref.
1m
498 267 768 883 895

ford
1m
330
et 1
Craw 1 m
189
202
VW 769 763 838 933
mS
224
et 1
216 866 650
mR
560
et 1
497 242 246 770 762 856
341
9 896
IR1578 dated March 2020. Note: Addendum report
W
942 882
3
T
499 244
PRIVATE STREET 322 1
W
18,8
329 201 771 761
PRIVATE STREETS 4.025 18.88
m
839 932
3m
tree
190 217 223 867 651
3m
X
oad
496 245 772 760

Cop
855
T
342 243 881

500 328 773 759 897
Reference IR1578Add, dated June 2020.
W
200
W
931
t 16
191 840
561 T
218 222 754 758 868 652

0.086 0.40
746
PUBLIC STREETS PUBLIC STREET
aZ Y
495 854
per
13m
343 220 757
501 327 589 880 898
et
m
192 199
m 756 841 930
Stre
221 747
t 13
219 869 653
Cop
494 590 745

Cre
755
Cob
tree
748 853
562 344 d
W
W W
326 879 899

Lea
502 198 608
749
er S
193 196 842 929 654
Engineering Geologist: D.B. Buttrick (SACNASP
sce
870
per
744
Silv
Qu
493 591 750 743
a
345 325 571 852
197 607 878
lt S
503 194 751 742 900
GEOTECHNICAL ZONATION 843 928

nt 1
artz
572
563 Reg. No. 400115/89)
Cre
752 871 655

592
2(R3)[H/C/S]
W
346 492 588 741 851
tree
504 324 753 877 901
W
195 606 740

3m
Mo
573 735
sce
844
Str
530 872
SOIL MAP [NHBRC] 564
491 587 593 739
m 728 TP12 927 656
Firm: Intraconsult CC
t 13
t 13
347 505 323 531 605 738 850 876
eet
ons
902
nt 1
tree
16 m Build
570 574 737 845 873
594 729
mS
m
348 490 586 727 657
(AT NATURAL GROUND GRADIENTS) 13m
736 849
13m
ton
Tin
488 532 604 730 875 926

niu
3m
565 489
tree
t
b 506 569 575
595
Ura
731 846 874
903
ing Line
585
eS
349
er S ..................................... DATE ............................ TOTAL 21.32 100 322
Str
507 TP19 603 732 726 848 658

533 925
Pla
Silv
529 576 733 847
568 596
X = 2 889 800m
tree
eet
et 13m
724
T
GEOTECHNICAL SUB-AREA DEFINITION X = 2 889 800m

W
350 584 734 904

508 659
602 723 725
Stre
tinu
566
Servitude
W
477 534 924

Silicon
528 577 717 722
Titanium
TP18 567 905
1
583 597 721

476 906
3m
13m
601
m
351 509 535 720 907 660

478
1 "Most Favourable" The geotechnical conditions are such that urban 527 566 578 718
719
909 908 923
Str
598
567 582 m 910
Street 13
475 911 922
352 510 536 600 912 921
development can take place without any special 479
Silicon
920 661
eet
526 565 579

599 708 918 919
8. WETLAND
Cop
709 917
NOTES
Street 13
353 474 581 710 916
precutionary/remedial measures for geotechnical 537 711 915
1
480 511
568 580 712 914 662
564
I hereby certify that the Wetland Delineation and the
6m
525 m 913
Street 13
713
per
Illion
714 707
conditions. 354 473
481 512 538
Silicon 716
715 706
et 13 m
ond Stre
697 705 TP13
676 675 663
563
Cop
524 704
Cre
Geotechnical conditions are such that the area may 569 355
472
513 539 555 554 553
701 702 703
Diam 679 678
677
15m and 30m Wetland Buffer as indicated on the
2 "Intermediate" (prefix "2" on the 700 680
OUTSIDE BOUNDARY OF TOWNSHIP
m
482 556 681
dle
sce
557
p
523 562 558 699 682 664

559 698 683
layout are correct.
er C
be developed for urban use but appropriate remedial 471 540 560 552
13 m 684 674
d Street
356
NHBRC Soil Map) 483 514 561 551 685
nt 1
570 550 686

Diamon
522 687 665
Tow
548
and/or precautionary measures are required in the 549
res
470 541 688 673

357 515 547 689
3m
484
521 545 546 691
690
FARM BOUNDARY
ce
context of the geotechnical constraints. 571 543

544
693
692 666
358 469
13 m 694 672 262/33 Wetland Consultant: J. H. van der Waals
nt 1
516
nsh
542
d Street
485 696 695
520 609
3 "Lease Favourable" (prefix "3" on Geotechnical conditions are such that the urban 468 Diamon 611
610 TP14
671
667
3m
development is not recommended. 572

359
486 517
519 613 612 941 Firm: Terra Soil Science GEOTECHNICAL ZONES
ip
615 614
668
NHBRC Soil Map) 360 467
487
518 618 617
616
TP20 670
669
619
573 466
GEOTECHNICAL CATEGORY GEOTECHNICAL CHARACTERISTICS 361
464 13m ..................................... DATE ............................
Pla
et 419
Servitude A 2025/1988
Stre
620
362 465
DUMP 377
tinu
AND SITE CLASS DESIGNATION 574 nd 418
Dia
mo 420
621
ROCK
330 1:50 YEARS FLOODLINE
mS
363 417
TP21 453
421
Inundated areas w Wet areas, drainage line, seepage zone. 575
tree
364 452 416 623

Priva
454
422
9. RESIDENTIAL 1 ERF NUMBERS 1:100 YEARS FLOODLINE
te Op
t 16
451
Active Soils (heave/shrink) Expected range of total movement at surface: 365 415 327
en
455
576 423 326
Sp
325 1-314
Cop
624
ace
H <7.5 mm 366
450
456
414
424
324
X = 2 890 000m 323
X = 2 890 000m
per
H1 7.5 - 15 mm 577 367 449

457 413 322
425
15 - 30 mm WETLAND BOUNDARY
Cre
H2
Cop
625
368
448
458
412 396
578
sce
H3 >30 mm
per
369 447 411
Servitude
459
nt 1
622
15M WETLAND BUFFER
Cre
Collapsible soils Expected range of total movement at surface: 579 370 446 410
3m
460
sce
C <5 mm 371 445 409

461
nt 1
5 - 10 mm 580
25 m
C1 444 TP22
wnship
ion 6 To
372 408
3m
462
C2 >10 mm a Extens
581 Sebenz
373 443 407
Servitud
463
1:50 Year Floodline
Compressible soils Expected range of total movement at surface: 442 331
374 440 406
1: 100 Year Floodline 582
S <10 mm
Y = 83 000m
375
et 1
3m
441
405 LINE OF NO ACCESS
S1 10 - 20 mm Stre 348
583 376
ur 404
Sulf
e
S2 >20 mm 436
Dunbar
A 2024/1
377 435
434 403
Excavation E Abandoned borrow areas, dump rock, waste sites, 584
exploration pits or adits, and uncontrolled fill, erosion
378
433
437
402
347 GEOLOGICAL INSPECTION PIT
Street
585 379 438

gully.
Copper
432 401
Cop
380
346 SERVITUDE NOTES
988
586
16m
431 400
P Dolomite area 439
per
381
DATE AMENDMENTS
Cresce
R Rock 430
Cre
399
587 382
R1 Outcrop -Proposed 1m wide municipal services servitudes
sce
429 398
383
nt 13m
R2 Scattered outcrop
X = 2 890 200m
TP23
nt 1
R3 Sub-outcrop (i.e. 0.1 - 1.5 m profile) 588 384

428
397
X = 2 890 200m to be registered over erf 13-14 and 33-34.
3
m
427
396
385
349
SUB AREA DESIGNATION COMMENTARY 386 426 395 -Proposed 2m wide municipal services servitudes
2 R3 Favourable near surface soil conditions for 589 387 394
to be registered over erf 316-317.
590
TOWN PLANNING
ude
ude
591
es Servit
es Servit
388
(H/C/S) development, 2. Anticipate soft to medium hard rock 393
ipal Servic
ipal Servic
392
390 391
conditions in the 0.0 - 1.5m profile and below, R3. -Proposed 2m wide Right of Way servitudes to be
W
592 389 es Servit

ude
1m Munic
1m Munic
ipal Servic
2m Munic
Y = 82 800m
Y = 82 600m
Y = 82 400m
Y = 82 200m
Y = 82 000m
WW
Dunba
r Stre 15 m
registered over erf 316.
W
3W Unfavourable sub-areas for urban development - 15,743 Buffe

m
et r
in No 3 5 IR
dderfonte
below (presumed) 1:100 year floodlines. We
tlan
n 33 Mo
d
Portio
We
Seasonal wet area. Subject to further assessment and tlan
d Date: JUNE 2020
2/3 W 1: 100 Year Floodline
1:50 Year Floodline P.O. Box 754
appropriate remedial measures. 15
mB
uffe
15
mB
WW
r uffe
r Scale: 1 : 5 500
2 (R3) Favourable near surface soil conditions for We
tla Auckland Park
nd
(H/C/S) development, 2. Anticipate pockets of soft to medium We
tla nd PLAN No: 0001-01
hard rock in the 0.0 - 1.5m profile and below, R3. 15
mB
Tel: (011) 541-3800
uffe
r
ANNEXURE J: CONVEYANCER
CERTIFICATE
84
1.1.1.1.1.1.1
ANNEXURE K: LAND SURVEYOR

CERTIFICATE
85
XAN SWART LAND SURVEYORS (PTY) LTD
Reg. No. 97/013130/07
SERVITUDE CERTIFICATE
In respect of the proposed township to be established on the Remainder of

Portion 36 of the farm Modderfontein No 35 IR
Held by Deed of Transfer No T82408/2019
SERVITUDES AND CONDITIONS WHICH DO NOT AFFECT THE TOWNSHIP:
A. The former Portion 41 (a portion of Portion 40) of the

Farm Klipfontein Number 12 indicated by the figures aceb on diagram S.G.
Number A10835/1993 annexured to Certificate of Consolidated Title
Number T141628/1998, is subjected to the following conditions:
a. By Notarial Deed N1177/1960S dated 7 February 1959, the within

mentioned property is entitled to a servitude of right of way for constructing,
operating and maintaining a railway line over the property held under Deed
of Transfer T7897/1950, as well more fully appear from reference to the
said Notarial Deed and diagrams annexed thereto.
b. By Notarial Deed Number K1181/1960S dated 27 August 1959, the within

mentioned property is entitled to a servitude of railway line over the property
held under Deed of Transfer T 28762/1951 with diagram S.G. Number
A2174/1953 annexed thereto, as will more fully appear from reference to
the said Notarial Deed.
c. By virtue of Notarial Deed Number K242/1963S dated 19 February 1960 the

within mentioned property is entitled to a right of way over –Portion M of the
Farm Zuurfontein Number 33, I.R., Kempton Park, measuring 159,9274
(One Hundred Fifty Nine Comma Nine Two Seven Four) Hectares, Portion
1 of Portion C of the Farm Zuurfontein Number 33, I.R., Kempton Park,
measuring 12,0786 (Twelve Comma Nought Seven Eight Six) Hectares;
d. By virtue of Notarial Deed Number K871/1974S dated December 1973,

Notarial Deed of Servitude Number K1177/1960S has been cancelled in tot
in respect of portion 219 – 222 of the Farm Zuurfontein Number 33, I.R.,
held under Certificate of Registered Title Numbers T38773/1972 –
T38776/1972 and amended and added to in respect of Portion 223 of the
Farm Zuurfontein Number 33, I.R., held under Certificate of Registered Title
Number T38777/1972 and the Remainder of Portion 218 of the same farm
measuring 17,7968 hectares, held under Certificate of Consolidated Title
Number T38772/1972 as will more fully appear from the said Notarial Deed
and diagrams annexed thereto.
Xan Swart Land Surveyors (Pty) Ltd Reg No. 1997/013130/07

X Swart B.Landm (PTA) L.S.A.L.I.L
Po Box 17324 Groenkloof 0027; Tel 012-346 3787/8; Fax 012-346 2308
E-mail: landplan@mweb.co.za
-2-
e. By virtue of Notarial Deed of Servitude Number K1702/1976S dated 21

January 1976 the property is entitled to a perpetual servitude of unrestricted
rights of use for railway purposes and purposes incidental thereto over –
Remaining Extent of Portion 218 of the Farm Zuurfontein 33, I.R.,
measuring 17,7968 hectares, held under Certificate of Consolidated Title
Number T38772/1972 dated 19 December 1972; and Erf
1151 Estherpark Extension 1 Township, held under Certificate of
Consolidated Title Number T23100/1976 dated 16 June 1976.as will more
fully appear from reference to the said Notarial Deed.
f. By Notarial Deed K580/1981S dated 2 October 1980 the within mentioned

property is entitled to a perpetual servitude of unrestricted rights of use for
railway purposes incidental thereto over Portion 243 of the
Farm Zuurfontein Number 33, I.R., measuring 47,6634 hectares, held under
T37064/1975 indicated by the figures ABCDEFGHJK curve LM and NP
curve QURSTUVWXYZ on diagram S.G. Number 4111/1976, as will be
more fully appear from reference to the said Notarial Deed with diagram
annexed.
AND Further subject to the following conditions.
SERVITUDES AND CONDITIONS WHICH AFFECT THE TOWNSHIP:
B. That the cemetery situated on the land hereby transferred shall not be
damaged, mutilated or removed, and that the relatives of the late Johannes
Daniel Jacobus Otto (born Zijl) shall have the right at all times to visit the
said cemetery and to affect such repairs thereto as they may consider
necessary.
C. That no shop or store may be erected or opened upon any portion of the
land hereby transferred.
D. Subject to the following conditions imposed by the Seller in favour of AECI

LIMITED, Registration Number 1924/002590/06, namely:
No boreholes shall be sunk on the property without the prior written consent
of AECI LIMITED, Registration Number 1924/002590/06.
AND FURTHER SUBJECT to such conditions as are mentioned or referred to in the

aforesaid Deed.”””
There is no mention of where the graves are in the deed.
There are two unregistered servitudes vide SG no 2024/1988 and 2025/1988 not
mentioned in the title deed.
-3-
They are shown on my base plan. They are in the south, bordering Sebenza
Township.
XAN SWART
PROFESSIONAL LAND SURVEYOR

Founders Hill Ext 19 (Part 1-5) Township Establishment Memorandum PDF

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FOUNDERS HILL

4.7 GEOTECHNICAL INVESTIGATION.......................................................................... 31

7.1.4 Regional Spatial Development Framework, Region E, 2010 .............................. 62

Figure 4-5: Watercourse in 1938 ............................................................................................. 26

1.2 PURPOSE OF MOTIVATION

1.3 STRUCTURE OF REPORT

The report comprises of the following:

2.2 EXTENT OF PROPERTY

2.3 AREA OF JURISDICTION

2.4 REGISTERED OWNER

2.5 TITLE DEED

2.7 TITLE DEED CONDITIONS

AND Further subject to the following conditions.

Conveyancer’s Comment: Ad Condition B (page 4) -This condition relates to the protection of an

Therefore, parallel to this Township Establishment Application, a Removal of Restrictive Condition

Conveyancer’s Comment: Ad Condition C (page 5) – This condition relates to a restriction against

Parallel to this Township Establishment Application, a Removal of Restrictive Condition Application

Conveyancer’s Comment: Ad Condition D (page 5) – This condition relates to a restriction against

2.8 TOWNSHIP NAME

FOUNDERS HILL Extension 19.

Township file reference number: To be confirmed at a later stage.

3 LOCATION, ZONING AND LAND USE

Figure 3-1: Locality of Subject Property

Figure 3-2: Locality within Region E

3.2 EXISTING MUNICIPAL ZONING

The property is currently zoned “Agricultural”.

3.3 CURRENT LAND USE

3.4 SURROUNDING ZONING

PROPERTY DESCRIPTION ZONING TOTAL

Erf 660 Residential 3 1

3.5 SURROUNDING LAND USE

PROPERTY DESCRIPTION LAND USE

3.6 AFFECTED PARTIES

This will be done as follows:

3.6.2 List of Adjoining Owners

4 PHYSICAL DETAIL IN RESPECT OF THE

Figure 4-1: Contours

4.2 FLOOD LINES

4.3 PROVINCIAL ROADS PLANNING: EXISTING AND

Figure 4-2: Transportation Infrastructure

Figure 4-3: Gautrain Route

4.4 THE STATE AND IMPACT OF SOCIAL INFRASTRUCTURE

SECTOR FACILITY ACCESS FOR THIS APPLICATION

Health Medical facilities Edenvale Hospital (5.7 km to the west)

4.5 DEVELOPMENT OPPORTUNITIES AND CONSTRAINTS

4.5.1 Development Strengths and Opportunities

• The site fits in well as a complimentary development to surrounding existing

4.5.2 Development Constraints

4.6 ENVIRONMENTAL STATUS

4.6.1 Biodiversity Assessment

Scientific Terrestrial Services was appointed to conduct a biodiversity assessment as part of

Figure 4-4: Habitat Units

4.6.1.1 Degraded Habitat

4.6.1.2 Wetland Habitat

The Wetland Habitat is considered of intermediate ecological sensitivity and importance as

4.6.1.3 Grassland Habitat

4.6.2 Wetland Assessment

• What is the reference condition?

4.6.2.1 Wetland Context Determination

4.6.2.2 Aerial Photograph Interpretation

Figure 4-5: Watercourse in 1938 Figure 4-6: Watercourse in 1968

Figure 4-7: Watercourse in 1976 Figure 4-8: Watercourse in 2004

4.6.2.3 Soil Form and Soil Wetness Indicators (and Vegetation)