EXECUTIVE SUMMARY – BOSCHENDAL ESTATE

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					                             EXECUTIVE SUMMARY – BOSCHENDAL ESTATE
INTRODUCTION
Consideration is being given to the development of the Boschendal Estate on Farm 1674/1; 1674/3; 1674/4; 1674/6; 1674/7; 1674/10;
1674/11; 1674/12; 1674/13; 1647/1, Paarl and Rem of Farm 153; Farm 153/1; 153/2; 153/4; 153/5; 153/6; 153/7; 153/9; 153/10;
153/11; 153/12; 153/13 Stellenbosch (hereafter referred to as ‘the property’). The property is located in the Dwars River Valley,
between Stellenbosch and Franschhoek. The Dwars River Valley lies between the Simonsberg and the Groot Drakenstein mountains
and can be reached by the R310 road leading from Stellenbosch over the Helshoogte Pass, or from the R45 between Paarl and
Franschhoek. The property has various zonings which includes Agriculture Zone I, Open Space III, Institutional Zone I (Farm School)
and Institutional Zone III (Primary Health Care Clinic).


The Applicant for the project is Boschendal (Pty) Ltd. Total Impact Assessments (Pty) Ltd were appointed by Boschendal (Pty) Ltd to
undertake the environmental impact assessment (EIA) process required by law.


DESCRIPTION OF PROPOSED PROJECT
The proposed project entails a combination of agricultural, residential, tourism and commercial land uses to be undertaken on suitable
sites within the Boschendal Estate.


LEGISLATIVE REQUIREMENTS
The EIA process is being undertaken in terms of the National Environmental Management Act (Act No. 107 of 1998) (NEMA), read with
the EIA Regulations published in GN R385, R386 and R387 of 21 April 2006 (as amended). The NEMA makes provision for the
identification and assessment of activities that require authorisation from the relevant authorities based on the findings of an
environmental assessment. According to the EIA Regulations, authorisation is required for the following listed activities:
•    GN R386: Basic Assessment: 1e, 1k, 1m, 1n, 1o, 1p, 1v, 15, 16b, 18, 19; and
•    GN R387: Scoping and EIA: 2


The provisions of various other statutes are relevant to the proposed project, including the National Heritage Resources Act (Act No. 25
of 1999). A separate planning application process in terms of the Land Use Planning Ordinance (Ordinance No. 15 of 1985) for the
subdivision and rezoning of the property, will be undertaken as a separate but parallel process to this application. Boschendal is also
in the process of upgrading the tourist facilities on the Boschendal Estate, which activities do not form part of this application. In this
regard, Boschendal has obtained approval to utilise certain buildings on the Boschendal Homestead Precinct for tourism-related
activities and to utilise a portion of the Precinct for an informal parking and market area. A recent application submitted to the
Stellenbosch Municipality and SAHRA in connection with a proposed new wine tasting and sales facility has however been withdrawn.


CONSTRAINTS ANALYSIS
In 2007, the Applicant appointed several specialists to undertake a constraints analysis of the property as part of the baselines
assessment of the property. The constraints identified were used to inform the planning development proposals and the identification
of alternatives.   The constraints were consolidated into the following documents: i) Boschendal Farmlands: Groot Drakenstein –
Simondium Valley EIA-HIA Baseline Studies: Settlement Structure – August 2007; and ii) Boschendal Farmlands: Groot Drakenstein –
Simondium Valley EIA-HIA Baselines Studies: Composite Informants and Constraints – August 2007.


•    Botanical constraints
Due to the size of the study area, the sensitive vegetation areas were divided into three zones, namely, west of the main Pniel Road;
east of the Dwars River, and the south-eastern quadrant. The botanical constraints have been mapped in detail.


•    Faunal constraints
Various species of amphibians, reptiles, birds and mammals were identified during the faunal baseline assessment. The importance of
maintaining ecological corridors was highlighted. Water is considered to be a vital resource for animals, especially in the dry season,
and wetland habitats are productive sources of food and the dense vegetation needed by many animals for shelter and breeding sites.
Wetlands are also of fundamental importance to all aquatic and semi-aquatic species. Pursuant to the faunal baseline assessment,
various corridors have been recommended, which are intended to provide linkages between the protected upland fynbos habitats and
lowland habitats, especially wetlands. These corridors have been overlapped and consolidated with the buffer areas proposed for
freshwater and aquatic ecosystems.


•    Freshwater constraints
The dominant freshwater ecosystem within the study area is the Dwars River. This river is a foothill, cobble-bed system typical of the
Fynbos Biome. Numerous small streams cross the study area on both sides of the Pniel road. Those on the northern side of the road
drain the Simonsberg Mountains, and eventually join to form a small tributary that flows directly into the Berg River. The streams on
the southern side of the Pniel Road originate on the Groot Drakenstein Mountains, and flow directly into the Dwars River. On the
Drakenstein side, there are man-made drainage channels that channel water from natural streams into various impoundments. A large
drainage channel runs from above Lanquedoc, and into two impoundments to the north-east of the piggery. Some patches of wetland
were found within the study area, on the Drakenstein side of the site. The most significant wetland was a remnant patch of wetland
associated with one of the streams entering the Dwars River, just south-west of Lanquedoc. Other patches of wetland were recorded
north of Lanquedoc, and then to the west and north-east of one of the impoundments just north of the piggery.


•   Visual characteristics and constraints
The property forms a core component of the Dwars River Valley, one of the few remaining intact agriculturally productive valley
landscapes within the immediate agricultural context of Metropolitan Cape Town. The Valley has a cross-section that is typical of
valleys in this part of the Western Cape, with 3 distinct landscape domains: (1) the higher mountain sandstone buttresses above and
scree slopes below; (2) the more subtle rounded foothills of Cape granite; and (3) the relatively flat alluvial valley bottom. The Valley
reflects the essence of the Cape Winelands Cultural Landscape. The dominant visual characteristics of the area include the following:
•      The R310 scenic route following the Dwars River Valley via the Helshoogte Pass;
•      The R45 scenic route between Paarl and Franschhoek;
•      The framing mountain slopes of the Simonsberg and Drakenstein Mountains;
•      Patterns of agriculture, mainly vineyards articulated in places by shelter belts of trees;
•      Related secondary industries clustered at the intersection of the R310 and R45;
•      Small rural villages at Pniel, Lanquedoc, Johannesdal and Kylemore;
•      A number of notable historical farmsteads / werfs at Boschendal, Rhone, Goede Hoop and Bethlehem.


•   Heritage constraints
As part of the Heritage Impact Assessment (“HIA”) process for the Founders’ Estates, the South African Heritage Resources Agency
required an overall assessment of the Dwars River Valley as a whole, as well as the formulation of a preliminary set of heritage
indicators in order to place that application within the broader context. A number of heritage-related baseline studies were conducted in
connection with the Founders’ Estates, and those studies have formed part of the baseline assessment of this project. The main aim
would be to revisit some of the initial findings, and to fill the gaps where necessary and to take the analysis further, particularly in terms
of the underlying structure of the settlement pattern and the extent to which this should provide direction to possible future growth. The
critical outcome of the composite informants and constraints, which need to be taken into account when considering development on
the Boschendal property was to identify absolute no-go areas for development on ecological and heritage grounds. The informants and
constraints analysis concluded with the identification of two zones: no go areas and ‘tread lightly’ areas (i.e. areas on which some
limited form of development could be considered, subject to special conditions. A full HIA will be undertaken as part of the EIA
process.


PLANNING CONTEXT
The following documents are referred to in the policy and planning overview for the Boschendal Estate: Western Cape Provincial
Development Framework; Cape Winelands District Municipality IDP; Winelands Integrated Development Framework (WIDF);
Stellenbosch Municipality IDP; Stellenbosch Spatial Development Framework (SDF); Dwars River Valley SDF; and the Boschendal
Sustainable Development Initiative (2005).
DEVELOPMENT ALTERNATIVES
There are four alternative layouts for the proposed project, including the no-go development alternative, that will be assessed during
the EIA process. These are described below:


•    Alternative 1 (14 November 2005)
The Boschendal SDI – Consultative Draft November 2005, proposed a Boschendal Development Precinct comprising a mix of
agricultural, residential, tourism, eco-tourism and commercial land uses. The development precinct would consist of the following:
Approximately 402 residential units in the form of farmyard estates located on the Boschendal lands; a retirement village of
approximately 500 units located in the vicinity of Thembalethu; mixed-use residential (40 erven) and commercial area in the vicinity of
the existing railway station (including offices, retail and residential units); cannery houses (20 erven); a 5-star boutique hotel (maximum
120 rooms and a wellness centre) in the vicinity of the historic Boschendal Homestead; two Simonsberg Conservation Estates located
above the Founders’ Estate; and 5 Old Bethlehem Conservation Estates located about Old Bethlehem.


•    Alternative 2 (October 2007)
The following mix of agricultural, residential, tourism, eco-tourism and commercial land uses were proposed: The proposed 240-room
hotel complex will consist of a main complex of 60 rooms, with the remainder of the rooms established as hotel villages at suitable
locations within the agricultural landscape. Tourism-related and residential units: The above villages will include approximately 500
tourism-related and residential units. Retirement precinct: This complex will comprise approximately 500 units. Mixed-use commercial
node: This node will be located at the old station site at the intersection of the R45 and the R310 and will include shops, a ‘Red Shed’
manufacturing centre and 150 residential units. The proposal also includes the registration of a 99-year servitude over the agricultural
land, which will consist of approximately 45 % of the total surface area of Boschendal’s land in the Dwars River Valley (± 1050 ha).


•    Alternative 3 (May 2008)
                                                                                               2          2
Alternative 3 includes the following: ±1071 residential erven ranging in size from 270m – 1400m ; ±117 hospitality units; 7 Old
Bethlehem Conservation Estates; 2 Institutional Zones (frail care / church); and 1 Clubhouse. Alternative 3 also includes the
registration of a 99-year servitude over the agricultural land (approximately 45 % of the total surface area of Boschendal’s land in the
Dwars River Valley or ± 1050 ha).


•    Alternative 4 (July 2008)
Alternative 4 proposes a combination of agricultural, residential, tourism and commercial land uses to be undertaken on suitable sites
                                                                                                                           2         2
within the remainder of the Boschendal lands. These will include: ±1056 residential erven ranging in size from 270m – 1400m ,
located in defined precincts, i.e. Western (Residential erven), Eastern (Retirement centre), Central (Commercial node) and Southern
(Old Bethlehem). Within these precincts, a total of 120 hospitality units; 23 Farms; 2 Institutional Zones (church / frail care) and 1
Clubhouse will be established. The proposed development nodes, situated on the valley floor, aim to promote a qualitative settlement
structure along the R45 main road. The proposal also includes the registration of a 99-year servitude over the agricultural land,
(approximately 45 % of the total surface area of Boschendal’s land in the Dwars River Valley or ± 1050 ha).

•    No development Alternative
This alternative is the “no-development alternative”.     The no-development option will result in the status quo of the site being
maintained. This will entail the existing approved subdivisions on the property, i.e. 22, as well as the rights to construct an additional
dwelling and associated labourers’ cottages. The implementation of this development alternative will thus also result in some form of
densification on the property.


•    Summary of Alternatives
The Scoping Process commenced with Alternative 1 as the proposed development plan. This plan was then subjected to a detailed
constraints analysis by the appointed specialists. Alternatives 2 and 3 were compiled in response to the constraints identified, and
during further project team discussions and workshops, Alternative 4 was developed. It should therefore be noted that based on the
iterative process followed to this point and the detailed input provided; only Alternative 4 will be taken into the EIA process, and will be
evaluated in detail by the appointed specialists. Further iterations to Alternative 4 may be compiled, in response to input from the public
and project team members.

SERVICES & INFRASTRUCTURE
•    Electrical Services
The area that lies west of the Dwars River falls within the Drakenstein Municipality area of supply, while the area to the east of the
Dwars River falls within the Eskom area of supply. Drakenstein Municipality have confirmed that they are not able to supply the
Boschendal Estate due to supply capacity problems. Eskom will be the electrical supplier for the proposed development. Alternative
energy and resource optimization options will be utilised in order to reduce demand on the national electrical supply grid.

•    External Road Infrastructure
Main Road 172 runs in a southerly direction towards Stellenbosch from the intersection with Main Road 191. Major upgrading of this
road is earmarked for the near future. All the accesses to the proposed developments to the west and east of Main Road 172 are from
this road. Underpasses under Main Road 172 are also planned to improve flow of traffic between the developments. The Main Road
191 between Paarl and Franschhoek forms the northern boundary of the development.

•    Internal Road Infrastructure
Existing roads on the property are generally used to provide access to each precinct. These roads will be upgraded to link up with the
proposed developments. Premix roads with varying widths (between 3,5 m and 5,0 m) are proposed, with brick paved roads and
parking areas within each precinct. A brick channel on the one side of the road to accommodate stormwater and a brick edging on the
other edge of the road is proposed.

•    Stormwater Management
The general drainage of the site is towards the Dwars River, which runs through the approximate centre of the site. The terrain is
divided into sub-catchments. Where possible, all runoff water will be drained towards existing dams on the site, which will be used for
irrigation purposes. The dams can probably not be utilised as detention facilities, as the dams will be at their full supply capacity in the
event of large storms. Open channels (existing and new) will be utilised as far as practically possible. Existing channels will have to be
upgraded to accommodate the increased peak of stormwater generated from the new roads and built up areas. This will ensure that
surface water will be captured in the channels running more or less perpendicular to the natural flow direction.

•    Sewage Reticulation And Treatment
The Boschendal Estate has no formal sewer network and is generally serviced by means of soak-aways. The winery and piggery have
a system of water treatment where the final effluent is irrigated. The Estate is situated around the existing villages of Pniel, Lanquedoc,
Johannesdal and Kylemore which have sewer reticulation networks that either gravitate or are pumped to the existing sewage
treatment plant situated within the Boschendal Estate. It is envisaged that sewage generated by this project will be treated at the
existing waste water treatment works at Pniel. The local authority indicated their support of the upgrading of the existing works to
accommodate the increased flows. Final approval for the upgrading must be obtained from Stellenbosch Municipality and the
Department of Water Affairs and Forestry. According to the municipal officials, the capacity of the existing works is ± 1,2 Ml/d. The
anticipated additional flow generated by the development is 1 Ml/d. It is recommended that the existing Pniel Wastewater Treatment
Works be doubled by adding another parallel 1 Ml/d treatment facility. A SEPARATE EIA WILL BE UNDERTAKEN FOR THE
UPGRADING OF THE PNIEL WASTE WATER TREATMENT WORKS.

•    Bulk Water Supply
Founders’ Estates, Western-, Central-, and Eastern Precinct Areas: A new ∅ 250 diameter gravity supply line is necessary, consisting
of a connection on the CMC water pipeline that supplies water via a pump station and a ∅ 200 diameter rising main to the Pniel
reservoir and proposed 3,5 Ml reservoir. The approximate length of the gravity pipeline is 1,2 km and the rising main is 5,0 km. The
pump station will be required to pump water to the reservoirs. A new high lying 0,3 Ml reservoir is required for the Founders’ Estates.
A new pump station at the existing Pniel reservoir will supply bulk water to this reservoir via a ∅ 75 diameter rising main of
approximately 1,0 km. A connection on the existing farm water system can be made to supply water to the bulk water supply system
during an emergency. The existing farm water treatment works should be upgraded in order to provide emergency potable water. The
Founders’ Estates will be fed from the 0,3 Ml reservoir via a gravity reticulation network. Storage and pressure will be supplied by the
0,3 Ml reservoir. The Western-, Central- and Eastern Precincts will be supplied from the proposed 3,5 Ml reservoir via a gravity
reticulation network. Storage and pressure will be supplied by the 3,5 Ml reservoir.
Southern Precinct Area: The existing Kylemore supply system must be supplemented from the Pniel reservoir for usage by the
proposed development from the Kylemore reservoir. The existing water supply system shall however in future be upgraded for
Kylemore, Pniel, Lanquedoc and the proposed development. A new pump station will be necessary to supply water from the existing
Kylemore reservoir via a ∅ 110 diameter rising main of approximately 0,7 km to the proposed 0,6 Ml reservoir serving the Southern
Precinct area. A 0,6 Ml reservoir will be necessary to supply the area with water as well as pressure. The Southern Precinct area will
be supplied from the 0,6 Ml reservoir via a gravity reticulation network.

•    Fencing
Various control options will form part of a greater Security Management System for the Boschendal Estate. These options will be fully
described during the EIA process.


•    Solid Waste
Stellenbosch Municipality indicated that they will provide this service at the proposed development if required.


PROCESS TO DATE
The project was initiated in 2007 and initial public participation was undertaken which included adverts being placed in the local and
regional media, as well as holding an Open House Meeting in December 2007. However, due to the implementation of Regulation 77 of
GN R385, the application submitted to the Department of Environmental Affairs & Development Planning lapsed. A new Application
was submitted, and a new public participation process is being undertaken in terms of the EIA Regulations. The first phase of the EIA
process, namely the Scoping Phase, has been completed. The Draft Scoping Report was made available for comment from 29 August
- 29 September 2008. An additional Open House Meeting was held on 11 September 2008. The Draft Scoping Report has been
revised to a Final Scoping Report, which includes comments received from registered I&APs and the response to those comments by
the specialist consultants. The Final Scoping Report will be submitted for authority review and a further 30-day public comment period.
If the Final Scoping Report is accepted by DEA&DP, the project team will commence with the EIA Phase.


ENVIRONMENTAL ISSUES and CONCERNS
Several issues and concerns were identified by the project team and registered I&APs during the Scoping Process:


•    Access issues, upgrades of road networks and traffic impacts
•    Design process and principles (including planning issues relating to urban sprawl and development pressure)
•    Environmental Process
•    Impacts on natural resources and biodiversity
•    Loss of agricultural land
•    Heritage issues (including impact on heritage resources and the tentative listing of the area as a World Heritage Site)
•    Socio-economic issues (including poverty alleviation and skills development for the local communities).
•    Impact on tourism.
•    Visual impacts.
•    The combined or cumulative impacts of the proposed development.


The responses by the project team to these issues are set out in the Comments & Response Table (Appendix 5i of the FSR).

SPECIALIST ASSESSMENT OF IMPACTS
Based on the issues raised by I&APs and the project team, specialist studies will be undertaken to provide information to address the
concerns and assess the impacts of the proposed development on the environment. The following specialist studies will be undertaken
as part of the EIA Phase: Heritage Impact Assessment; Botanical Assessment; Faunal Assessment; Freshwater Assessment; Social
Impact Assessment; Economic Impact Assessment; and Visual Impact Assessment. Additional specialist studies required to inform the
EIA include: Traffic Impact Assessment; Engineering reports and an Independent Planning and Policy review.
TASKS TO BE UNDERTAKEN – EIA PHASE
If the Final Scoping Report is accepted by DEA&DP, the project team will commence with the EIA Phase. Once the specialist studies
have been completed, they will be summarised in an Environmental Impact Report (EIR), which integrates the findings of the
assessment phase of the EIA. Full copies of the Draft EIR will be placed at the local libraries (Franschhoek, Pniel and Stellenbosch).
Interested and affected parties will be notified of the Draft EIR by means of advertisements in The Cape Times, Die Burger, Paarl Post
and Die Eikestadnuus. In addition to the advertisements, I&APs on our database will be notified via registered mail and the executive
summaries of the Draft EIR will be circulated. The Draft EIR will be made available for a 30-day comment period. At the end of the
comment period, the report will be revised in response to feedback received from I&APs. All comments received and responses to the
comments will be incorporated into the Final EIR. The Final EIR will then be made available for public comment to all registered IAPs,
as well as submitted to DEA&DP for a decision.


CONCLUSIONS AND RECOMMENDATIONS
A scoping exercise has been undertaken to present concept proposals to I&APs and to identify environmental issues and concerns
raised as a result of the proposed development alternatives to date. The issues and concerns raised by I&APs, authorities, the project
team as well as specialist input based on baseline studies undertaken, have been captured as part of the Scoping process. This
Scoping Report summarises the process undertaken, the alternatives presented and the issues and concerns raised. The significance
of the impacts associated with the alternatives proposed will be assessed in these specialist studies, as part of the EIA. The Final
Scoping Report is being circulated to I&APs for comment and input. Comments received to date will be used to inform the specialists’
studies and will be addressed by the relevant specialists as part of the next phase of the EIA process.


              PLEASE SUBMIT ANY COMMENTS YOU HAVE BY 12 DECEMBER 2008 TO:

                                             Total Impact (Attention: Natalie Ritsch)
                                                    PO Box 44; Klapmuts; 7625
                                                          Tel: 021 8755272
                                                          Fax: 021 8755515
                                                   E-mail: natalie@dougjeff.co.za
                                                 Website : www.total-impact.co.za