GEORGE NEWS - The affordable-housing development, Village Ridge, that George Municipality considers rolling out, will amount to "serious cramming in what is a low-density area", according to the King George Homeowners' Association (KGA).
The proposed development, between Highlands (formerly Die Bult) and King George Park, will consist of 186 residential units of between 45m² and 65m² on plots varying between 59m² and 187m². Provision is also made for three business erven, 11 public open spaces, a crèche and a cellphone mast.
The KGA's appeal against the development recently served before the Eden Joint Municipal Planning Tribunal (EJMPT), but had no impact. Their last resort is a written appeal to the mayor, which they intend to hand in before the deadline - the end of this week. At a meeting of the association last week, mention was also made of taking legal action.
"We are not against a townhouse development, which is indeed permissible under the current zoning - but at a density of only 35 units per hectare. The zoning being applied for will increase the density to 41 units per hectare," said the KGA.
Sense of place
Members are concerned that, with 186 new families in the neighbourhood, traffic, activity and noise will increase to unacceptable levels, and property values will drop. They question whether services, infrastructure and roads will be able to carry the additional load and feel the municipality (ratepayers) should not foot the bill for any upgrades to accommodate the development.
They also demand, among others, a third road link with the CBD, should the project go ahead. The area has only two exits and sometimes the exit at Outeniqua Park is closed during events.
KGA chairman, Godfrey Louw, said officials ignore the fact that the need for a link with Victoria Street has been identified and planned decades ago.
"Officials and the EJMPT have made no reference to this point whatsoever, just as they have not responded to several other issues we have highlighted in our appeal," said Louw.
Overpriced
They are also concerned about the cost of the units. "The price for a 45m² unit is R460 000 and a 65m² unit costs R1,3-million. That amounts to R11 000 per m² and R20 000 per m² respectively. This is more than residents at Kingswood and Fancourt are paying. This is not affordable housing."
A departure in parking requirements being applied for will furthermore reduce the prescribed norm of 2,25 parking bays per unit to 1,25 per unit. Louw said this will increase the effect of overcrowding as cars might spill over into open spaces.
The KGA has requested that Village Ridge should be a gated community with a homeowners' association that can enforce rules regarding issues such as orderly parking and noise. The current proposal is an open development where the open spaces can be accessed by the public.
Louw said having properties averaging 180m² in a neighbourhood where the plot sizes vary between 700m² and 950m² is nonsensical. Residents invested in the area with the idea that the ethos and character will be upheld.
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