High-density housing elicits varied reaction

GEORGE NEWS - George Municipality's plans for high-density developments in upmarket residential areas have elicited varied responses from the public on social media.

Open land in Rooirivierrif and the King George Park / Die Bult area as well as the George riding club land in Glenwood have been earmarked for high-density residential developments aimed at providing affordable housing to previously disadvantaged people.

The King George Association (KGA) invited the public to sign an online petition regarding the development adjacent to King George Park, called Village Ridge. Before the newspaper went to press, chairman Godfrey Louw was not able to say how many people responded. They were planning on handing in everyone's comments at the municipality yesterday (Wednesday).

The proposed development of 4,5 hectares has a townhouse component with a density of 59 units per hectare and a single residential component (48 units per hectare). A total of 185 units is proposed. The townhouse plot sizes vary between 59m² and 80m² and the average size of the single residential erven is 160m². Units will cost from about R450 000 (town houses) to approximately R850 000 (single residential). There are also three business zone erven, 11 erven for open spaces, a crèche and cellphone mast.

According to Louw, they are not against Village Ridge, but want the density to be reduced because of the impact it will have on the traffic and the sense of space. "How can you propose to build 48 units on one hectare in a neighbourhood where the average erf size is between 800m² and 900m²? Peak time traffic in and out of our suburb is already a challenge. With the additional traffic of 185 families as well as traffic from the Rooirivierrif development, it will be an impossible scenario. We propose that the planners consider a link between the CBD and the development via Victoria, Palgrave or Marthinus Street."

The association members are unhappy that the highly problematic intersection at Plattner Boulevard and York Street was omitted from the traffic impact assessment report.

The KGA is also concerned about the application for a relaxation of the parking requirements in the development, which could potentially affect open space availability as it would be used for parking.

'Lesser effect because of bus route'

According to a detail plan of the project, the proposed development is situated next to an operational bus route, so additional traffic will have a lesser effect as many people will make use of public transport. To accommodate additional traffic, traffic lights will be put up at the CJ Langenhoven Road / Loch Lomondry Avenue intersection and the Plattner Boulevard / Barkhuizen Drive stop street will be converted into a roundabout. Paved sidewalks on at least one side of Loch Lomondry Avenue are also envisioned.

According to the town planners, the erven proposed on the periphery of the property are the larger ones that will accommodate the bigger and more expensive dwelling units that will range between R1,1-million and R1,3-million per unit. These will form a buffer from the lower income group housing. The developers also aim to plant fast-growing trees and shrubs in the development to further soften the impact on the environment.

A pedestrian bridge over Camfersdrift river will link the development with the CBD, bringing it closer and complementing the municipality's strategy to strengthen the economy in the town centre.

236 units in Rooirivierrif development

Should the Rooirivierrif development go ahead, it will make provision for 236 single residential units, a business area on 1,3 hectares and sport and recreation facilities.The future of this development (along the Camphersdrift river) is unclear, however, as the municipality has not taken a decision about its implementation.

OPPOSITION IN GLENWOOD

A Facebook page, The Densification of George, was started by Ingrid van Wyk and Joan Steenkamp of the Glenwood Conservancy in opposition to the municipality's plans for high-density housing.

Van Wyk said they are especially concerned about the plans to use the George riding club land and open space along Knysna Road for housing. "George will never be the same and it will be changed into yet another Amanzimtoti or Johannesburg. To lose the riding club and golf course to high-density housing would be a catastrophic loss, both aesthetically and financially. These are two very important facilities for both residents and visitors."

The public's reaction on the page varied, and included several comments welcoming the prospect of housing for the previously disadvantaged close to town.

Motivation behind proposals

The municipality's motivation for integrating different housing levels and activities is to correct distorted spatial patterns, stimulate the economy and optimise infrastructure and services. According to its spatial development framework (SDF) document, municipalities have a strengthened mandate from Spluma (Spatial Planning and Land Use Management Act) to be "bold and brave in managing growth and obligation to heal the spatial apartheid policy". Its aim is a socially and economically integrated city with increased housing choice in well located areas and improved access to opportunities.

Responding to a query from George Herald, communications chief Chantel Edwards-Klose said, "The municipality must balance these objectives against the objections received, as well as other impacts that may affect a neighbour's or community's rights and amenities such as traffic impacts, noise nuisances, pollution, health, etc."

She said the municipality cannot reply to objections in detail at this stage as the land use application is still ongoing.

The location of Village Ridge and the Rooirivierrif development indicated.