MOSSEL BAY NEWS - Feedback from the public participation process about the planned integrated housing development south of Louis Fourie Road has resulted in the project team going back to the drawing board.

"The value of public participation is again underscored by the revision of the planning for the integrated town development - for which a name is yet to be determined," municipal spokesperson Colin Puren said.

"It is important to emphasise that the future town development on this piece of land is already confirmed in the adopted Spatial Development Framework of council. The intention of the current planning exercise is to confirm more detailed future possible uses."

At a planning meeting this week, the project team underscored the importance of the comments received and the impact these comments had on the project planning.

"It is important to note that the project forms part of precinct planning for the future. The project team painstakingly planned for a sustainable, vibrant and integrated community with a healthy mix of residential and commercial activity, but also for the conservation of the natural habitat by providing ample green belts and a central park that will unite the community."

Puren said it is important to recognise the dire need for housing, not only for the lower end of the market.

Housing need
"The Mossel Bay Advertiser even wrote a front page article about the middle income residents who find it virtually impossible to enter the housing market. People earning a decent salary are finding it difficult to even find affordable rental accommodation.

"As part of the precinct planning, available land is therefore earmarked to also cater for this important market segment," Puren added. "Municipalities have a responsibility to effectively plan for the future land uses and all types of residential markets."

"We took very special care that the project proposals respect the context of the area, considering the nearby communities of Dana Bay, Heiderand, Fynbos retirement homes and Pinnacle Point," the director of director, Planning and Economic Development, Carel Venter added.

Considering the increased need for safety and security, the development will provide for several gated communities and effective social and economic integration.

"The development provides sufficient space for at least four schools, two primary and two high. Space has been made available for a medical precinct and the central park and sporting facilities will likely create a vibrant community. Along Louis Fourie Road, easy access will be created for thriving businesses and offices, all of which will confirm to very strict design principles.

No informal houses
"Private developers will be called on to develop the biggest land parcels, with approximately 18% of the development intended for integrated, subsidised housing," Venter said. The subsidised housing will not consist of informal settlements.

"We are talking of property values of between R350 000 to more than R1m in the GAP and Flisp market. This is similar to middle income townhouse developments in Heiderand and other parts of town. Design guidelines will also apply," Venter stressed.

In the vicinity of South Cape College, the planning provides for flats that will ideally be suited to students. Other rental accommodation for the middle income group is also included in the planning.

Green belts
The availability of green belts that will stretch all the way to the beach, as well as the central park, will likely result in this becoming a sought-after area, where young people will invest in starter homes, and where they will be able to enter the property market as homeowners.

Large portions of land, adjacent to Pinnacle Point and close to Paradise Coast, could be developed as middle to higher income areas, but this will eventually be market driven.

"We hope to see a vibrant community where the young, first time homeowners will over time upgrade their ownership to move to single residential homes as their family needs may dictate. The design principles certainly allow for a child friendly environment, where young families will prefer to make a home," Puren concluded. 

Further public participation will follow in due course.

Green belts that will stretch all the way to the beach, as well as the central park, will likely result in this becoming a sought-after area, where young people will invest in starter homes.

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