Residents appeal planned Miederpark development

The Chief Directorate: Environmental Services in North West has given the go-ahead for the planned development of an apartment complex (including a three-storey building) in Mieder Park.

The residents are adamant to stop the development from happening, however. Their biggest concern is that the 600 residential units, providing housing for at least 1,200 people, would put an extra burden on the failing sewer and water system in the area.

Since 2017, the Herald has regularly reported on the problem on the southern side of the city. There have been frequent reports, especially during the rainy season, of sewer blockage at various homes. In other cases, raw sewage had poured into homes and polluted the environment.

The area earmarked for this development is the property of the J.B. Marks Municipality and is situated at the park between Louw, Kiepersol and Palm streets and Geelhout Avenue (plot 2110).

It was originally zoned as a green area but rezoned as a residential area at the end of 2019. The head of town planning at J.B. Marks Municipality, Owageng Melamu, motivated the rezoning of the park on 23 December 2019. The former municipal manager, Lebu Ralegetho, signed off the document on 7 January 2020, apparently without informing the residents or requesting any public participation.

After a handful of residents in the surrounding streets received notice of the environmental impact assessment (EIA) in 2020, a Mieder Park resident, Adélle Jerling, contacted Global Green Environmental Consultants, the company responsible for the EIA of the development. A list of names, comprising hundreds of members of the J.B. Marks Consumer and Ratepayers Association, was drafted and submitted to register as concerned and affected parties. Three environmental specialists from the North-West University, Prof. Sarel Cilliers (Urban Ecology), Prof. Juanneé Cilliers (Urban & Regional Planning) and Dr Marié du Toit (Urban Ecology) also objected with a very comprehensive report, based on scientific research explaining the importance of the urban green infrastructure. According to their report, “a tremendous increase in urbanisation is predicted to occur, mainly in Africa and Asia. It is further predicted that more than 60 per cent of the global area is projected to be urban by 2030. This development pressure will increasingly lead to land-use conversion that would result in the transformation and fragmentation of the urban green infrastructure (UGI). Urban green spaces (and UGI) are essential for human health and well-being and should thus be considered a basic human need.” The three scientists believe, “Plot 2110 is one of the largest remaining fragments of the rand highveld grassland (RHG) in our city. It is one of the most vulnerable vegetation types of the highly-threatened grassland biome.” They add that replacing this grassland with large impervious surfaces (buildings and paved areas) would cause tremendous water run-off from this area. The run-off could cause flooding as the current stormwater management system is insufficient, adding to the already failing infrastructure. Jerling adds that the company that did the traffic and road survey erred in their report by not adding Geelhout Avenue and Palm Street, the streets on either side of the development. “Their report still states that there would be 274 vehicles per hour on a weekday morning!” she says in disgust.

She invites all residents to join the appeal. “You don’t have to be a resident of Mieder Park.  Everyone concerned about the environment may also complete an appeal form,” says Jerling. Get your form by sending an email to Adélle Jerling, adelle.jerling@gmail.com or visit the park on  Wednesday, 8 September at 17:00 and put your signature on an appeal form.

The Herald contacted the main developer, Gert Hooghiemstra of Bokone Social Housing NPC, for his comment on the residents who are unanimously opposing the development. “All objections, as received by the environmental consultants, were included in the final “Basic Assessment” and, therefore, served before the Department. We still refer any stakeholders to the EIA process within which any person can appeal against the decision of the Department,” he says.

While the residents are concerned that the current infrastructure of the sewer system won’t be able to carry the extra burden of 1 200 more people, the municipal spokesperson, William Maphosa,  says according to the engineers, there won’t be a problem.  “The Bulk Services Report, compiled by Moedi Consulting Engineers (Pty) Ltd (report dated September 2019) concluded that the development can be connected to existing bulk services infrastructure (sewer, water, and electricity) available in close proximity to the proposed development site”, says Maphosa. According to Maphosa, “it always remains the responsibility of the developer to ensure the adequate provision and network of engineering services prior to the Site Development Plan (SDP) being approved.”

According to the municipality, the proposed social housing project is aimed at promoting inclusivity and urban restructuring through social, spatial, and economic integration into existing areas. “The proposed social housing development can be considered as infill development as it is proposed adjacent to the existing township of Miederpark”, says William Maphosa.

According to the municipality, the recommendation is in line with section 114 (Exempted to facilitate expedited procedures) of the Tlokwe City Council Spatial Planning and Land Use Management Bylaw (2015) that was approved by the Accounting Officer.

Maphosa says, the above-mentioned clause of the Bylaw explicitly states that ‘The Municipality may in writing a) exempt a development from compliance with the provisions of this Bylaw to reduce the financial or administrative burden of (I) the provision of housing with the assistance of a State Subsidy or (ii) incremental upgrading of an existing settlement, and b) in an emergency authorize that a development may depart from any of the provisions of this Bylaw.’

This development is also not exempted from proving that there shall be a contribution made by engineering services as stated in chapter seven of the same Bylaw. It always remains the responsibility of the developer to ensure adequate provision and network of engineering services prior to the Site Development Plan (SDP) being approved.

Maphosa says that the Department of Economic Development, Environment, Conservation, and Tourism was meticulous in examining the EIA Report on environmental issues. “It is a known fact that land in JB Marks LM is characterized by dolomite and therefore creates an extreme shortage of space for residential development”, he says.

The Municipality will ensure that when the Site Development Plan (SDP) is finalized it considers all development mitigatory measures highlighted in the EIA approval and ensure that all development adheres to the provisions of the Bylaw which ensures adequate engineering services.

“It remains the constitutional responsibility of the Municipality to ensure a conducive environment for housing development. The proposed development will contribute to the reduction of housing shortages within JB Marks LM and promote quality living environments for low-income earners”, says Maphosa on behalf of the municipality.