5.17 STRANDFONTEIN (permanent population: + 110) (IDP )

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1 page STRANDFONTEIN (permanent population: + 110) (IDP ) SPATIAL ANALYSIS, see Figures Sub-regional location On the West Coast, approximately 8kms north of Doringbaai and 50kms from Vredendal by tar road; and, Strandfontein occupies a rocky north facing headland looking over a long stretch of sandy beach with safe swimming. Layout pattern The settlement is compact and easily walkable within 1km walking distance; It comprises a series of terraced township extensions with road pattern following the contours; There are four caravan parks/camping areas, one in the middle of the settlement and another occupying a dramatic location overlooking the beach; There is no significant urban centre with higher order activities due in part to the low demand thresholds for most of the year; and, The seaside holiday purpose of the settlement is clearly illustrated by there being a number of approved but vacant plots to the rear of the settlement but smaller subdivided and developed plots along the beach front. More permanent residents will also create a demand for unskilled labour. This should be sourced from Doringbaai, only 8kms away and an easy cycle ride or 10 minutes by car. This will help to address unemployment. In this instance, creating low income housing within walking distance of Strandfontein should be avoided Entrance road 1 st impressions Urban quality The buildings and open spaces are generally well tended and appears highly maintained; and, The settlement is unremarkable from an architectural point of view and there is a wide variety of building styles. Challenges and potential There is a very small permanent population but this grows exponentially during holiday seasons. For example there are approximately 320 holiday homes (2004) and approximately 65 caravan/camping sites, say 400 in all. Assuming an average occupancy per unit of 4 (which is probably low) at least people can be expected during peak seasons if not a lot more. However, the impact will increase as the number of holiday homes increase and the caravan/camping sites increase. This creates a challenge for the municipality if it is expected to provide infrastructure for services that are used so infrequently when compared to the demands made on it from other settlements with much large permanent populations; Although located far from major metropolitan areas (350kms from Cape Town) the high quality environment of this location for seaside holidays makes it attractive to second home owners. The municipality notes that they earn a large revenue from property owner s in terms of the municipal that are required to be paid; It is unlikely that Strandfontein will be able to offer any other economic attractions aside from its excellent location for seaside holidays. The West Coast can also be a challenge to live on during winter due to the early morning and late evening fog; However, the only opportunity to try and stimulate a more permanent community would seem to be to try and attract retirees. Health, shopping and social facilities are key and it is fortunate that Vredendal is only 50kms away by tar road. High speed internet will also be Important to keep residents in contact; Permanent residents moving onto existing stands will help to make better use of existing services capacities; and, It will be important to ensure that any new township extensions do not exceed existing bulk capacities. If they do it may be necessary to investigate off-grid service solutions that do not add to the municipality s infrastructure burdens. Varied architectural styles High level of maintenance of the public environment

2 page 306 Figure Strandfontein: Analysis

3 page 307 Figure Strandfontein: Aerial photograph

4 page STRANDFONTEIN: DRAFT SPATIAL DEVELOPMENT FRAMEWORK, see Figures and Core landscape areas Notes A key attraction of Strandfontein is its beachfront camping area. Future permanent development will not be permitted below the coastal set back line, but depending on its alignment and development conditions that must be investigated, it may be possible to extend the existing camp site along the coast behind the existing coastal road and taking care not to disturb the toe of the fore dunes; The boulevarded entrance route lined with palms should be extended to the two sea front parking areas, near the existing shop and the camp site so as to create a clear higher order route hierarchy through the settlement; and, Detailed urban design guidelines are to be prepared for the coastal area, which consider walking trails, tree planting etc. Potential appeal as permanent residential and/or retirement destination Urban Development Notes Promote and investigate ways to incentivize development of existing approved, vacant erven and pockets of vacant land within the existing urban development; and, After evaluating the following: 1) Will it be sustainable for there to be more 2 nd home development particularly with regard to services and if not, this should be discouraged; 2) Does Strandfontein require more units in order to reach critical mass to be sustainable as a retirement, permanent residential settlement; and, 3) While, in terms of Integrated Coastal Management (ICM) policy linear coastal development should be discouraged in principle, but lateral expansion of existing nodes should be considered acceptable up to the 1km radius walking distance limit; Consideration could be given to the expansion of Strandfontein along the coast up to this limit behind the coastal set back line, once its final alignment is determined. Care should be taken to avoid disturbing water courses, dune slopes and other sensitive environmental features perpendicular to the coast; and, The town has opportunities to attract retirees to the area. This should be investigated as it will increase the need for doctors and clinics. Investigate possible lateral expansion of beach camping area to the north Strandfontein Life Saving Clubhouse

5 page 309 Figure Strandfontein: Spatial Development Framework

6 page 310 Figure Strandfontein: Land Use