Social impact assessment
For Strategic Environmental Assessment of
Change in Structure Plan to accommodate
The proposed development of the
Lakes Eco & Golf Reserve
On property Hoogekraal 182 Swartvlei
Final report
28 April 2004
By Dr Shakti Malan
PO Box 244
Hoekwil
6538
0833010399
Executive Summary
A. Report motivation and structure
The Strategic Environmental Assessment is meant to inform the process of planning what would be the best use of the land earmarked for the Lakes Eco Golf Reserve (Hoogekraal 182 – henceforth referred to as the Property). The first section provides a baseline description of the social environment within which the study is located. The final section describes and analyses the potential impacts of three land use options:
· agricultural zoning,
· conservation zoning and
· Change of land use as proposed for the Development.
Mitigation and management measures for impacts are also provided in this section.
B. Baseline description
George experienced a sharp increase in population from 1996 to 1999, i.e. and annual increase of approximately 6%. This population increase can mostly be ascribed to the high growth of the African population for 16% per annum. This increase is due mainly to in-migration from the Eastern Cape, where unemployment levels are significantly higher, and per capita income lower. Between 1980 and 1996, unemployment levels have risen from 8% to 18%, with the largest percentage being amongst Africans.
Communities in the ward area within which the Development is located, have a rural quality, with significant differences between the social texture of traditionally Coloured/African and White areas. The Coloured areas that are closest to the Development (Colinshoek, Woodville and Karatara) are Safcol forestry settlements with a high degree of homogeneity. Retrenchments by Safcol are increasing levels of unemployment, but levels of social stability are relatively high. The Welfare Town next to Karatara was established by the Department of Welfare and is still occupied mostly by lower income white residents.
Club Timbers sawmill adjacent to the Development, has its own squatter settlement. Conditions are poor and social degradation is evident. Touwsranten is a mainly Coloured settlement adjacent to Hoekwil. The area was established during the Group Areas Act to accommodate families that were relocated from the lakes. Most employed residents to menial labour as gardeners or domestic servants. As in most Coloured and African areas, alcoholism is a significant concern here.
There area a number of large-scale farmers (mainly dairy and vegetable farming) in the area surrounding the Development. These farms provide relatively secure income and accommodation for farm workers and their families. Also surrounding the Development are various small scale farming enterprises and landowners who mostly relocated to the area from cities in search of a tranquil rural lifestyle.
The road planned to the proposed Development, passes through Hoekwil, a mostly white village overlooking Wilderness. Much of Hoekwil currently consists of 3-hectare erven that may not be subdivided under current regulations. This adds to the rural atmosphere of the village. Farming still happens on a small scale in the village.
Kleinkrantz was originally created as the Coloured area of Wilderness, but houses then became available as a Coloured area holiday resort. Currently, most houses are either owned by permanent occupants or rented from the State. Kleinkrantz has a squatter camp with poor social conditions.
The town of Sedgefield lies 11 km east of Wilderness, and falls within the Knysna Municipal Area. The town is largely reliant on the tourism industry. Population numbers rise from 3-4000 out of season to 30 000 during season. Smutsville and Sizamile are the Coloured and African townships of Sedgefield. According to local residents, Smutsville came into existence in the ‘50’s when the Group Areas Act forced Coloured families to move out of Sedgefield.
A common phenomenon of Smutsville, Touwsranten and Kleinkrantz communities is that there is a relatively high degree of formal as compared to informal housing, and at the same time a significant shortage of formal housing. Levels of informal housing are higher in Sizamile and the Club Timbers village, both of which accommodate migrants from the Eastern Cape.
Some of the Coloured families closest to the development, live in rented ex-railway houses and on farms in the Rondevlei, Langvlei and Duiwerivier areas. There is no service provision for these houses. Unemployment is a concern for residents. Most households have one inhabitant who provides an income, either through working or through disability or old age pensions
C. Impact of land use options
This section summarises the impacts which each of the three land use options would have on the social environment.
Note: Unless otherwise indicated (in brackets after the heading), numbering of impacts corresponds to the numbering in the main body of the report.
1. Agricultural zoning (3.1.1)
Agricultural zoning has the potential to be a secure source of livelihood sustainability, and has the advantage of maintaining the current low-density rural based social identity of residents in the area. However, the agricultural specialist report indicates that farming is not a viable option on the Property. Agricultural zoning would then not contribute to social sustainability.
2. Conservation zoning (3.1.2)
Conservation zoning has the social advantage of maintaining low density development, not putting at risk the livelihood security of residents who use natural resources (e.g. fishing in the Swartvlei) and providing free access to natural recreational areas. However, specialist studies indicate that conservation zoning is not viable as an exclusive zoning for this area.
3. Change of land use proposed for Development
3.1. Policy directives (3.2.1.)
Policy directives investigated indicate a need to ensure that poverty is addressed, that the sustainability of rural communities is ensured, that tourism development happens in shared vision with local communities, and that golf estate developments not be undertaken to the detriment of vulnerable communities.
3.2. Employment creation (3.2.2)
The Development has the potential of creating a significant amount of employment opportunities, the majority of which will be in the construction industry. The construction industry in the George municipal area is currently lacking in skilled workers. Statistics also indicate that the number of people currently employed in the construction industry of the George district would not provide sufficient labour for the Development at the scale proposed. The Development would therefore have to make use of inexperienced labour with low skills levels. The potential of the in-migration of workers from elsewhere to fill vacant positions should be monitored closely.
Apart from construction work, the following sectors are likely to provide employment on the Development, and offer potential areas for skills training:
· Caddies
· Hospitality industry
· Land clearing, horticultural services, forestry
· Equestrian activity
Apart from skill levels, factors constraining employment are:
· Lack of English language skills
· Unemployability due to alcoholism
· Lack of transport facilities
· Some local (particularly forestry) communities see the Property as beyond their world of engagement.
A request by leaders and residents from all low-income communities is that higher level (i.e. above unskilled labour) employment opportunities be created on the project, particularly for the youth.
3.3. In-migration (3.2.3)
· The construction industry in the Garden Route is growing rapidly due to the increase in the amount of developments. This has resulted in a large-scale in-migration of work seekers (particularly from the Eastern Cape) as well as the settling of workers who are brought from elsewhere in the country by contractors. This phenomenon has resulted in the following social problems:
· In-migration is placing a burden on low cost housing provision, which is already under strain.
· The influx of foreigners has many negative repercussions for the social integrity of local communities. It can lead to community disintegration, the disintegration of families, the degradation of moral codes, and an increase in alcoholism, drug abuse and gangsterism.
· An increase in the unemployed population becomes an economic burden for existing communities.
· Crime levels rise if population density and unemployment levels rise.
3.4. Change in rural lifestyle (3.2.4)
The Development as proposed, could significantly alter the rural lifestyle of neighbouring communities and landowners.
3.5. Division of White and Coloured/African communities (3.2.5)
The community participatory process could be divisive if the interests of White and Coloured/African communities are played off against each other.
3.6. Marginalisation of poor communities (3.2.6)
The building of a high-income golf estate in an area characterized by low levels of income, lack of housing and basic services could further inequality. If vulnerable communities are not empowered to participate in the project evaluation process, the process could further marginalise them.
3.7. Lack of shared vision (3.2.7)
There is a lack of shared vision between surrounding communities and the Developer. There are high levels of distrust from sectors of the community towards the Developer. Residents feel that their inputs are used against their will to support the vision of the Developer.
3.8. Noise pollution (3.2.8)
Noise pollution concerns expressed by interested and affected parties are:
· The noise of increase in traffic on the road through Hoekwil
· Activities related to the proposed aerodrome and
· Domestic and animal noises of Reserve residents.
3.9. Change in social composition (3.2.9)
The Development will lead to a significant change in the social composition of the area. The Development is most likely to be inhabited by residents from high-income areas with a high degree of urban sophistication.
3.10. Services (3.2.10)
The Development as proposed will provide some commercial services. Surrounding communities are not likely to make use of these.
3.11. Security (3.2.1)
The Development will lead to an increased need for security to protect the Property, and could also indirectly lead to increased security risk for local communities (if accompanied by an influx of unemployed work seekers)
3.12. Road through Hoekwil and Touwsranten (3.2.12)
The Development as proposed would lead to a significant increase in traffic through Touwsranten and Hoekwil. This could endanger pedestrians and animals using the road.
3.13. Water (3.2.12)
Water is a scarce resource that is vital to the social and economic sustainability of local communities. The Development could potentially compromise current sources of water provision.
3.14. Closure of Club Timbers (3.2.14)
Club Timbers sawmill could be closed as an indirect consequence of the Development. The sawmill is currently an essential source of livelihood security for employees.
3.15. Cumulative impact: Development of the Garden Route (3.2.15)
The proposed Development contributes to the current development the Garden Route area. Development results in cumulative social impacts. The social impact of this development should be assessed within the context of the social impact of the development of the Garden Route as a whole.
D. Mitigation and management measures
1. Conservation zoning (3.1.2)
· 2. 1. Maintain areas currently zoned for Conservation use on the Property.
· 2.2. Ensure public access to recreational areas surrounding the Property.
· Ensure that the density of the Development does not compromise the movement of fauna through the Property.
Policy directives (3.1)
· Ensure the creation of sustainable employment opportunities.
· Ensure that the Development does not impact negatively on social cohesion. In particular, the potential impact of in-migration should be monitored.
· During further phases of study, socially integrated participatory processes should be undertaken with the various communities who are interested in and affected by the proposed Development. These participatory processes should be held in a format, style and situation, which is accessible and empowering for all participants.
· Further participatory processes should include the formulation of a common vision for tourism promotion in the area. Ways in which the Development could further the tourism potential of the area, should be discussed and developed in consultation.
· Provide maximum training opportunities for poor communities
· Investigate ways of providing access to golf recreational resources for poor communities
· Ensure that the Development in no way compromises municipal service provision to poor communities. Such compromise would take place if, for instance, the Development leads to an influx of work seekers into vulnerable communities.
Employment creation (3.2.2)
· At further stages of assessment, the types and levels of employment that the Development could offer, should be defined in detail and mechanisms identified to enable access to positions for local residents.
· A percentage of higher level positions should be reserved for local employment.
· Ways of enabling potential subcontractors from low-income areas to tender should be investigated. This includes setting up linkages for small business loans, as well as small business skills training.
· Opportunities for the employment of younger people, especially those with higher levels of education, should be maximized.
· Employment opportunities for women should be maximized.
· Conditions of employment (including payment) should be discussed with employees before employment.
· Transport systems should be identified to ensure maximum employment access by communities that currently have little or no public transport access.
· The possibility of providing low cost housing closer to the Development should be investigated at the next level of study.
· The Black Economic Caucus, a Knysna based regional body that consists of 100 black business people, has expressed interest in discussing ways of ensuring empowerment and employment equity on the Development.
Skills training (3.2.2)
· During the next phase of study, training opportunities for all applicable sectors functioning as part of the Development should be identified. The number of people to be trained and mechanisms uses for trainee identification and training implementation should be decided on in consultation with local communities.
· Unless more advantageous opportunities can be found, the Master Builders’ training program should be used to upgrade and/or develop the skills of all building contractor employees.
· An agreement on training requirements and procedures should be made with all service providers and construction companies working on the Development. The Environmental Control Officer should ensure that training agreements are adhered to.
· Training for higher levels of employment should include English language training where necessary.