Duck Pond proposal divides residents
JON HOUZET
A CONTROVERSIAL proposal to develop a sensitive piece of municipal land next to the Port Alfred Duck Pond drew sharply contrasting views in the Ward 10 committee last week.
Word of the proposal attracted more members of the public to the gallery in council chambers than usual.
Justin de Wet Steyn, who previously developed the Royal Alfred Marina and Riverview Estate, has offered to buy four erven next to the Duck Pond for R3,5-million to build a 6000m2 shopping complex with Checkers as the anchor tenant.
Among the more controversial aspects of De Wet Steyn's proposal is that the cost of an environmental impact assessment (EIA), raising the level of the site with fill material and other remedying of poor founding conditions, as well as storm water upgrades, should be deducted from the R3,5-million.
While two estate agents on the ward committee expressed enthusiasm about the proposed development, others were more circumspect.
"This is a highly sensitive area and a highly controversial proposal,” said ward councillor Ross Purdon.
"I think the applicant should do an EIA before council even looks at this proposal,” said committee member Clinton Millard, and others agreed with him.
The erven (621, 622, 626 and 627) are all undetermined zoning, and would need to be rezoned to allow the proposed development.
In his proposal De Wet Steyn acknowledges the land is all "substantially below the 50 year flood level”, and he proposes raising the level of the site to not less than 2,5m above mean sea level.
He proposes taking sand from a sand bank at Little Beach as filling material, which would also benefit river navigation. Alternatively, he said sand could be taken from East Beach where the marina has been depositing its dredge spoils, or from the dam area next to the Royal Port Alfred Golf Club.
He said the development would benefit the environment as interventions in storm water flow would include catch pits to filter the water to intercept litter from going into the Duck Pond.
He also intends improving tidal flow between the Kowie River and Duck Pond by removing obstacles from the culvert under the traffic light intersection.
As for economic benefits, De Wet Steyn said Checkers would provide "much needed real economic competition with obvious benefits for all consumers, especially the poor”.
The development would also enhance CBD land values, he said.
He said the development would provide sustainable employment for more than 100 people, and have a "meaningful BEE component”.
"Under the municipality's recommendations there's no mention of an EIA,” said ward councillor Ross Purdon. "Although Justin himself brings up the need for an EIA I think it should be mentioned in the recommendations.”
The municipality's only condition stated in its recommendations is that the application be "provisionally declined” pending a comprehensive traffic impact assessment.
Committee member Gill Wansell, who represents the Royal Alfred Marina Homeowners Association, said the proposal was "a fantastic opportunity to uplift the Duck Pond Centre. The town needs investment.”
Purdon said according to the calculations he had done, it would cost about R2,6-million to raise the level of the site by 2,5m. With the cost of the EIA added to that, Ndlambe would receive less than R1-million for the land.
Wansell, who is also an estate agent, acknowledged De Wet Steyn was "chancing his arm with this offer” and said the price could be negotiated.
"I think it's a good idea,” said fellow estate agent Warwick Heny. "I know people don't like him (De Wet Steyn) but he's a visionary and he's thinking 20 years ahead.”
Ray Hicks, representing the Port Alfred Residents and Ratepayers Association, said the land in question was bequeathed to the municipality as a bird sanctuary, and deputy director of community protection services Fanie Fouche had been trying for years to have it officially declared as such.
