Introduction
Uitsig Estate is a lifestyle estate situated within the municipal boundaries of Nelspruit and was established on a 150 hectares of land, which at the time of the establishment of the estate was situated on the boundary of the town of Nelspruit. The first phase of the estate was established in the early 1990s and a second phase was introduced in 2000. Due to the expansion of Nelspruit, the estate is not on the outskirts of town anymore but is now a 150 hectare estate comprising of 50 stands of approximately 3 hectares each, surrounded by high density developments. These were developed around the estate in recent years. In addition to the size of the estate in comparison to the neighbouring properties, the estate comprises of large areas of natural fauna and flora and is inhabited by game such as kudu, nyala, wildebeest and giraffe as well as many birds, insects and smaller animals. The estate is unique as a result of the nature thereof as well as its location. Uitsig was the first lifestyle estate to be established in Nelspruit and one of the first lifestyle estates in the country.
The aim of this research task is to establish the impact of Uitsig Estate on the economy and environment of the Nelspruit area. I predict that my findings will prove that Uitsig Estate has a positive effect on both the economy and the environment.
My research will be conducted through interviews with:
• Ben Steyn who is the head of Town Planning at Mbombela Municipality. I will be asking him what the municipality’s attitude is towards leisure estates such as Uitsig Estate.
• Sabina Walker who is a town planner in Nelspruit and she will be giving me her perspective on Uitsig Estate from a private town planning and development point of view.
• Ramona Grimbeek who is the principle of Chas Everitt Nelspruit and I will be asking her about the economic effect and impact of Uitsig Estate on the real estate economy of Nelspruit.
• Mike Branden who is a sworn valuator in Nelspruit and will be giving me information regarding the value of the properties in Uitsig Estate to determine the rates and taxes paid to the municipality by the property owners.
• Wayne Jackaman who is pasrt of the Timbavati Private Nature Reserve Board and he will be giving me information about the impact and relationship between UItsig Estate and the animals that live on the estate.
I will also be conducting a survey using the residents of the estate to determine the following:
How many people they employ in their household in order to see how they are contributing to the economy.
Their commitment to water conservation.
How they protect the environment through their gardens and recycling.
Why they moved to an estate such as Uitsig.
I will be collecting data on the following:
Income and liability of the estate for the municipality
Effect of the estate on the town planning of the town
Its roll in expansion of the town
Property values of the stands and houses on the estate
The impact of the estate on its direct environment
I have chosen this area because I live on the estate and I am interested to find out if there is an advantage to having estates such as these in the area of Nelspruit.
The attached map shows Uitsig Estate which is situated within the red border.
Review of Literature
Many developers are looking for ways to develop residential estates but with a goal of preserving the surrounding environment. A number of people have questioned the environmental friendliness of lifestyle/nature/security estates and if they really do help the environment.
The Val de Vie Polo and Wine Estate located near Franschoek in the Western Cape is one of these estates that have come into question. People have found that cultivation and mining has damaged the plant life that has grown on the estate along the Berg River. After finding this out, the developer made the preservation of this flora a top priority and hired an environmental specialist to help him. This led to the establishment of a conservation area on the estate. The team relocated over 3000 plants and bulbs into this area. This plan was also established in order to ensure that they do not compromise the natural habitats of fauna and flora throughout further developments of the estate and to attempt to have the plant life regrow by the Berg River. The animals that are found on this estate mainly consists of small mammals and a large amount of birds, especially water birds. These animals have been taken into consideration as the estate has developed sizeable water features and islands that will draw in an even larger amount of animals. Another environmental aspect that people have criticised the estate over is their water usage. The estate has stated that they have a world-class irrigation and drainage system that uses the exact amount of water needed which helps them to not waste water. (Property24, 2006)
This source is logical in its findings and is relevant to the topic question as the source is about the effects of Val de Vie Polo Estate on the environment in which it is located and it provides a new perspective in the ways that estates could be more environmentally friendly with irrigation. The publisher of this source is Property24 which is a South African website that helps to market property companies and also shows houses that are listed for sale all over the country. This website is reliable as it is used by top real estate companies such as Pam Golding and Chas Everitt. This source is limited because the article does not provide an author for the article which makes the source less credible as we do not know what the author’s credentials are. The information provided in the source is factual as Val de Vie’s website does support the statements made in this article which makes the source more reliable despite the fact that it does not have an author. The information is still valid as the same techniques for irrigation are being used by the estate and the fauna and flora are still being protected according to their website.
Raptors View Wildlife Estate is a wildlife residential estate situated in Hoedspruit, Limpopo. One of the main aims when this estate was developed was to make it as environmentally sustainable as possible. In order to achieve this goal the estate has made this a conservation area and maintains the biodiversity of this area and also tries to enhance it which makes them “improvers of nature”. (Beer, 2014). The estate also uses minimal irrigation as it relies on rain and other natural water sources which makes it more environmentally friendly. The estate also has a wide range of plants and animals that are protected. One of the largest factors that makes Raptors View different from any other estates is that in order to be environmentally sustainable there is rehabilitation of the land. (Beer, 2014).
The source was produced by Sarah Jane de Beer who produced it for her Honours degree in Urban and Regional Planning at the University of Witwatersrand. The discussions and conclusions of the report are logical and the source is relevant to the topic at hand as it discusses the environmental sustainability of a wildlife estate as well as the ways in which the estate makes itself environmental friendly. The source has done in-depth research with developers of these estates which makes the article more credible as it is a primary source. This source is useful to the project that is being conducted as it provides insight into the topic with new perspectives on what it means to be an environmentally friendly estate. The source is limited as the author only interviewed one developer who developed three estates within Limpopo and Mpumalanga which can make the source less credible as it may be bias in that it only one person’s perspective who is closely related to the estates. There is evidence that supports the conclusions which makes the information factual which contributes to the credibility of the source.
Simbithi Eco-Estate is an eco-estate situated on Kwa-Zulu Natal’s northern coastline just thirty minutes away from Durban. The estate has taken up many projects in order to restore the natural areas that have been compromised by development. The estate has spent R4.5 million purchasing indigenous shrubs, trees and ground covers. The diverse birdlife has started returning to the estate at the dam area. These birds include Egyptian geese and Kingfishers that have already had hatchlings on the estate. (Property24, 2006). This is the same source that has been used previously. This source is also limited as it also does not have an author but the publisher is reliable. This source has logical information and is appropriate to the topic as it discusses the environmental benefits that the estate has as well as the ways in which it is trying to rehabilitate the nature within the estate. The evidence of this source is supported by Simbithi’s website which shows that the information is factual rather than the author’s opinion. The information is valid as it provides more information about estates being eco-friendly and the information is current as the estate still exists as well as the fact that they are trying to remain eco-friendly.
The Diepsloot East Development is a residential estate that is being developed in Johannesburg along William Nicol Drive and the N14. An environmental impact assessment was conducted for this estate. The study found that there is natural life present on the estate and particularly bullfrogs. For this reason the preservation of the wetland area is essential and this conservation will be done by making the wetland areas conservation zones and not allowing any construction in these areas. Pathways will also be constructed around these wetlands so that pedestrians will not interfere with these wetlands. (Otto, 2013) The estate has also said that any vegetation planted in this area must be indigenous and must also be similar to the rest of the plants found on the estate. The authors of this source are Yonanda Martin and Christa Otto who work for Newtown Landscape Architects which makes the source reliable as this company is well-known in Johannesburg. The company has done numerous environmental projects for the government and one of their main focuses is environmental planning which enhances the source’s credibility. As the assessment was done in 2013 it makes the source current and it is relevant as the impact of the development on the environment was assessed.
Many people are starting to move to lifestyle estates for a number of reasons but the main one is for security reasons as crime is one of the biggest problems in our country today. It is estimated that there are 318 000 houses in a vast range of estates in our country with a combined estimated value of R643 billion. Fifty percent of these houses are found in Gauteng and twenty five percent in the Western Cape. A property-specialised risk management company called Lightstone found that 5.2% of houses in South Africa are located in residential estates. In 2014 there was growth rate of 6.72% in the housing market and this is because there is a high demand in our country for formal housing. (Smith, 2015). Pearl Valley Golf Estate is situated in the Berg River Valley in the Western Cape. It forms part of the previously discussed Val de Vie Polo Estate. Research in this estate has found that there is a high demand from younger buyers for freehold stands as many young people want to have the upmarket home that is associated with success. Between March 2014 and February 2015 it was seen that more than 51% of the buyers were between the ages of thirty-six and forty-nine years old in comparison to the 31% of buyers who were over the age of fifty. (Smith, 2015).
The author of this source is Carin Smith who is a journalist for Die Burger which is an Afrikaans newspaper in South Africa. She has won the Izethelo Award for outstanding journalism. The publisher of this article is Fin24 which is linked to Property24. This South African company investigates the financial and business matters of our country. This website is reliable as it is used by many professionals in the business world. This article is relevant to the topic being investigated as this source focuses on property prices of an estate which is useful to my study as part of my study is the financial aspect of estates. It also introduces a new perspective in which the financial aspects can be determined using age. The limitations of this source are that only one estate has been discussed which results in not being able to know if this information is factual as no other works can be found on this article and its findings.
Methodology
The research found for this report was acquired by using questionnaires as well as interviews. The problems that were encountered were that certain people could not be reached in order to have an interview. The surveys were conducted at the Uitsig’s Annual General Meeting and a problem that was experienced here was that not all of the estate residents attended the meeting therefore not all of the residents participated in the surveys.
Questionnaire:
Dear owner
I am in the process of doing my research task for matric which will be conducted in Uitsig. I would appreciate it if you could take the time to complete this survey and give it in at the gate when you are finished.
1. ARE YOU AN OWNER OR TENANT?
OWNER
TENANT
2. IN WHAT AGE GROUP DO YOU FALL:
20 – 30 YEARS
30 – 40 YEARS
40 – 50 YEARS
50 – 60 YEARS
60 YEARS AND OLDER
3. DO YOU HAVE CHILDREN UNDER THE AGE OF 18 LIVING WITH YOU ON THE ESTATE?
YES
NO
4. IF YES, WHAT AGE GROUP DO THEY FALL IN:
0 – 5 YEARS
5 – 10 YEARS
10 – 15 YEARS
15 – 18 YEARS
5. HOW MANY PEOPLE DO YOU EMPLOY ON YOUR PROPERTY AS DOMESTIC OR GARDEN STAFF?
NONE
1
2
3+
6. DO YOU HAVE AN INDIGENOUS OR PREDOMINANTLY INDIGENOUS GARDEN?
YES
NO
7. WHAT WAS YOUR MAIN REASON FOR COMING TO LIVE ON UITSIG?
PRESENCE OF GAME
LARGE STAND SIZES
LARGE AREAS OF NATURAL VELD
QUIET AND RELAXED ENVIRONMENT
STYLE AND QUALITY OF HOUSES
SECURITY
8. WHAT TYPE OF WATER SOURCE DO YOU USE ON YOUR PROPERTY?
BOREHOLE
JOJO TANK
RAINWATER
NONE OF THE ABOVE
9. DOES YOUR HOUSEHOLD RECYCLE?
YES
NO
10. DO YOU THINK THAT UITSIG’S SECURITY MEASURES ARE EFFECTIVE?
YES
NO
11. WOULD YOU FEEL SAFER LIVING IN UITSIG OR IN THE SUBURBS?
UITSIG
SUBURBS
Interviews:
Interview Questions: Ben Steyn (Head of Town Planning at Mbombela Municipality)
1. What distinguishes Uitsig Estate from other estates in Nelspruit from a town planning perspective?
2. In your opinion, should a city such as Nelspruit accommodate and make provision for an estate such as Uitsig, and if so, why?
3. Does Uitsig have any negative impact from a town planning perspective or economic perspective on the surrounding suburbs, or the Town and if so, what is the impact?
4. Bearing in mind that Uitsig was developed on privately owned land, is there any reason why such a development should not be supported in future?
5. Does the new SLUMA legislation and the new Mbombela Bye Law support estates such as Uitsig in the near future?
6. Does the Spatial Development Framework of Mbombela support and accommodate developments such as Uitsig?
7. Does the municipality view the rates and taxes payable by Uitsig as sufficient bearing in mind the size of the stands and in relation to the rest of the surrounding areas and the rates and taxes contributed by those areas?
8. Did the development of Uitsig contribute to the development and expansion of Sonheuwel Township and the eventual construction of Enos Mabuza Road?
Interview Questions: Mike Brandon (Valuator)
1. What, in your opinion is the average property value of properties on Uitsig Estate?
2. Do properties and estates such as Uitsig contribute to the economic growth of the property industry in Nelspruit, and if so, why?
3. The average stand size in Uitsig is 3 hectares, does that in any way negatively impact on the values of adjacent properties in Sonheuwel Township.
4. The new densification model of the municipality will make provision for 14 units per hectare in the area where Uitsig is situated, what in your opinion will the impact of such densification have on the values of properties in Uitsig should it be densified?
Interview Questions: Ramona Grimbeek (Estate Agent)
1. In what way does Uitsig add value to the property market in Nelspruit?
2. Does a property in Uitsig have any economic value for your agency, and if so, what value does it add?
3. In what economic and income range does the average purchaser fall that wants to buy property in Uitsig?
3.1 Income of R 1 000 000.00 or less per year
3.2 Income of R 1 000 000.00 or more per year
4. Is the average owner on Uitsig a Business Owner and/ or Professional person
5. What are the reasons people want to buy property on Uitsig:
Presence of game Yes/ No
5.2 Large stand sizes Yes/ No
5.3 Large areas of natural veld Yes/ No
5.4 Quiet and relaxed environment Yes/No
5.5 Style and quality of houses Yes/No
Interview Questions: Sabine Walker (Town Planner)
1. What distinguishes Uitsig Estate from other estates in Nelspruit from a town planning perspective?
2. In your opinion, should a city such as Nelspruit accommodate and make provision for an estate such as Uitsig, and if so, why?
3. Does Uitsig have any negative impact form a town planning perspective on the surrounding suburbs, and if so what is the impact?
4. Bearing in mind that Uitsig was developed on privately owned land, is there any reason why such a development should not be supported in future?
5. Does the new SPLUMA legislation and the new Mbombela Bye Law support estates such as Uitsig in the near future?
6. Does the Spatial Development Framework of Mbombela support and accommodate developments such as Uitsig?
7. What is the main benefit of Uitsig to Nelspruit as a development of the nature that Uitsig is?
Interview Questions: Wayne Jackaman (Board Member of the Estate)
1. What is the benefit of the game on Uitsig Estate to the veld and environment of Uitsig?
2. In your opinion, are there any negative aspects to the game on Uitsig, being situated within the town, and not a large nature reserve such as the Timbavati?
3. Is the kind of game on Uitsig suitable for the natural habitat of Uitsig?
4. How is the game on Uitsig being managed?
5. What is being done to ensure that the numbers of the game is controlled?
6. Other than the large game such as the Waterbuck, Giraffe and Blouwildebeest that was introduced to the estate, does Uitsig contribute to the protection of smaller game that naturally inhabits the area?
7. Does Uitsig in any way contribute to the growth and protection of birdlife?
8. If any new species were introduced, was that harmful in any way?
9. What, if any, is the most positive influence of Uitsig on the natural environment of Nelspruit?