Community voices concerns as City defends Masiphumelele spatial development plan

The City has defended its draft Masiphumelele Local Spatial Development Framework (LSDF) following strong public reaction to the plan, which outlines possible housing and land-use options across the far south.

The framework has sparked debate between civic groups worried about potential development sites in Fish Hoek and community leaders in Masiphumelele calling for land to be released for dignified housing closer to where people already live.

After questions were raised online about whether the document was “official” or merely a “desktop exercise,” mayoral committee member for spatial planning and environment, Eddie Andrews, confirmed to the Echo that the version circulating is indeed an authorised draft.

“The draft LSDF currently circulating was an official document authorised for public release by the City’s Spatial Planning and Environment Portfolio Committee on 7 August 2025,” he said.

He added that the draft was based on earlier versions and the input of experienced City officials and consultants, and included initial primary work by a consultant consortium.

Among the points drawing the most attention are references in the draft LSDF to possible residential opportunities in parts of Fish Hoek, Ocean View, and the Lochiel Road smallholdings, including Elgin Park in Fish Hoek.

Mr Andrews said the document identifies a gap in the market between low-income and middle-income housing - a category often referred to as GAP housing, aimed at earners such as teachers, nurses, police officers, and young professionals who do not qualify for state housing but cannot afford market prices.

“The draft LSDF indicates that in-principle opportunities should be supported in the wider Fish Hoek valley to address this demand gap,” he said.

These would be explored through both private market mechanisms and the possible release of under-utilised public land.

However, Mr Andrews stressed that “these are initial possible sites, none of which have undergone any assessment concerning appropriateness or availability."

He said: "There are also no firm proposals for what ought or could be developed in the respective sites. The public participation process aims to test whether these sites should indeed be developed.”

From within Masiphumelele itself, local leaders have urged the City to focus on housing and development solutions that preserve dignity and address overcrowding in ways that empower the community.

Reuben Hela, CEO of the Masiphumelele Business and Community Development organisation, said his group supports lawful and inclusive planning but rejects “bullying in the name of the LSDF.”

“This programme is constitutional and preserves the dignity of the people,” he said.

“We request the City to release the land in Noordhoek and build decent houses for our people -  homes that will not downgrade them, but uplift them.”

Mr Hela said the organisation believes the site known as Erf 4836, the City-owned sportsfields in Noordhoek, which measures about 148 hectares, could provide land for housing in the near future.

“Phase 4, stage 2, is already underway, and these units have increased from 470 to 600 houses,” he added, saying the community hoped to secure land rights that would “restore the dignity of our people without looking at class or colour.”

He also called on the City to learn from the past and prioritise overpopulation and youth development in future planning.

Mr Hela said the Masiphumelele leadership stood “in solidarity with other stakeholders in the surrounding areas” but emphasised that the next Integrated Development Plan (IDP) cycle must reflect the community’s needs.

“What will be our cry in 2027 for development?” he asked.

In response to concerns that areas outside Masiphumelele were being identified as “relocation” zones, Mr Andrews said the draft LSDF should not be viewed in that way.

“The identified potential sites should not be viewed as relocation sites,” he said, but rather as part of a wider strategy to promote integration and provide “a wider range of residential options to a wider range of household income groups within the far south valley.”

Vacant or under-used state-owned land within the urban edge was considered, with the intent of promoting formal, planned development, he said.

Addressing questions about the rehabilitation of the Masiphumelele wetlands, Mr Andrews said that large parts of the wetland have been illegally settled despite environmental protections.

The Houmoed Avenue Phase 2 project, approved with environmental authorisation, is intended to help manage stormwater and limit further encroachment.

“Simple logic suggests that if better-located land is made available elsewhere for housing, then these persons could be relocated from the troublesome wetland,” he said, noting that this would need to be paired with “urban management to prevent the reoccupation of the wetland areas.”

Concerns have also been raised about infrastructure capacity in areas such as Fish Hoek and Ocean View.

Mr Andrews said the City “does regular infrastructure capacity assessments city-wide, including for the far south area,” though these are technical documents not easily shared.

He added that infrastructure availability would have to be demonstrated before any development rights are granted.

According to the City, all public comments will be reviewed and may lead to further investigation or adjustments to the plan.

“Once agreed to internally, all comments will be responded to and made publicly available,” said Mr Andrews.

“A proposed way forward report will be submitted to the subcouncil and the spatial planning and environment portfolio committee for support or approval.”

Meanwhile, the Fish Hoek Valley Ratepayers' and Residents' Association (FHVRRA) has voiced strong opposition to the inclusion of Fish Hoek land parcels in the draft plan.

In a statement dated October 15, FHVRRA chair Peter Feasey said the association supports the submission made by the Sunnydale Ratepayers' Association, which proposes that additional housing and recreational space be located north of Kommetjie Road, to avoid residents having to cross the busy route.

The FHVRRA warned that selling portions of the Lochiel smallholdings for temporary housing or GAP projects “will result in haphazard development, and the eventual collapse of the LSH community,” and it “strongly opposes the proposal to identify non-adjacent sites” in Fish Hoek - including Elgin Park, the Silverglades Wetlands, and the old hospital site - for possible future development.

“Any future housing developments in Sun Valley and Fish Hoek should be made available to all residents, and not just one specific group,” said Mr Feasey.