9.9 HOLLISTIC EVALUATION AND POTENTIAL IMPACTS

Holistic evaluation means that the proposed development must be “contextualised” within the bigger area. It is inevitable that components of any new development would ‘spill over’ or have an impact on areas external to the project. This external impact could be either beneficial or detrimental. The negative impacts that any development could generate that affect neighbouring properties adversely, must be internalised through the removal of the impact or by changing the nature of the impact to minimize or to avoid its detrimental effect. The proposal will strive to internalize any potential spill over affects which may occur.

9.9.1 POSITIVE IMPACTS

ECONOMIC IMPACTS

· Knysna is internationally renowned as an exceptional tourist destiny. The proposal will through the well designed residential and business components as well as the world class public park proposed, contribute to attracting new investment and adding quality to the social and environmental environment of Knysna. It is a certainty that the proposal will create economic opportunity in terms of job creation which is ranked high up in the hierarchy of social upliftment and well-being;
· Substantial Foreign Inward Investment.

SOCIAL IMPACTS

· The provision of a well designed and equipped Public Park with public facilities, providing greater linkages between people of Knysna and the Lagoon;
· Creation of an amphitheatre with long term income possibilities for the benefit of the Municipality;
· Upgrade and/or relocation of the Sea Cadets Building and the provision of additional facilities;
· Achieving the Vision 2020 by creating “a town that works for all”;
· Fund consultant advice on Social/Affordable /Integrated Development;
· Although it will be an upmarket development the Developer is prepared to enter into some form of agreement to contribute to a Social
Housing component in a more ideally located area. It is proposed that a leading European expert (author of Legislation in Ireland) will be brought to the Municipality to conduct a series of workshops / Seminars on Social / Affordable implementation at the Developer’s expense.

VISUAL AND ENVIRONMENTAL IMPACTS

· Upgrade of the entire district by improving building facades, streetscape improvements, pedestrian boulevards, landscaping etc.;
· Achieving the goals of sustainable development, by promoting densification and optimization of existing urban land;
· Provision of new street lighting, CCTV, Tourist info /security /Toilet block;
· Proposed Development will be “green” in terms of sustainable/renewable design solutions;
· The current industrial land uses, that have the potential to impact negatively on the Knysna Lagoon, will be removed.

9.9.2 POTENTIAL NEGATIVE IMPACTS

IMPACT ON THE KNYSNA LAGOON AND ENVIRONMENT THROUGH CONSTRUCTION

Through internalisation of potential impacts the impact of the development on the lagoon will be kept to a minimum. A proper Environmental Management Plan and Construction Management Plan will be drawn up to the satisfaction of Knysna Council before commencement of any construction.

SURFACE WATER / STORMWATER / SOLID WASTE

Surface water run-offs, storm water generation and solid waste disposal will be kept to a minimum and will be in accordance with the latest sustainability development principles and technology.

9.9.3 IMPACT ON MUNICIPAL SERVICES

The developer recognises the fact that the Municipal Services are currently under tremendous strain. A specialist from Europe was appointed to conduct a sustainability study that will advise the developer to design a “Green Building”. The findings of the study show remarkable savings on water and energy through the use of innovated technology.