Sewage Line
The 2025 rains (more between January and April than in the whole of 2024), have escalated the problems faced by residents, notably “The Farm”” that comprises 22 hectares and straddles Springfield and Milford roads. See the article in the Midrand Reporter dated 25 April.
The Carlswald sewage line runs down the base of the valley between Milford and Springfield Rds…. and so does the storm water from developments to the east of Milford Rd. The line was designed and built around 25 years ago for Regents Hill, a relatively low-density townhouse development on the south-eastern corner of Milford and Seventh Rds. Despite agreements that it was for the use of Regents Hill and Carlswald residents, all subsequent developments above 7th Rd have connected to it. It is difficult to monitor, access and maintain as it is located in an area without passing traffic. It blocks regularly as residents of these developments flush disposable nappies etc. down their lavatories. This causes the line to become blocked and the manholes to erupt spilling raw sewage down the valley.
Sewage spill from blockage above 7th Rd which ran down the storm-water drains and under 7th Rd resulting in badly polluted dam in Springfield Rd 23 October 2024
Sewage blockage on main Carlswald sewage line which ran into the storm-water channel and into the same dam. JW jetted the line to clear it.
Over the years storm water has dug a deep erosion gully / donga along the base of the valley which is around three-storeys deep, 20 metres wide and runs the length of 3 properties and by 2020 had expanded to the reach the sewage line which ended up being suspended above it. JRA (who are the municipal body whose responsibilities include storm-water management) had been notified about this likelihood on numerous occasions.
In April 2022, the Carlswald Valley sewage line collapsed into the storm water donga / gully on a property in Milford Rd but a team from Joburg Water’s Midrand Depot was able to effect a ‘temporary’ repair within a couple of days.
On Valentines Day 14 February 2023, the Carlswald Valley Sewage line collapsed for the second time into the ever-growing donga for the second time. This year, the amount of rain had caused the bank of the donga to keep collapsing making it too dangerous for Joburg Water to send in their repair teams and they were forced to appoint an outside contractor to undertake the job and it took until 25 February for the line to be replaced.
As the ground above the pipeline was waterlogged, the trucks and TLBs bringing materials to the site became stuck and when the construction team departed John and Madeleine were left a churned-up field which had previously been grassland. Wilf Mole came to the rescue and supplied compost to help re-establish the grass. His workers planted vetiver grass along the edge of the donga. Vetiver has extremely long roots and is extensively used in stabilising eroded areas and cleaning and purifying contaminated water.
The delay in replacing the sewage pipe resulted in millions of litres of raw sewage pouring down the valley and into the dams and wetlands that Wilf Mole has been forced to construct over the last 20 years on his properties at the bottom of the valley. As the flow was so great and over such an extended period in February, Wilf dug a channel from his first containment dam to the first manhole on his property and re-routed the sewage there. He was then able to repair the catchment dams that had breached as a result of the flow of sewage and storm water.
Most properties bordering on the sewage line are oblivious to what is pouring down at the end of their properties: out of sight and definitely out of mind (but not for those who have to deal with it)!
SCENES FROM SEWAGE PIPELINE COLLAPSE AND REPAIR IN APRIL 2022
The Carlswald Valley Sewage Line
This has been a long-term problem as the old sewage line that runs down the base of the valley was designed for and built 20 years ago for Regents Hill, a relatively low-density townhouse development on the south-eastern corner of Milford and Seventh Rds. All subsequent developments above 7th Rd have connected to it. It is difficult to monitor (as it is located in an area without passing traffic), access and maintain and blocks regularly as residents of these developments flush disposable nappies etc. down their lavatories. This causes the line to become blocked and the manholes to erupt spilling raw sewage down the valley.. The new sewage line was meant to have been completed in 2017 but all attempts by CRA to get Joburg Water (JW) to complete the new line have been stone-walled. Despite a long history of co-operation between residents whose properties border the sewage line and JW Midrand, JW are claiming that residents refuse them access to the line. The new line also requires that a servitude be written into the title deeds of affected properties which has added obstacles – how the current line was built without servitudes is a real mystery!
December 2019 and January 2020 were particularly problematic. Years without maintenance had resulted in the line being severely infested with root growth resulting in blockages when there was a build up of nappies or wet-wipes. Exacerbated by heavy rainfall, the line blocked and hundreds of thousands of litres of raw sewage ran down the valley for several weeks severely polluting our wetlands and dams. This was really challenging in December when storm water entering the sewage system caused a build up of waste among the roots and manholes started erupting all down the line. CRA chairman Wilf Mole has 22 hectares between Milford and Springfield Rd which he bought in the early 60’s. As he is situated where the valley flattens out, he has borne the brunt of all sewage and storm water and over the years has built a series of dams and wetlands to slow the water and contain it. He spent a large part of December building barricades to keep sewage out of his dams and digging trenches to channelling sewage from one manhole to the next when the lines blocked. It was only due to a barrage of correspondence with JW (accompanied by legal representation) that JW finally jetted the entire line in January.
Storm water
As development escalated above 7th Rd the volume of storm water increased exponentially. Where rainwater used to sink into the vacant ground which acted like a huge sponge, it now pours down the storm water drains and is channelled along the floor of the Carlswald Valley.
The photos below indicate the volume of water that flows down the Carlswald Valley following 25mm of rain. The catchment area is the developments above 7th Rd.
Storm water has cut dongas several storeys deep along the base of the valley and beneath the old sewage line (parts of which are now suspended over deep gullies).
Bottom: donga approximately 3 storeys deep with collapsed gabion intended to protect sewage line
Eastbourne Rd
Taxi on Eastbourne Rd (Midrand Reporter 20 September 2024). https://youtu.be/oYlYXNK6Pr8?si=DxYFKL2oEATWlSIk
Eastbourne Rd is untarred and irregularly graded by JRA. Owing to the volume of traffic and resultant traffic jams at rush hour, it has become a favoured ‘rat run’, especially for speeding taxis whose drivers have little regard for road rules or the safety of their passengers or fellow road users. The amount of dust generated (particularly before the rains start) has caused residents to liken it to be like ‘being engulfed in a sandstorm’. Crime has also increased markedly with increased awareness of Eastbourne Rd.
Residents, spearheaded by Karen Kruger, have come together with Ward 112 Councillor Lerato Mphefo to attempt to find solutions with the tarring and closure of Eastbourne being priorities.
Three recent frontpage articles in the Midrand Reporter by the very persistent journalist Comfort Makhanya, have highlighted their concerns.
Shortcut to Dusty Disaster click to open link to the article from the Midrand Reporter of 6 September 2024
Below: The Dust has not settled on Eastbourne Rd. Midrand Reporter 13 September 2024
Below: Midrand Reporter September 20, 2024
Development
With large properties in close proximity to schools, shopping centres, businesses as well as the N1 and the Gautrain Carlswald is being targeted by developers. As one developer stated in their application: “The area is under immense pressure for higher density residential development and the large low density agricultural holdings are no longer appropriate for this area.” The map below provides some indication of the extent of that pressure!
CRA’s VIEW ON DEVELOPMENT IN CARLSWALD
CRA aims to represent the concerns of the community in all proposed developments:
1. Height: As a community we agreed at the 2021 AGM that 2 storeys are the accepted norm for inner Carlswald.
2. Density: The Nodal Review 2020, the City’s planning document contains recommendations for density based on access to infrastructure and amenities while SPLUMA recommends 20-30. This discrepancy has caused many disagreements at Tribunals, but ultimately the COJ developed their Nodal Review in conjunction with CRA and are now ignoring the commitments made years ago.
3. Infrastructure:
Water – we are only at the start of what seems to be a significant water crisis in the City. All applications should be paused until this is resolved.
Electricity – the infrastructure in Carlswald AH is old and we experience a more than acceptable level of unplanned outages due to failing equipment.
Roads – the promised road upgrades to Harry Galaun/Norfolk & Harry Galaun/7th & Harry Galaun/Le Roux have not happened. All applications should be paused until this is resolved.
4. Schools: Only 1 public primary school and 1 public high school in Van Heerden Road at over full capacity. Private schools are not affordable to envisioned new residents and many operate without necessary approvals.
DEVELOPMENTS UNDER CONSTRUCTION OR IN PLANNING INCLUDE:
Carlswald Estate Ext 72 Location: 66.1 Norfolk Road (renumbered by COJ to 159.1 Norfolk)
See new Carlswald AH map (panhandle at intersection of Norfolk and Milford).
Height – 3 storeys (documentation lists 2 storeys with loft = 3 storeys)
Density – 28 dwelling units per hectare
Download documents. Objections to sbtp@mweb.co.za and objectionsplanning@joburg.org.za with a copy to carlswaldresidents@outlook.com before 6 November
We need to object to the City and insist that the CITY delivers the infrastructure that is required in order to sustain and support the speed at which developments have been approved and continue to be approved.
36 and 36/1 Lyncon Road, (Carlswald Ext 61): An application to develop a 3-storey development with a total of 117 dwelling units (50 per hectare) was approved by the city and at even higher densities by the Tribunal held with objectors.
CRA is appealing the Municipal Planning Tribunal’s decision to approve the development of 36/1 Lyncon Rd (Carlswald Ext 61) at 3-storeys and 64 dwelling units per hectare.
Our main objective is to retain a maximum of 2-storeys for inner Carlswald and keep the densities within the limits recommended by the City of Johannesburg’s own planning and land-use documents (The Nodal review and SDF (Spatial Development Framework). These recommend 15-20 units per hectare for this site.
The city’s representatives at the Tribunal saw fit to over-rule these documents on the grounds of what they “deem appropriate”, justifying their decision on Carlswald’s access to infrastructure (water, electricty and sewage all being approved!) and access to schools, shopping centres, businesses as well as the N1, the Gautrain and the lack of affordable housing.
The appeal was lodged on 18 May 2024 and we are still awaiting a decision.
126 Springfield Rd (Carlswald Ext 41). Approved for a school with 480 pupils and single storey buildings at a planning tribunal on 1 November 2023.
However illegal construction of new buildings commenced in July 2023. Despite constant requests to the city to intervene related to the noise of construction and that work was taking place very late at night with heavy machinery, music and shouting, it was only on 18 October 2023 (and after several requests from Ward Councillor Lerato Mphefo) that we received an e-mail stating: “The case for this property have been finalized and it is being processed for legal involvement through the Office of the Acting Assistant Director.”
The Municipal Planning Tribunal for the school was held on Wednesday 1 November. Objectors drew attention to he lack of action by the city despite a long and well-documented history of complaints, the illegal structures that were not located according to the submitted site plan and concerns that children were being taught in these hastily constructed and unapproved buildings as well as the lack of adequate sewage and congestion on 7th and Springfield Rds.
Ultimately it was a parent whose concern about the safety of her children who were being taught amidst building rubble in flooded classrooms resulted in an inspection by the GDE and the immediate closing of the school on Friday 3 November.
Builders are currently working on the roofs of the new buildings and have informed us that more than one storey is intended.
School buildings under construction with temporary roof
50 Norfolk Rd (Carlswald Ext 70): An application to develop 68 two-storey units (28 units per hectare). While this proposal fell within the parameters CRA supports for inner Carlswald, objections were lodged on the basis that the existing infrastructure was inadequate and could not support any further developments until water, sewage, electricity and roads were upgraded.
137-138 Walton Rd (Carlswald Ext 56): An application to construct 3-storey development comprising of 223 dwelling units (50 units per hectare) (next to Indigo Nursery). Objections to the development included an over-supply of three-storey developments; Impact on surrounding properties which are one of two-storey; accessing Walton Rd in close proximity to a busy intersection; Stormwater impact on already over-burdened Carlswald Valley residents; no mention of where sewage is going; Limited supply of water given that the reservoir on Walton Rd approved in 2015 has not been constructed; Electricity supply over-burdened due to ageing and poorly maintained infrastructure.
83 Milford Rd (Carlswald Ext 48): a private developer granted for 3 storeys and 53 dwelling units (of which 18 will be inclusionary housing and 35 market units) on 1,2-hectares. CRA is campaigning for a limitation to two storeys and nearer 20 dwelling units per hectare in Carlswald.
111 and 113 Milford Rd (Galencia) Villa la Seule (Carlswald Ext 32): Their approval for 111 Milford Rd (strongly contested by CRA and many Carlswald residents) was for 3 storeys and 30 dwelling units per hectare – a maximum of 68 dwellings. The application is for extending the approval to 113 Milford Rd for three storeys and 40 dwelling units per hectare or 86 dwellings on 113 Milford Rd and at the same time upping 111 to 40 per hectare – this would result in upwards of 170 dwellings where there were previously 2! See newsletter from Third Quarter 2020 for details.
154 Walton Rd (Galencia) Carlswald Ext 52: The application is for 200 dwelling units (or 70 units per hectare) on a 2,85 hectare site. Previous developments in Walton were constructed at 50 units per hectare and the nodal review recommends 20+ (infrastructure permitting) – inclusionary housing would take this to around 30 units per hectare.
32-34 Lyncon Rd (Leogem) The Lincoln (Carlswald Ext 54): First phase complete, second phase under construction. The original application was for 174 units on 6,4241 ha or 26 dwelling units per hectare. Following discussions with CRA, Leogem revised their site plan to 141 units all of which would be free-standing houses with private gardens (including the inclusionary housing where units would sell at half the price of the most expensive units). The fact that this is limited to double storey has made it more acceptable as has the fact that they have managed to incorporate the statutory inclusionary housing while limiting the density to 20 units per hectare. Construction trucks carrying bricks and building rubble have seriously damaged Carlswald’s road infrastructure. Roads were designed for an agricultural area, they are narrow and have a thin layer of tar. Verges are crumbling due to the weight of trucks and to vehicles having to move onto the untarred verges to avoid colliding with the trucks.
43 Norfolk Rd (Leogem) The Wrens (Carlswald Ext 54). Completed and occupied.
Spatial Development Framework (SDF)
The SDF is an important component of integrated development planning for the City of Johannesburg. Carlswald Residents’ Association has submitted comment to several rounds of the SDF. Here is a link to the submission for 2022.