Are Lauren Waring & Chris Mulder Destroying Knysna? (Part 2)
Ironic slogan? Has nature conservation become window dressing?
At the start of this blog (Part 1), the controversy was over whether the tender for the ISDF should have been granted to Knysna Creative Heads Consortium. As a team member, Chris Mulder could benefit from the course they steer Knysna in.
Is there a conflict of interest?
George Rex Place – the proposed mixed-use development proposed for Hunter’s Home
The compliance officer expressed concern that there may be a conflict of interest as envisaged by Section 16 of the tender document for the ISDF as Human Settlement Planning would be undertaken by CMAI.
My goal isn’t to provide an answer but to provide you with information that will generate debate and eventually help Knysna make a decision. Key to this will be the current projects and intended projects of Chris Mulder and Associates Incorporated (CMAI), the enormous scope of which the general public is unaware of:
George Rex Place
I’m a fan of New Urbanism, which is being promoted by the Knysna Municipality and Chris Mulder through his proposed George Rex Place development.
New Urbanism is an architectural concept which mixes residential and commercial so that shops are within walking distance of residents. It aims to decrease traffic whilst increasing relationships of residents through greater interaction. Financially, the consumer theoretically benefits from savings passed on by developers who make more profit (due to the higher density) and local government’s reduced infrastructure costs.
New Urbanism fits into the Western Cape Provincial Spatial Development Framework (WCPSDF) which seeks to better integrate South Africans (still sharply divided despite apartheid having ended 2 decades ago) and curb urban sprawl which can be rich, low-density suburbs (e.g. Eastford) or poorer communities (e.g. Khayalethu) far from the centre of town. Current urban development is unsustainable so New Urbanism is a must however its implementation is up for debate.
“The property of 19,4ha is located on Hunters Estate and is situated between George Rex Drive [opposite Premier Hotel], Howard Street and Hunters Estate Drive. The proposal consists of a residential housing mix for a wide spectrum of buyers, with a commercial component that will address the daily needs of the residents and people from the area. The development will be surrounded by a system of open spaces consisting of wetland, water bodies and landscaped parks.”
It’s owners, Jazz Spirit, included Chris Mulder who bought it in 2005. Their intention was 209 apartments, 116 single residential units, 11 office units and 16 retail units. Chris Mulder has since said that he is no longer a partner but the designs are still up on CMAI’s website.
It’s an ecologically sensitive area with wetlands. It acts as a filter between several suburbs and the Knysna Estuary which has been in the news with regards pollution for the past 2 years. Mulder negates it’s environmental value, stating that the Parkes brothers dumped sawdust and other wood waste which is as deep as 1m. This is true. And there’s value to the fact that the development will feature waterways which will ‘unplug’ the freshwater system and stop the flooding of the roads in Hunter’s Home during major storms (as we witnessed in 2012).
In 2006, in an IOL report, ecologist/limnologist/estuary expert, Professor Brian Allanson, and the Knysna River Catchment Management Forum were against development, reasoning that “the developers are applying to develop 76 per cent of the property, although the area was rezoned in 1994 on condition that only 20 per cent of the property be developed and the rest be rehabilitated as a wetland. Secondly, Knysna’s road, water, sewerage and electrical services are too stretched to support a new residential area. Thirdly, the development is seeking a three-storey business/residential component.”
A second reason Chris Mulder gave for development is the abundance of alien vegetation. Also true but he’s failed to add that, by law, the property owner is obliged to get rid of it i.e. it isn’t a reason to develop.
He also said that it would provide work which is a truism in the short term but, as we discovered after the boom, is unsustainable and can be negative in the long-term.
A goal of the WCPSDF are more integrated communities but it is yet to be determined how that will happen here.
Where controversy arises is that attempts to develop it have been done secretively.
In December 2005, The Argus reported that Chris Mulder was dumping tons of sand onto the wetlands. It seemed that he was going to force the development. But the Knysna Municipality stood up for him, bizarrely claiming that he’d been given a temporary permit yet none ever saw the sand removed and Bruce Botha, a local resident, claims that there are now trees growing atop the dumped sand. Mulder made attempts to mow the wetlands but, at that stage, SANParks was more conscientious in stopping that.
In February 2013, a resident of Hunter’s Home noticed movement in the tall reeds and stopped his car in Howard Street, and witnessed a large mower marching through the wetlands with no regard for wildlife. He also claimed to see Chris Mulder who came up to his car and allegedly threatened to “fuck him up”. Chris Mulder, in the comment section below, strongly denies this, saying that he has not been on the property in 3 years. Whoever the threatening person was, he was driving a white, Toyota Prada with licence plate CX 177777 (or numbering very similar – does anyone know this car?). [Ed: Please note that I did email Chris Mulder for comment on this whole blog on the day of posting, 3 days ago. He returned now which is appreciated. I’m hoping that he will participate beyond this point but apologies to him for it. The goal is always truth so correction welcomed and I’m hoping that the public steps forward with the driver of that car].
This author was also a resident of Hunter’s Home at that time and often walked beside the wetlands which made it easier to notice that the bordering reeds, 2m deep, was subterfuge, disguising that an expansive area was been cleared. I sent a query to both Andre Riley, head of SANParks and Lauren Waring, Municipal Manager, asking, “Who is responsible for the cutting of the wetlands opposite Premier Hotel?” and, “with regards the wetlands in Hunter’s Home, are you destroying them illegally them for ‘development’?” I included my own photos. Whether it be for those queries or for the one I sent shortly after asking for a list of municipal salaries, it is notable that I was removed from the Knysna Municipality’s mailing list thereafter. It has also meant months more of unchecked banishment of the wetlands.
In 2011, at the time of the Knysna-Plett Herald’s article What About Our Wetland?, SANParks had also not responded to them. And, as they did in 2005 with the soil dumping, the Knysna Municipality were non-committal to investigation with, “We requested the owner of the property to create fire breaks on the property and they did this to our satisfaction. The contractor on site last week was only contracted to maintain the fire break – not to do any mowing. No permit for mowing wetlands or clearing fire breaks were issued, as there was no need to do so – the fire breaks had already been cleared; they were being maintained. The compaction effect is absolutely minimal due to the nature and infrequent use of the machinery used.”
LOWER CENTRAL URBAN ENHANCEMENT STUDY
“This is a Municipal bid that CMAI Architects won, which involved the undertaking of an intensive study of Knysna’s town centre and the preparation of a document that can be used in conjunction with the existing zoning regulations. It also included a public participation process and a very successful open public workshop was held where comments were obtained & incorporated into the document. A transect map was prepared for the whole of lower central and a document was presented to Council in which proposals were made regarding densification, infill, change of use, street frontages and possible interventions in order to improve the town’s public domain.
A proposal was also drawn up to upgrade the former industrial node in the southeastern corner of the town centre and to change it into a mixed-use area with both commercial and residential components.”
The latter section is likely referring to the area from Long Street (Thesen Island bridge) to the graveyard along the Costa Sarda Walkway beside the Knysna Estuary.
RHEENENDAL LOCAL AREA SPATIAL PLAN
Grant McAlpine (Chairman of the Rheenendal Farmwatch Association, stated it clearly:
“This issue has nothing to do with Farmwatch but I need to put my oar in together with my two cents worth as some confusion seems to have arisen. At the end of the day, it will become a Farmwatch issue when there are possibly another 500 houses in the area and an additional 300 cars moving along Rheenendal Road every day…
The FIRST is the Rheenendal Local Structure Plan (LASP), This is dealing specifically with the Rheenendal area. It is being funded largely by PG Bison (though the municipality is making a small contribution) and PG Bison, as the funders appointed Chris Mulder and Associates Incorporated (CMAI) to do the Structure Plan. This was not subject to any Municipal Tender requirements as the amount given by the Municipality was less than the monetary threshold which requires the tender process to be followed.
[Wicked Mike note: A largely unreported but relevant issue is that PG Bison/Steinhoff have allegedly been forcing rural communities out of the forests they control since 2006. Knysna Municipality has done little to assist them, so little that one could assume intentionally so. I have seen the correspondence]
I have corresponded with a Municipal official on this issue, voicing my concerns that there is potential for conflict of interest. I do not wish to elaborate further on this here but I will discuss it further if you contact me directly. The Municipal official response was :
Part of the reason for the Local Structure Plan is to create a broader, more widely owned context in which proposals being prepared by CMAI for P B Bison’s property can be evaluated. Whether this is a complementary process or a conflict of interest depends largely on the way you see it and the way that it plays itself out. The function of the Steering Committee is to ensure that what is put on the table is as close as possible to representing the ideas and aspirations of all the communities in the area and not only PG Bison. Council will not approve or adopt the Structure Plan unless it is satisfied that the views and interests of the broader community have been taken into account.
Our local Councillor, Magda Williams, put my name forward to serve on the Steering Committee but I was strangely not invited.
The SECOND initiative an administratively distinct process, which is the Integrated Strategic Development Framework. Clearly it cannot be functionally distinct because the Rheenendal Local Area Structure Plan (LASP) will have to be a component of the Spatial Development Framework that will be part of the ISDF, and to make this possible the SDF and the ISDF will obviously have to be responsive to what is being done in Rheenendal.
The award last week of the tender submitted by CMAI has caused much apprehension especially in the area of conflict of interest. Once again I do not wish to elaborate further here but I will discuss it if you contact me directly.
The award of this tender to CMAI sparked the advert placed by “concerned ratepayers” in the latest Action Ads which was attached to an e-mail from the Phantom-Homtini Conservancy to its members.
I am probably one of the worst when it comes to wanting to ignore things hoping they will go away. This is not going to go away and before your whole life and the face of Rheenendal and Knysna is changed irrevocably. I urge you to do something. GET INVOLVED.”
IN CLOSING
There is an obvious need for a better urban design framework for the CBD that restores the charm of ‘old’ Knysna. Although much money has been spent on studies, the fact is that they were wasted as they suffer from conflictions. One plan, as opposed to the previous 4, makes sense. This, to repeat, is called the Integrated Strategic Development Framework (ISDF). Where it gets confusing is that this will fall under the mandate of the Integrated Development Plan (IDP).
Chris Mulder should also be given his due. He is possibly the most qualified and talented person in his field in Knysna.
Note that his blog is about more than possible tender conflict. It’s about where the hell is Knysna heading to? With collapsed prices and so many houses for sale, so much of the industrial area empty and shrunken salaries (except for our politicians and municipal staff), do we need more middle class to upper-class homes and businesses properties? Should we not be figuring out how to fill what we already have? Should the Knysna Municipality not be making an effort to understand the situation, count how many holiday homes we have and how many residential properties are for sale? Should they not be keeping us, who pay their exorbitant salaries (2 of them over R100 000p/m) informed?
You have only until the 7th of May 2013 (yes, Tuesday) to make your inquiries or to launch your objection. If the latter, it need only be a paragraph to count. You can email Municipal Manager, Lauren Waring, at lwaring@knysna.gov.za. And follow-up every day until you get acknowledgement thereof as Lauren’s nature, too often, is to not respond. Save your sent mail or make a copy.
Participate in Knysna. This is your home!
[Please subscribe to this blog. BE INFORMED. All it takes is your email address. Look on the right-hand menu bar. You will then be sent an email asking you to confirm your subscription. Click the link. Whola! You are subscribed. It’s that simple on my other websites too e.g. as www.LoveKnysna.com and www.LoveKnysnaProjects.co.za – thanks!]
I am thrilled to hear this land is going to be developed. It will create jobs and provide much needed retail services in the area.
Knysna’s biggest problem is negativity.
Agreed, negativity is almost as bad as inaction and Knysna suffers from a lot of both. Never forgetting the positives we’re defending is why i have a website such as this and others such as http://www.LoveKnysna.com for balance. Jobs are temporary and, as the boom showed, a long-term detriment as they attract migrant workers who are then stuck in Knysna when there’s no more work to be gotten. As much as all three areas could do with a good, general store, the fact is that retail in Knysna is suffering greatly. Most shops are battling and many have closed. More retail shops will only damage our fragile economy more.
To whom it may concern
I normally do not engage in public or media articles written or commented on where the facts are not substantiated or correct.
Most of the statements posted here or written about me and or CMAI are either outdated, incorrect or simply insulting or libelous .
On the latter, I NEVER met or saw or met the “person” who said I “will fuck him up”. I never use words like this . Not on a site, not in a meeting, not when taking to “strangers” or friends The person saying this , I never met. He is confusing me with probably someone else. I dare him publicly to step forward, arrange a meeting at a convenient place so that we can meet and sort this out and hopefully get a public apology. .. to me this is tantamount to libel. I have not been on that site at Gorge Rex for three years. I am not any longer part of or a member or shareholder of the company mentioned. There is NO application for development submitted on this site.
CMAI has NO application for development submitted or pending in the entire Knysna Municipal area …period.
I hope this helps in setting some of the series of inaccuracies straight on your website.
There are lots of others but I simply could not let this total misinformation or inaccuracies go on. I expect the person who made the statement about going to be fucked up STEP FORWARD PLEASE so that we can publicly verify if it was ME he spoke to.
regards
Chris Mulder
Appreciate you dropping in. If you wish to clarify any facts, it will be welcomed. I can send you a list of questions from the public and environmental groups so as to clarify what is disputed. Would you be willing to answer them?
The incident was alleged to have occurred in February. I was contacted then by this party, who i am familiar with, and have kept the email (so as to cover myself) but it will be up to them to step out from anonymity. I will pass on the message.
I have added: “Chris Mulder, in the comment section below, strongly denies that this is true. Whoever the threatening person was, he was driving a white, Toyota Prada with licence plate CX 177777 (or numbering very similar).” [if anyone knows who drives this car, please inform me]
Please inform me who the owners of the land at “George Rex Place” are. I have added a “d” so as to make it past tense i.e. “It’s owners, Jazz Spirit, included Chris Mulder who bought it in 2005.”
Regards your statement, “CMAI has NO application for development submitted or pending in the entire Knysna Municipal area …period,” does that also mean that you have no plans for future developments in Knysna? CMAI retired from local planning and development? Plans to be removed from your website?
Again, as has been offered several times, your participation is encouraged and, if you agree to answer, i could have a set of questions sent to you asap so that there’s less confliction. Truth is the goal but if there’s still disagreement, both viewpoints will be presented.
Thanks.
My 2 cents is simple. Stop participating.
You are the reason why they bulldoze their way through your life, because you behave exactly the way they know you’ll behave.
Build a shopping mall? No problemmo! The sheep trail into that mall day in and day out.
Build an eyesore on Thesens Island? No problemmo! The sheeple bought every property in four minutes flat!
What happened, and continues to happen? Housing prices dropped. The corner store, a Mom and Dad store, with personal service, disappeared! Everyone was out shopping at the mega-stores in the Knysna Mall. Those same giants are the ones controlling the prices, ever upwards.
Fruit and Veg City has only one brand of potatoes on sale. (There are over 60 being grown in the Western Cape at any one time) Only one brand of Peppers, tomatoes, onions etcetera. Same principal applies. You shop at these places to save a few cents and end up sacrificing variety, competition, quality, availability and, eventually, over time, the price shoots through the roof. And you still think you’re getting a deal. HA!
Game, Checkers, Pick n Pay, CNA, Woolies, Foschini, Markham, Mr Price, SupaSpar… ALL of them; Same story… Kak service, rigged prices, a take it or leave it attitude, awful product more likely to kill you than nourish you, and you participate in this carnage.
The little guy is squeezed out because you need to save a few cents, all the good stuff not being grown anymore because of it, everyone wearing the same clothes from the clothing giants, buying the same “food”.
The “big boys” keep on swopping contracts with each other, keep the business “in the family”, make all the decisions with their pals in positions of power, keep the money in a tight circle, never letting you in, rigging the elections, the banks, the socio/economic environment and scratching each others backs. It’s a big club, and you ain’t in it!
If you want change, then change yourself.
Big thoughts for 5am:)
Stock markets are back at a record high yet life is only getting worse for the average man and woman. There are certainly 2, very different worlds with separate economies. It’s clear that the the masses have excluded themselves from self-control. Those who allow it will be abused. That is the animal in Man.
Hi Mike. I speak under correction, but did the advertised piece in the Herald not say the 7th May? What will be the food outlets square meterage?
That is what i thought but i don’t have a copy. I have emailed 2 people but await response. Be great if anyone can clear that up. Food outlets?
I have already posted this comment in respect of the ISDF tender award to facebook and love to repeat it here! Knysna, and especially us being dependent on business and more people in town, can only be thankful when Chris Mulder is involved in anything! What I know about him is that he is definitely not only a Developer but a highly qualified, talented and experienced man in this specific field of expertise. I suggest make sure about the facts before you jump on the bandwagon of faultfinding and destructive criticism.
From my limited understanding of this matter the “Notice placed and paid for by Concerned Ratepayers, Knysna” is incorrect on several counts and discloses limited information:
• The Integrated Strategic Development Framework (ISDF) tender was advertised nationwide and any company had the opportunity to bid. The tender qualifications were extremely strict and to the point
• Approximately ten tenderers qualified in terms of the specifications that dealt with numerous issues including experience, BEE component, public participation, lead consultant qualifications, responsibilities of team members, and their contribution, etc.
• The tenders, after closure, went through a full and transparent adjudication process over a six week period.
• The consortium that won the tender is “Knysna Creative Heads” made up of several parties with the necessary expertise including a lead consultant that is CMAI. CMAI is awarded less than 25 % of the work. The tender pre qualifications required a team leader with at least 20 years’ experience and Master’s Degree in Urban design, planning and design related fields. Emphasis was on local consultants. Chris Mulder is such a person
• “Knysna Creative Heads” were not the cheapest but second lowest tenderer and met all the tender pre-conditions. Creative Heads is made up of almost ten different consultants as required in the tender qualifications.
• I think that you have got it wrong in that CMAI is not merely a “property developer” they have many other talents and have brought together in the “Knysna Creative Heads Consortium” well-qualified individuals and companies with the necessary expertise together with experience to meet the ISDF requirements.
• When one recalls what Chris Mulder, through CMAI and the original consortium with many consultants, did with taking a derelict factory site and sandbar and changing it into what Thesen Islands is to-day, I do not share your reservations.
• CMAI has NO pending or submitted application for development or anything else currently in the Knysna Municipal area!!
• CMAI has designed, planned and obtained approval of most of Knysna largest developments..all of them successful and sustainable….Belvidere, Thesen Island, Pezula ..all of them contributing hugely to the tax base in Knynsa ,job creation and entrepreneurial opportunities …all of them environmentally sensitive to the degree that no one can find fault with it.
Thanks. We need points of view from both sides to maintain balance.
For clarification, are you an attorney at De Beer Joubert Attorneys on Thesen Island? What is your firms relationship, if any, with Chris Mulder, CMAI, Creative Heads and Thesen Island?
Note that Chris Mulder has been sent queries and if he answers those i’m happy to post a statement from him as well.
In the blog, i praised Chris Mulder’s abilities.
The point raised is that Chris Mulder is responsible for Human Settlement. That is not a 25% responsibility. It is a 100% responsibility for that aspect of the plan. Agreed?
Designs for the Knysna Lower Central Urban Enhancement Study and George Rex Place are on CMAI’s website.
You never responded to the actions of CMAI regards the wetlands.
Can you state 100% that Chris Mulder, alone or as CMAI, will never be involved in property development in both those places as well as Rheenendal and has no developer’s association/partnership with other companies, who intend developing, through the spatial plan with developers? An example would be PG Bison.
Has no intention of developing on the Western Head?
The main point is not Chris Mulder but rather questioning why Lauren Waring is encouraging development when there are already so many similar, empty properties? Human settlement is supposed to encourage integration of cultures and improve the property market. How do CMAI’s proposed developments achieve that? Proposed developments are on CMAI’s website.
The municipality needs to make a greater effort to inform the Knysna public of what’s going on. Placing an advert in 2 local publications when few will look at all the pages is ineffective. If it were, there wouldn’t be public outbursts after the fact. They also need to present a layman’s version so that general understanding is more likely.
Thanks.
I am a partner at De Beer Joubert Attorneys yes and we have our offices in The Boatshed on Thesen Islands. We have no business connection with Dr. Chris Mulder or his affiliated businesses. I am concerned about the Knysna economy because I make a living here.
Your response was overwhelmingly in favour with CMAI, included info not in the tender and skipped over all the questions from the other side s0 it’s safe to assume that you know someone in CMAI, Pat or someone. I truly do appreciate your input but i’m hoping that you look at both sides. Likewise, environmentalists etc. must look at your side
We are all very concerned about the economy too.
To who or where must objections be sent against this development.
Unfortunately, a response from Lauren Waring’s office says that objections are already closed. That does not stop you from asking questions and expecting answers. Her email was in the article but you can also see it on the right-hand menu bar of this website.
I would like to know who earns these massive salaries (R100 000/mth??). When there’s such poverty these amounts make no sense. I think we, the public, have a right to object or to find out what exactly warrants these amounts. Unbelievable!!
Anyone who knows 100% is welcome to correct me but i believe that Lauren Waring’s and Grant Easton’s range between 100 000 and 150 000. I did send a query through requesting a list of all municipal staff and politician salaries. By law they have to respond as we pay their salaries but Grant Easton chose not to. I will likely be compiling a list of queries and starting a petition to get answers if they continue to misbehave.
Excellent piece of work. I strongly recommend you include all this information in your objection to the ISDF tender award.
Thanks, Susan. I have received your detailed objection. Promise to read it after meetings this morning.
Thank you for your balanced views on this very touchy subject. Yes, ‘new urbanism’ sounds great, but please not in a wetland area. Up to now, the reeds and nature have been doing an excellent job of dealing with the organic sawdust waste that was dumped there by previous generations. If the sawdust was poisoned with that CCa stuff or whatever it is called, (arsenic based, possibly) Is this not the same stuff that Thesen Islands was built on? Will it be wise to start dredging and digging up soil, releasing various old toxins into our poor lagoon? I hope the original agreement for the development of Hunters village is honoured- that only 20% of remaining land was to be developed. Have the old people who made this deal all died? Seems like it.
If anyone can provide me with information regards the deal that was made with those occupants of Hunter’s Village, please contact me.
Please note that to read all responses, you’d have to look below both parts of the article. They are not combined.