Adding Property Value through Wetland Upgrading -Kirstenhof Wetland
Located in Cape Town, the Kirstenhof Wetland is a project that tells the story of the impact of development on water systems, the value of public space making and the important role of “friends” groups.
The Westlake River that feeds the Wetland, starts approximately three kilometers west of Kirstenhof along the Steenberg slopes from where it flows south of the Westlake golf course, through the Norval Foundation and Pollsmoor prison, before flowing under the Simon van der Stel freeway and into the centre of the suburb of Kirstenhof.
Historic photos (see above and below) illustrate the profound impact that the Simon van der Stel freeway and adjacent development has had on the wetland.
Development of this area in the mid-1970’s relied upon the management of the wetland water flows. Water that would ordinarily move in a dispersed way through the wetland is consolidated into culverts below the freeway structure. This enabled the freeway construction and property development in the area.
The consolidation of the wetland flows has however intensified the flow velocity causing scouring and stream bank destabilisation. Further maintenance issues are created by upstream farming that is believed to cause the siltation that has further constricted natural water flows that locals living in the area believe is the cause of flooding.
A landscape project was implemented in the mid-1990’s aimed at improving the wetland amenity by transforming into a park with paths, bridges, benches and a play park for children.
These structuring elements are still apparent throughout the park today and are used by joggers, cyclists and children who enjoy the walkways and play areas.
Maintenance issues and alien invasive plant growth galvanised the local community in 2008 to action and they formed the Friends of Kirstenhof Wetland (the Friends). This group has played an important role in co-ordinating maintenance with City departments and through the hard work of Jean Lindsey and Louise Kinrade, the wetland is less infested with alien invasive plants. The work is by no means over, but it is closer to Louise’s vision of a liveable urban waterway that is valued by the broader community.
Louise notes that the wetland system is comprised of two, separate and distinct water bodies – a wetland through which a stream runs, the other a pool supplied by a spring. Between them they offer home to Leopard Toads, Egyptian Geese, otters, owls and a variety of other birds that are listed annually as part of the national annual bird survey.
The magnificent views to the Elephant Eye Cave in the Constantiaberg, Table Mountain to the west; and Muizenberg Mountain to the east create a unique genius locii – “spirit of place”.
The Friends hope that with time, the water quality will improve and children will be able tube down the flowing streams, as they have in the past. But even with the poor quality water, the Kirstenhof Wetland is a valuable amenity and can be used in any other number of ways as it is and that has other spin-offs worth exploring.
A 2004 Water Resource Commission Report titled “The Costs and Benefits of Urban River and Wetland Rehabilitation projects with Specific Reference to their Implications for Municipal Finance: Case Studies in Cape Town” (by Van Zyl, H; Leman and A; Jansen, A) analysed the value that the wetland rehabilitation added to adjacent properties. Whilst the conclusions of the estate agents were diverse there was broad agreement that property values increased up to 3.5% (houses bordering the rehabilitated area) and 2% for those located nearby, but without views, see summary table below.
The present value costs are shown in the Costing Table below.
Using a standard cost-benefit technique, the 1996 (see previous aerial rehabilitation project was found to have had a significantly positive net present value of R4.3 million (in 2004) and a benefit cost ratio of 2.39:1 measured over a 30 year period using an 8% discount rate. Assuming that the period measurement commences in 1995, the 30 year period will conclude in under five years’ time in 2025.
The project did not include major flood attenuation work and focused rather on aesthetic enhancement and recreational opportunities and the report concludes that the value has accrued through this added value, which will increase the municipal rates revenue.
Cost benefit analysis is a useful metric for motivating for budgets for future wetland development projects. Further metrics related to elements that are more difficult to measure such as eco-services and public health would add useful dimensions to cost benefit analysis and should be explored in the future for a more holistic measurement.
The value of the Kirstenhof Wetland to the community, beyond the financial, is nevertheless undeniable and furthermore self-evident to those who visit. It has its issues, but even these do not detract from its usability and appeal. With some timely investment towards resolving systemic issues and a general upgrade, it seems likely that further value will accrue, not only to the community, but to City revenue too.
https://www.facebook.com/Friends-of-Kirstenhof-Wetland-FKW-1385576761762942/
http://sourcetosea.org.za/about-3/useful-contacts/
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