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GUIDELINES for the regulation of future coastal development, which include the proposal of considerable densification for the Muizenberg area, will be submitted for consideration to the South Peninsula Subcouncil in a meeting at the Fish Hoek Civic Centre at 10:00 on Friday, 11 April.

Legally, these guidelines will form a component of the district's spatial development plans, which are currently being prepared and will be made available for public participation as part of the district planning process.

From Smitswinkelbay to the south of Fish Hoek, the guidelines are strongly in favour of supporting and enforcing the urban edge and advocate special attention for any development along the coastal scenic route, to prevent developments that could spoil views of the sea and mountain.

According to the guidelines, densification should not take place at the existing urban edge denoting the southernmost limit of the Simon's Town's urban area, and particularly not in areas between the high water mark and the first road. Public access to the beaches should be retained and sufficient and appropriate parking areas should be provided.

A proposal has also been made requesting that no further development, beyond the exercising of exis?ting rights, should occur at Castle Rock. There are also intentions to redevelop the Miller's Point Resort to include, possibly, an environmental centre, conference facility and chalets.

Additionally, there is the possibility of accommodating a lodge in the northern part of Mil?ler?s Point. The guidelines aim to reverse the privatisation of the cara?van sites, to ensure the benefits of the facility are enjoyed by the public at large as opposed to a select few.

The guidelines have identified Fish Hoek as a secondary nodal growth area, being appropriate for future growth and some densification. It is proposed that the densification should be concentrated to the west of the railway line and on the low flat areas close to the Main Road. The guidelines propose that developments should be limited to three storeys along the beachfront or amenity areas, but can rise higher, to approximately five storeys, behind this front row. The guidelines also propose that the individual leases of the Seaside Cottages next to the caravan park should not be renewed.

From the south of Fish Hoek to Sunrise Circle in Muizenberg, the guidelines argue that special attention should be given to any development which may compromise the area's scenic value. The guidelines stress that any development in areas between the sea and the railway line should be severely restricted.

Some densification is proposed in Kalk Bay through to St James, but with the understanding that the development should not detract from the declared Urban Heritage status of the area. Additionally, the densification should not occur on the Main Road itself or on the upper mountain slopes, but should be concentrated in the area at the base of the mountain.

The guidelines view Muizenberg as a primary nodal growth area, meaning the area has been identified as appropriate for significant future growth and densification. One of the proposals is that future developments should be limited to 10 to 12 storeys along the beachfront and in amenity areas, but can rise higher behind the front row.

The stretch of coast south of Scarborough to Smitswinkelbay is identified as a low impact development area and efforts should be made to improve public access through public transport upgrades. It is proposed that no densification should take place and the rural sense of the area should be retained. In addition roadside tourism is to be controlled and limited to one or two points along the main roads. The guidelines also propose that the Red Hill informal area should be developed and density and growth limits set.

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