CHAPTER 3: URBAN REGENERATION AND THE RELEVANCE OF THE MIXED USE TYPOLOGY
3.4 THE CITY IMAGE
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there are many areas that cannot deal with the amount of people coming into the city. As a result, areas are rife with informal settlements or high poverty within areas outside of the cities that is, within the outlying areas. Provisions made for low income housing cannot be seen as a total success as people are still having to pay high travel costs to come into the city as a result of these housing types being located on the borders of the cities due to the lack of affordable accommodation more centrally (Karuri- Sebina, G. 2016:29).
In relation to this, there are many informal places of trade within the city as a result of the high cost of formalising such trades and travel to and from work areas. This hinders growth as the means does not support the end (Mapetla, M. 2006:18)
The past two decades has led one to witness the transformations within South Africa, being citizen rights (which were previously denied) and so forth. There are spatial changes being implemented though these are at different rates in areas as well as different forms. Although government has responded somewhat to basic needs required, the private sector has being invested in gated estates, office parks , etc. which allowed for people being in close proximity to work and other services or have access to personal vehicles that allow for periphery living without having to make use of public
transport. This seems like progress if one fails to see that this investing is only linked to those who can afford this type of living (Karuri-Sebina, G. 2016:49). There is no consideration into the use of existing sites within the city which would be a preferred solution to those who encourage the regeneration of areas rather than degradation of greenfield sites.
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3.4.2 Questioning the Lack of Adequate, Affordable Housing within the City
One of the basic human needs is housing and its provision of privacy and security for the occupant.
With the rapid growth of people coming into the city to work, one may look to residing in the area. The demand for residential spaces therefore increases at a rate more than the infrastructure can handle leading to overcrowding, homelessness and so forth (Lin, J. 2011:6). This therefore results in many having to live away from the city to avoid the negative consequences of having to accommodate inadequate residential spaces within the city.
Despite the attempt at provision of services, the lack of proper and equal integration within cities is dismal. There is more invested in urban residents to ensure their continued enjoyment of the city, alienating those living further away and reinforcing the idea of urban sprawl; and thereby more inefficiency of services or any spatial development. (Karuri-Sebina, G. 2016:50).
Figure 3.15: showing land use. Blue being representative of commercial / business zoned. Green showing park and green spaces. Orange indicating residential zones and red being municipal buildings. Depicting the
dominance of one use over others, especially the lack of adequate residential spaces. (Source: Sharkey, D M.2012:22)
Figure 3.15 above clearly indicates how the current zoning within the Durban city encourages and adds to Urban sprawl. There is a great amount of area which is solely for businesses and commercial areas
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and the problem with this is the lack of use during the night which contributes to wasted spaces and a dead area that encourages crime, vandalism and so forth. It is evident of the small amount of green spaces which does not allow for a lot of social interaction with a small amount of areas being residential (Sharkey, D M. 2012:22). One can realise from this, the need for a more diverse building typology within the city, especially the need for more residential spaces.
From the above and the readings of Trancik, one can establish the importance of creating a sense of place for the workers and users of the area rather than just a structure to provide shelter. One cannot stress enough how important it is for the building as well as the surrounding context to be given
meaning by the user. By bringing character of the user, the space is given meaning and the user is now given an identity (Trancik, R. 1986).
The current image of the city is undesirable but the success in making the area healthy again is in creating more liveable spaces that appeal to people aesthetically, as well as meeting their needs. By having a space which is also visually appealing to the eye, there would be an increase of economic opportunities (Urban Strategies.2008:10).
This is not only done through place making but creating walkable spaces, noticeable centres and so forth.
3.4.3 An insight into Social Housing initiatives
Targeted at the lower income groups, social housing is set, by the government, for people who meet a certain income criteria (Lin, J. 2011:11).With many people working within the city, further away from home, the government is looking to initiate schemes in which the low income earning bracket of the population, who live further away. The government is looking to counteract the effects of the past segregation by providing housing nearer to economic opportunities and promoting a diversity of social class within the city by spatial diversity of building and spaces (eThekwini Status Update on Social Housing Delivery Plan. 2015:2).
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Whilst there have been many social housing institutions established within South Africa and strategies via the government, these have been insufficient in solving the housing need to the growing population (Ngxubaza, V J. 2010:3).
Irrespective of the housing needs for the lower income population, future planning requires a sustainable environment and structures in order for the housing to work (Ngxubaza, V J. 2010:41).
Instead of producing new schemes in newer areas, there needs to be a focus on regenerating spaces that have potential in a sustainable way relative to the context it is placed and the needs of the people.
3.5 STRATEGIES FOR A WAY FORWARD