benchmarks set by a government appointed regulator. Social housing is not only used for shelter but also as a tool for urban rejuvenation and to create employment for long term residents. From the example, it is vital that social housing developments have common rooms, where residents can come together and interact. The common room is also a space for extra-curricular activities for children and teenagers such as arts and crafts (Fromm, 1991).
Today, only about 35 % of all residents are entitled to get a social flat. In addition, emphasis of the program has shifted from expanding quantitative supply by supporting the construction of new units to utilizing the existing housing stock.
Another new objective of social housing is social sustainability by maintaining the social viability of urban neighborhoods (Schlosser, 2004). The position of local governments have changed, currently the practice of some local governments to enter contractual arrangements with housing corporations to address housing needs of vulnerable groups was incorporated into the social housing legislation.
The instrument “Local Housing Strategies” was created, the objective of which is to provide the basis for a supply of adequate and affordable housing and maintain social sustainability in neighborhoods. The states have the right to require them as a precondition for social housing grants. Therefore, while the role of social housing in the future will be smaller in quantitative terms, it will still play an important role for housing policy and for meeting the needs of vulnerable social groups (Schlosser, 2004).
The Federal Ministry for Transport, Building and Housing is currently initiating a research project to get an overview of the different local housing strategies developed in Germany so far. The scope covers strategies that are in accordance with the social housing program and general conceptual approaches. A specific intention of the research project is to actively facilitate knowledge transfer between local governments and dissemination of best practices in relation to the concept of Local Housing Strategies. The hope is that this process helps cities and towns to adopt a stronger role in social housing policy (Schlosser, 2004).
3.3.1 Weissenhofsiedlung, Germany
The concept of this housing scheme was to provide elegant, simple and affordable apartment accommodation in the peri-urban area of the city of Hamburg. The architect capitalized on the repetitious nature of row houses to reduce costs. The figures below show the views of the building. The building outlook is simple and conventional, but with a few distinct features to improve its image. Figure 3.5 shows the front of the building, each unit has a personal garden, and this feature is not usually provided in affordable housing schemes close to urban areas.
2004). Direct subsidies in the form of low interest loans and tax relief were provided to owner-occupiers, private landlords, and non-profit housing associations to encourage new construction and latterly rehabilitation. The direct subsidies were given to private landlords and housing associations on the condition that they agreed to operate the dwellings as social housing, initially for 60 years and later reduced to 30 years. In return for these subsidies, rented housing had to exceed a certain minimum standard while owner-occupied dwellings on which social housing subsidies had been received were not to exceed a certain maximum standard (Schlosser, 2004).
In addition, tenancies were restricted to certain income groups and rents were regulated to below market levels. An important element of this strategy is that the dwellings should be aimed at a broad spectrum of the population rather than just at the poor. This is one reason why social housing in western Germany has not suffered from the stigma which surrounds social housing in other European countries such as the UK. Another is that the dwellings are often built or rehabilitated to relatively high standards. In recent years, the government has encouraged the repayment of social housing loans. Once the loan is repaid, the owner is no longer bound by the regulations governing social housing and may re- let the dwellings at market-related rates. Consequently the supply of social rented housing is now decreasing (Rips and Litke, 2004).
The housing situation in eastern Germany was very different from that in the west reflecting the legacy of nearly half a century of communist rule. The central emphasis of federal housing policy for eastern Germany since unification was to revitalize the housing market, by privatizing and marketing housing provision, integrating it into the legal framework in place in the west. The housing allowance scheme, social security benefits, and tax arrangements that apply in the west were extended to the east following reunification. The increase in housing allowance rates were intended to compensate for lower incomes in east Germany, as well as rent increases as the housing market moved onto a more economically rational footing. Presently, the focus of social housing policy is on providing housing opportunities for vulnerable groups of society such as low-income households or those having problems with access to adequate housing for other reasons.
In Figure 3.6, a private court has been provided at the back for each unit which is also another added bonus.
Fig 3.5 and Fig 3.6
(Source: Progressive Architecture, October 1988)
3.3.2 Lessons for South Africa
The German social housing experience displays a close relationship between social housing institutions and the government. The German government has a policy that simplifies the legal framework of social housing. The policy includes government funding, access to housing subsidies and the use of social housing developments for urban renewal. This policy has an impact on the financing of rental homes, home ownership, strengthening the roles of the councils, and the intervention of private housing stock. The German government has three systems of aid: the 'First Incentive Scheme' provides for reduced-interest mortgages and it prohibits the passing on of any costs onto the applicants in the form of higher rent.
The 'Second Incentive Scheme' is designed to encourage home ownership through loans and grants and the 'Third Incentive Scheme' is done on a case-by-case basis, where there is no limit on government resources, and it generally provides for building cost subsidies. The municipalities are bound by law to constantly check the standard of the social housing institutions and financially cater for those in financial crisis. The quality and standards of the social housing developments are high and aimed at a broad spectrum of the population, thereby discouraging social