GISTEXT USER GROUPS
D) PROCESSES
3. KPA 2: BASIC SERVICE DELIVERY AND INFRASTRUCTURE DEVELOPMENT
3.2 Housing
3.2.1 The nature and distribution of housing need in the Metro Area
Housing is acknowledged as one of the principal social needs within Buffalo City. The current estimated housing backlog in the urban and rural areas of the Municipality is some 100 000 units. The addressing of the backlog overtime is a major challenge and the appropriate programming and location of major public funded housing projects will be a major element in the restructuring of the built environment in Buffalo City.
When looking at the housing need and providing direction for where major public/private funding housing development initiatives should be focused, it is acknowledged that, together with housing, a myriad of related infrastructure needs must be addressed. Specifically, appropriate levels of services (LOS) must be planned and developed in new housing areas, as well as the levels of affordability of the Buffalo City Metropolitan and its clients, the consumer of new services. Thus this focuses on the concern that new housing and infrastructure must be developed in a manner that enhances sustainability of the built in environment.
3.2.2 Trends in housing demand by income group, location and cost
In BCMM the largest urban/rural land use is for residential purposes followed by agricultural land use. Land for public funded housing is the largest type of land used in demand followed up demand for land for private residential development and land for office and retail purposes.
3.2.3 Public funded housing
A trend analysis undertaken by the Buffalo City Integrated Sustainable Human Settlement Plan indicates that the most significant demand for housing in terms of weight of numbers falls in the low income sector that is the sectors most probably depend on public housing assessment to be able to gain access to formal housing.
An estimate of dwelling numbers and types across Buffalo City based on aerial photography indicates that, within the urban areas, there are some 405,500 free-standing informal dwellings as well as about 15,000 identified backyard shacks. This analysis suggests that there are some 55,500 informal dwellings (urban) in total in Buffalo City. This includesDuncan Village of approximately 21 000. Approximately 230 rural settlements are within Buffalo City with an approximate housing need of 46,000 (informal structures). The spaticial locations of the demand manifest by the informal dwellings is primarily within the core of greater East London (Duncan Village/Nompumelelo, Scenery Park, Reeston) and Mdantsane, with smaller settlements being associated with townships such as Zwelitsha and Dimbaza in the King Williams Town/Bhisho area.
3.2.4 Private funded residential developments
Housing demand trends in the private property market sector are less easily quantified. Coincident with the property market “boom” in the period 2002-2008, Buffalo City experienced a growth in residential property development (greenfields as well as brownfields [i.e subdivision of existing single residential stands]).
However, with the restrictions on loan funding availability brought about by the National Credit Act, 2007 and, later, by the fall-out related to the Global financial crises in 2008 onward, there has been a reported slowdown in new developments (proposed) as well as in the take-up of new developments.
Areas where new residential developments were targeted in the early-mid 2000’s included Beacon Bay, Abbotsford/Nahoon Valley and Amalinda. The demand for town house developments largely occurred in the Quenera area.
The Quenera is a largely unserviced greenfields development area situated between Beacon Bay and Gonubie with a capacity of approximately 20 000 housing units. This area was identified as the city’s first opportunity to create an integrated housing area.
Due to the urgency and priority of the infrastructure needs of two of the City’s major urban renewal areas, namely Duncan Village and Mdantsane, the current Built Environment Performance Plan focuses mainly thereon. If therefore becomes imperative for Built Environment Plan beyond the current one to focus on the Quinera as an area of high investment and returns potential to realize the City’s version of an area demonstrating the City’s dedication to sustainable integrated settlement making.
A second unserviced green fields integrated development area on the western coastline of the city known as Rockcliff that was capable of housing 20 000 dwelling units in the proximity of the IDZ and the Airport is also and identified integrated housing. This development which was proposed to consist of a full range of housing types has also not developed as proposed.
The default situation where the city has been unable to provide serviced land for middle income housing has resulted that market forces have effectively driven densification in the urban core. The identification of land in the Metro is deemed as an important tool to remedy the spatial ills of the past. To that end the SDF in 2003 started identifying sufficient land as centrally located as possible, while the Provisional Restructuring Zones were declared in 2007 to density the urban core.
The Housing Mandate is to have an approved Integrated Sustainable Human Settlement Plan, Housing Sector Plan, single Housing Needs Register with a Housing Allocation & Relocation Policy in order to deliver or facilitate the delivery of proper and quality houses with basic level of services to all Buffalo City Metropolitan Municipality (BCMM) citizens especially the poor and those with special needs.
3.2.5 Improving the quality of household life (i) Governments Mandate
The Government has agreed on 12 outcomes as a key focus of work and delivery between now and 2014. In this regard Outcome 8 focuses on the development of human settlements and the achievement of the outcome of: Sustainable Human Settlements and Improved Quality of Household Life.
The target for the Eastern Cape in the period 2010 / 2011 to 2013 / 2014 is as follow:
Upgrade 59,440 households in well located informal settlements with access to basic services and secure tenure Development of 11,888 well located and affordably priced rental accommodation.
The Municipality is one of the key role players to delivery in terms of this mandate and improve the quality of household life. To deliver in terms this mandate infrastructure challenges such as bulk water and sanitation needs to be addressed in strategic areas to unlock the provision of formal housing. In terms of the Metro Status the Municipality is now eligible to receive Urban Sector Development Grant funding to provide for the related services. Formal housing provision within the city is undertaken by the Municipality on an agency basis as the developer, and the Provincial Department of Human Settlements. In terms of National guidelines an incremental approach is to be undertaken to improve the quality of lives of the homeless offering a variety of infrastructure services and tenure followed by formal top structures being built.
(ii) Housing Accreditation
After level 1 accreditation was received in April 2009, BCMM made an application for level 2 accreditation.
An assessment was conducted in November 2010 and recommendations were made by the assessment panel which included remedial actions remedial actions that BCMM had to take in order to get the organisation ready for level 2 accreditation. In terms of level 2 accreditation BCMM had to present the remedial action report to deal with the findings of the assessment panel as well as a presentation on the state of readiness of BCMM.
The National Department of Human Settlements (Accreditation Panel) conducted its audit in November 2011 and supplied BCMM with feedback in December 2011. In terms of the feedback that was provided, the assessment panel advised that they would recommend to the MEC and Minister of Human Settlements that BCMM was ready to be accredited at level 2. Currently BCMM is awaiting the endorsement of level 2 accreditation from the Minister and MEC of Human Settlements and the certificate that will be supplied verifying that level 2 accreditation has been received.
(iii) Social Housing in BCMM
BCMM has identified various land parcels within the boundaries of the city as restructuring zones for social housing. These areas are as follows:
1. East London inner City area 2. King Williams Town CBD 3. Mount Ruth & Mdantsane CBD 4. Arnoldson/Reeston
5. Summerpride 6. Westbank
There are currently 3 active Social Housing Institutions (SHI’s) in BCMM and they have projects within the Municipal Boundaries. Housing Association East London (HAEL) has a project in Southernwood called Belgravia Valley. All the units for HAEL are rental units.
Own Haven Housing Association (OHHA) currently has 3 social housing projects, namely, Haven Hills South, Reservoir Mews and Southernwood Park.
SOHCO has 2 projects, namely Amalinda Village and Emerald Sky. Both These projects are in Amalinda.
Although both projects are completed, SOHCO is currently in the process of acquiring funding for an additional phase to the Emerald Sky project. They intend to do development in the West Bank area on the piece of land that is adjacent to the IDZ.
(iv) Establishment of Housing Needs Register for the Municipality:
The data base will be a single integrated system which will capture the actual housing needs for the entire City taking into account all income bands. This is an initiative undertaken by the City which is fully supported by the National / Provincial Dept of Human Settlements. It will address the housing needs of communities residing in informal settlements, back yard shacks overcrowding within formal houses, and those with special needs.
Beneficiaries residing within 86 informal settlements have already been registered on the housing needs register. A total number of 6,000 backyard informal dwellers have also been registered on the new Housing Needs Demand Database.
Of the 17,000 Beneficiaries that have been electronically uploaded another 4,000 has already been captured manually but not uploaded onto the database at present. It is anticipated that this programme is to be completed in the year 2011 / 2012 Financial Year.
The intention of the new housing needs demand data base is to have one single system managed by the administration to address the allocation of housing. It is anticipated that this programme is to be completed in the year 2011.
To ensure fairness in the housing allocation process, the Municipality is drafting a housing allocation and relocation policy based on National Guidelines. It is anticipated that this policy will be approved within the current financial year.
(v) Allocation & Relocation Policy
Previously housing allocation was done in accordance with the housing policy and implementation plan that was approved in October 2004. The new Allocation & Relocation Policy is being drafted in terms of National/Provincial guidelines. The policy will set guidelines in terms of housing allocation to beneficiaries, quota allocation, the establishment of allocation committees with clear roles and responsibilities. This will ensure fairness, transparency and accountability which will eliminate fraud and corruption. The policy is expected to be approved by Council within the 2011/2012 financial year.
(vi) Duncan Village Redevelopment Programme
Duncan Village contains the densest informal settlement in BCMM. City Planning started in 2004 to discuss with the community the concept of denser mixed use living patterns in order to accommodate as many people within this inner city locality. BNG subsequently echoed this concept and adopted Duncan Village as a brown fields pilot project and provided further funding support.
Implementation of this project has been slow but the first high density housing pilot project is current (May 2011) under construction to demonstrate what denser formal living in Duncan Village could be like. The pilot housing erven are 80m² which represents a significant departure from the standard 200-300m² product on offer.
In terms of Duncan Village Redevelopment Initiative, 3100 housing opportunities have already been provided in Reeston. A further 3817 new housing opportunities is under implementation. Various land parcels close to Duncan Village have been identified to address new housing opportunities which will address the de-densification programme. Within Duncan Village detailed planning have already commenced on various sites for the densification process to accommodate new housing opportunities.
(vii) Informal Settlement Upgrading Programme
The Municipality is currently preparing an Informal Settlement Study that focus on all settlements within East London (Coastal Area/King Williams Town and Dimbaza) excluding Duncan Village/ Mdantsane/Rural Areas. A matrix was developed based on the findings from the Analysis Phase with associated recommendations for Formalisation/ In-situ or Relocation.
This programme shows the number, names of the informal settlements; detailed Socio Economic Surveys was conducted in the informal settlements that were accessible. This survey covers objectives of tenures, health and services and planning.
A comprehensive study of all 82 Mdantsane Infill sites has been completed. This included a process of clustering and costing, an in-depth exercise of organizing the aforementioned 82 informal settlements into
clusters was carried out, with proposed conceptual layouts for those settlements recommended for consideration for the “ready/ easy to formalize” settlements and their associated cost implications.
Currently a study is underway to identify Greenfield sites within Mdantsane that can accommodate the overflow/temporary relocation of informal houses within the Mdantsane Infill sites. The purpose of this study is to cater for the properties that cannot be upgraded or those located on hazardous terrains e.g.
under electricity masts, steep slopes etc.
The Municipality also provides transitional relocation areas (TRA’s). This mechanism is largely envisaged for illegal settlements that need to be relocated as a priority due to endangerment of the existing illegal settlement to the households themselves, to the property, or for any other socio-economic or development reason.
TRA’s will provide minimum RDP level services and basic shelter or shelter assistance to the households. In terms of the 3 year plan 2011/2014 approximately 12766 new formal housing will be provided.
3.3 Roads and Stormwater Management