Appointments with stakeholders were made, via telephone, prior to interviews in order to set an appropriate time, date and venue for interviews that are suitable for both the interviewer and interviewee. Succinct interview prompts were prepared before the interview in order to maintain. a smooth flowing, concise interview with relevant questions pertaining to the study. Interviews
An Analysis of a Degenerating Urban Area and Recommendations for its Renewal:
A Case Stndy of South Beach, Durban
helped gain particular information from respondents who were equipped to aid with the research.
A planner, and an urban designer from eThekwini Municipality, who are both actively involved in South Beach, were interviewed to gain a professional perspective on the design of the area, the various land-uses, the layout system of the area, and the infrastructure facilities to determine the cause of blight in South Beach. They were also questioned as to what plans were being made regarding the renewal of South Beach.
A councilor, a representative from the community based organisation of South Beach, a representative from the Tourism Association, and a policeman were also interviewed. These people's views of South Beach are all imperative as they work here, interact with the community of South Beach, and know the area relatively well in terms of its decay, crime and overall function.
The Deputy Principal of the Addington Primary School was also interviewed at the school. She was asked about the safety of children, her overall perception of the area, and what she thinks should be improved in South Beach, etc. The primary school is an educational institution located and involved in the area and should therefore be taken into account as part of the research. The Principal had originally been chosen to be interviewed. However, she was unavailable at the time, thus, the Deputy Principal had been selected for the conduction of this research.
These people were questioned to ensure that all relevant stakeholders' views are considered. Their views provided directions towards which policies and recommendations were formulated.
5.4.1 RESPONSES TO THE CAUSE OF URBAN DECAY OF SOUTH BEACH FROM INTERVIEWED STAKEHOLDERS
5.4.1.1. ILLEGAL IMMIGRANTS
When the identified stakeholders were questioned on whether they thought that South Beach was decaying, all stakeholders replied: fly es", providing reasons as to why they thought so. The Councillor that was interviewed, Councillor Corbett, had said that South Beach has degenerated, due to various problems.
He had stated that one of the problems was due to the population mix of South Beach. Miss Richards, the Deputy Principal of Addington Primary School has
An Analysis of a Degenerating Urban Area and Recommendations for its Renewal:
A Case Stndy of Sonth Beach, Durban
said that one of the factors lending to the cause of decay in South Beach is a socio-economic problem, caused mainly by the influx of illegal immigrants into South Beach. Mr. Martin Prange was the Urban Designer who had been interviewed for this Dissertation and has been actively involved with South Beach. Mr. Prange had also stated that one of the factors contributing to the deterioration of South Beach is because the illegal immigrants in the area are involved in unlawful activities within South Beach, and that they do not pay their rents timeously, they overcrowd apartments and that they are involved in drug-trade. This, he said, was a contributing factor by illegal immigrants to the decay of South Beach.
5.4.1.2 POOR MANAGEMENT OF BUILDINGS
Another factor, that has resulted in the blight of the area, according to Councillor Corbett, is that the buildings are poorly managed. Mr. Prange had also stated that the poor maintenance of the buildings by landlords has led to the decay of South Beach. The overcrowding of residents in flats in South Beach, due to lowered rents as a matter of many residents sharing one flat, Mr. Prange said, has also led to an increase in noise levels as well as the deterioration of the buildings in the area. Councillor Corbett has said that poor building maintenance has led to the 1/ unsavoury character" of the area in general. He also stated that because of the decay of South Beach, businesses have deteriorated, thereby forcing owners to let their premises out for dubious activities.
5.4.1.3 CRIMINAL ACTIVITIES
Dubious activities occurring in South Beach, as noted by Councillor Corbett, were drug-dealing, cellular theft, robberies, mugging, and prostitution by illegal immigrants who seek a means of survival and accessing money through criminal activities. Miss Richards has also stated that the large amount of unemployed individuals in the area seek means of generating income through crime. The Town Planner questioned for the purpose of this Dissertation, Mr. Ajiv Maharaj, has said that public toilets have been taken over by drug lords and are also being occupied by prostitutes. Mr. Prange had also stated in his interview that the cause of blight in South Beach is due to drug-trade and prostitution. Mr. Maharaj also believes that South Beach is degenerating due to the high crime rate in the area.
The policeman interviewed from Tourist Protection was Rakesh, who said that crime in South Beach was increasing, thereby leading to decay of the area.
Rakesh had said that this is due to the high number of illegal immigrants in
An Analysis of a Degenerating Urban Area and Recommendations for its Renewal:
A Case Study of South Beach, Durban
South Beach, as well as the level of unemployed people who seek income through crime.
5.4.1.4 DECREASE OF INVESTOR POTENTIAL
Mr. Maharaj had stated in the interview, that the criminal situation of South Beach has provided an unwillingness of potential investors to invest in the area, thereby contributing to the decay of the area. Mr. Maharaj has stated that there are many uncertainties in South Beach, as investors do not know whether it will improve or if it will deteriorate further. Councillor Corbett had said in his interview, that the influx of illegal immigrants into South Beach had a severe and negative impact on businesses in the area, which has therefore led to a decrease in investor confidence in the area. Councillor Corbett has also stated that the blight of South Beach is spreading as investor confidence in the area is decreasing and the amount of illegal immigrants flocking into the area is increasing.
Njabulo, the representative of Tourism Durban had said that the relocation of businesses out of South Beach and the poor condition of buildings, has led to the decay the area, and has also hindered the tourism potential of South Beach.
5.4.1.5 VAGRANCY
As stated in Chapter Four, in the observation studies, and shown on the
"Observations Noted" map, vagrancy does occur on Erskine Terrace. Vagrancy in South Beach has been identified by Miss Richards as well as Mr, Maharaj as factors that give rise to the decay of South Beach. Vagrancy on the ends of Erskine Terrace, towards Bell Street and Rutherford Street; beggars deterring tourists from the area; the homeless searching for food in bins; are all unattractive qualities that Miss Richards and Mr. Maharaj have collectively stated as being additive qualities to the blight of South Beach.
Thus, vagrancy has been identified by the researcher in an observation study, as well as by interviewed stakeholders, to be a predicament in the area. Therefore, it is a problem that adds to the decay of South Beach.
5.4.1.6 MISMANAGEMENT
Mr. Maharaj had stated that that another factor that contributes to the blight of South Beach is council's poor management of the area, in terms of building supervision and decreasing the crime rate of South Beach. Mr. Maharaj had said that the maintenance of South Beach via council was uncoordinated, and that
An Analysis of a Degenerating Urban Area and Recommendations for its Renewal:
A Case Study of South Beach, Durban
reluctance by council to enforce by-laws that will enhance the sustainabiiity and an increased quality of life of the area by decreasing the crime levels, is evident.
Miss Richards has also stated that the management and maintenance of South Beach by council is poor (in terms of cleaning the area and eradicating it of illegal activities) and this has therefore led to the urban decay of the area.
5.4.1.7 POOR PAYMENT OF RATES AND LEVIES
Councillor Corbett is also the Chairman of the South Beach Ratepayer's Association and has said that many owners do not pay their levies and several renters do not pay their monthly rents. This, he has said, is also a factor that has given rise to the blight of South Beach.
5.4.1.8 OTHER FACTORS CONTRIBUTING TO BLIGHT IN THE AREA Mr. Maharaj has been involved in extensive research for the South Beach area and has stated that other factors contributing to the blight in South Beach include alcohol abuse of patrons of bars and nightclubs, loud music emanating from these areas, and disturbingly loud fights caused by intoxicated patrons of bars in the area. Fights caused by patrons of the bars in the area thereafter spilled out onto the street and created a din on the streets. This leads to frictional blight between residential flats and the bars or clubs.
Other factors that Mr. Maharaj had said contributed to the blight of the area were the poor condition of buildings, posters on buildings that have been untidily removed, the ad-hoc parking of taxis in the area, oil stains on the road, dirt on pavements, and traders sleeping on pavements. Mr. Prange said that the poor aesthetics of Addington Hospital is a deterrent to tourists. Mr. Prange had said that the hospital is currently under-utilised, and is occupying prime beachfront land.
From the responses of various interviewed stakeholders, it was learnt that the cause of blight of South Beach is therefore predominantly a mixture of socio- economic problems. It is due to the poorly managed buildings, which are deteriorating with regards to the standard of their appearance as tenants do not pay rents accordingly, and owners do not pay their levies on a regular basis, e high crime rate in the area, illegal immigrants, drug-trade and abuse, prostitution, vagrancy and a decrease in the investor confidence in the area.
An Analysis of a Degenerating Urban Area and Recommendations for its Renewal:
A Case Study of South Beach, Durban