GNI/Capita
3.4 AFFORDABLE HOUSING
3.4.2 SOCIAL HOUSING
The social housing agenda is aimed at redressing the spatial distortions created by apartheid planning, through the provision of affordable housing to low and medium income groups in proximity to socio-economic opportunities. Social Housing is one of the affordable housing mechanisms included in South African government, national legislation and strategies to enforce notions of social justice through inclusion, opportunity and access to those without right to the city (HDA, 2013 and Lefebvre, 1968).
The dissertation does not discuss funding mechanisms of social housing in depth, but highlights the relevance of the approach in light of affordable housing, spatial restructuring and increasing urban density, social inclusion and integration within South African cities. In broad terms social housing provides rental accommodation at subsidised rates. A Restructuring Capital Grant subsidy, combined with an Institutional subsidy contributes 64% of funding to projects to ensure development of suitable quality located in particular areas or zones (HDA, 2013). Social Housing seeks to give access to rental housing options for low to middle income populations through the state and/or non-profit organisations, “accredited social housing institutions... in designated restructuring zones” (Social Housing Act No. 16 of 2008 and HDA, 2013; 7). Nodes and corridors are taken as optimal restructuring zones because of the social and economic opportunities they enable, facilitating in the locating of social housing developments (ibid).
eThekwini has been designated the most Restructuring Zones (19) with Johannesburg second (16) and Msunduzi third with 10 zones. KwaZulu Natal has the highest number of zones, demonstrating that the province has the greatest need for housing stock and restructuring.
Municipalities in other South African provinces have designated RZ’s including the Western Cape – Cape Town (5), Gauteng – Tshwane (7) and Ekhuruleni (5) and other areas in the Free State, Eastern Cape and North West Province (Godehart, 2007).
57 The social housing movement originated with the realisation that inner city areas were degenerating and the mechanism of delivering housing as a means to economic growth (as promulgated by RDP and GEAR (Growth, Economic and Redistribution) policies) was a failing mandate in most South African cities. Urban regeneration in South African planning has evolved since its inception as part of the Reconstruction and Development Plan (1994). Social housing attempts to overcome residential challenges through urban restructuring, regeneration and renewal. There are three dimensions that determine social housing. The dimensions include the spatial aspect that involves the restructure of apartheid patterns, economic (revitalisation and generating employment opportunities) and social in creating diversity in terms of race and income class as well as reducing neighbourhood crime. Urban restructuring includes notions of compact city development, integration and connection through efficient public transport systems and densification (HDA, 2013; 10). There are various typologies of social housing that are implemented, including inner city and grey areas social housing (HDA, 2013; 24).
The bulk of social housing investment and delivery has been within the inner and outer suburban areas, in contrast to inner city areas and grey zones that exist between former white designated areas and previously black townships. These suburban areas offer the best location in terms of land costs and access to opportunities and the outer suburbs face less bureaucratic setbacks than inner suburbs and the CBD (HDA, 2013). Introducing these developments into suburban areas increases the population diversity. More extensive projects that increase the population are able to take place in suburban areas where land is more available. Local authorities are reluctant to release land that is well located for this development and timelines for releasing land become lengthy. There is a risk of projects developing in isolation to the surrounding environment and the focus of development may shift to physical aspects rather than taking a holistic approach.
Using private developers and organisations may conflict with the nature of development as municipal intent is not always carried out by the appointed developers that have private interests and the goal of making a profit (HDA, 2013). For effective social housing development as part of overall housing provision Igbinoba (2013; 25) determines that the social housing stock should be architecturally similar to surrounding development, be an inclusive part of residential areas, be regularly maintained and controlled by the responsible institution.
58 3.5SUMMARY
Apartheid planning policies implemented as racial segregation tools have had far reaching effects on social, spatial and economic development and environmental concern in the contemporary planning setting. South Africa has made great strides in its approach to affordable housing delivery that recognises housing provision as a heterogeneous process. This is essential for restructuring the social and spatial landscape to attain social justice. Housing serves as the fundamental basis for human development and the way that individuals function within the broader societal structures and contribute to economic well-being. International Housing Solutions (IHS) findings show that affordable housing development in the Western Cape has been transforming the social structure of the country (Van Dyk, 2013; 7). According to Morris et al (op. cit.) individual and societal behaviours change over time and a more contextual planning practice suited to contemporary conditions, transformation and envisioned restructuring at a neighbourhood level is imminent. The link between concepts, theories, global and local cases of densification, implementation strategies and policy development has been demonstrated in Chapters 2 and 3. Throughout these chapters there have been strong arguments made by various authors and the connection between the main concepts of social justice and integration, affordable housing development, sustainability and the notion of densification. This has laid the foundation for the research being undertaken and gives guidance to the data collection and analysis process.
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