An electronic survey was conducted in the Prestondale community near the new and affordable housing development. An affordable housing development that has become operational includes the higher density housing development in Umhlanga.
RESEARCH PROBLEM
The research seeks to explore the issues of policy and practice in relation to housing development, and further analyze whether densification as a tool can and will be successful in terms of sustainable development and the creation of cohesive communities. The purpose of the research is to determine the contribution of densification to social integration and affordable housing.
OBJECTIVES
RESEARCH QUESTIONS
MAIN RESEARCH QUESTION
SUB – RESEARCH QUESTIONS
METHODOLOGY
- RESEARCH DESIGN
- RESEARCH METHODS AND FORMAT
- PRIMARY SOURCES
- OBSERVATION AND MAPPING
- OPEN ENDED INTERVIEWS
- QUESTIONNAIRES
- SECONDARY SOURCES
- CONTENT ANALYSIS
- ANALYSIS
- LIMITATIONS AND OUTCOMES
They say nothing about whether the location and form of housing are appropriate, or whether the supply meets people's needs and is sustainable in the longer term.” The research uses a mixed methods approach, using both qualitative and quantitative methods. Residents of the affordable housing development were not authorized to participate in the study.
CHAPTER OUTLINE
The analyzed data is presented in a series of graphs and tables, collected within the framework of several topics arising from the research and discussed in terms of the literature review and previous chapters. Recommendations are presented that link the findings to the research problem and demonstrate how successful densification and affordable housing can be achieved in light of the reviewed literature, data findings, and realistic context.
SUMMARY
The chapter discusses the implementation of higher density affordable housing, using the example of the Manhattan Mews apartments, adjacent to the established neighborhood of Prestondale. The context for densification within the eThekwini Municipality is determined by reviewing planning frameworks and conducting an in-depth study of the local area and the specific study area.
CHAPTER 2: LITERATURE REVIEW
INTRODUCTION
CONCEPTUAL FRAMEWORK .1 DENSITY AND DENSIFICATION
SOCIAL INTEGRATION, COHESION AND SOCIAL JUSTICE
Today's integrated development planning is a product of the above findings, encapsulated in the concept of sustainability. It focuses on balancing the priorities of the economy, environment and society achieved through sustainable development.
SUMMARY
How the densification tool works in an area socially, environmentally and economically indicates the optimal density. Optimal density as pointed out by Roaf (op. cit.) is achieved when social equity is recognized as important and social sustainability is taken into account.
THEORETICAL FRAMEWORK
INTRODUCTION
- SUSTAINABLE DEVELOPMENT PRACTICES
- SOCIAL SUSTAINABILITY
The 1987 definition of sustainable development (WCED; 43), noted on page 20, on which the concept and subsequent development efforts are based, led to a later comprehensive definition of sustainable development as a mandate, stated that "the way our communities develop, economically, socially and environmentally, must respect the needs of future generations as well as succeed now. The standard of living as stated by the Center for Environmental Education (CEE, 2007; 8) is, “the consumption of goods and services by an individual.
SOCIOLOGICAL THEORIES AND THEORIES OF SOCIAL JUSTICE
- MARXISM
- THEORIES OF SOCIAL JUSTICE
- BEHAVIOURAL THEORIES
Control in the hands of the rich is at the expense and exploitation of the poor. The struggle for access to housing has been evaluated as part of the right to the city concept by several authors (Aalbert and Gibb, 2014; Cattell et al, 2010; Marcuse, 2014).
SUMMARY
Therefore, it is determined that there is an optimal density, after which an increase in density leads to a deterioration of behavior (ibid). It is important that new higher density residential development within existing settlements preserves the character and appearance of the surrounding urban form.
GLOBAL APPLICATION OF SUBURBAN DENSIFICATION .1 INTRODUCTION
UNITED KINGDOM
The ideal approach highlighted in the plan is to densify London around transport hubs in sprawling outer London suburbs. The design of the development plays an important role in the overall sustainability of the development.
INDIA
In compiling guidelines for New Forest Council in the UK, Butter, Evans and Payne (2006) note that planning is important in creating and fulfilling the agenda for sustainable communities. In this light, the UK government has set out specific density guidelines and plans for development to make sure that all places, including buildings, are sustainable in the lifestyle choices they offer, land allocation, access to transport and environmental impact. The proposals of higher densities affect the public in the specific towns and villages because of a perceived threat to neighborhood character.
The challenge in implementing such a strategy is that there must be gains from freeing up land, which requires high land values in the development areas. Another challenge is the resettlement of residents in the high-density high-rise development.
SUMMARY
CHAPTER 3: THE SOUTH AFRICAN CASE STUDY
INTRODUCTION
GNI/Capita
THE SPATIAL LANDSCAPE
This is the case of the South African landscape in its spatial representation of urban and rural land. According to Harrison, the social and spatial inequalities of apartheid are consistent with the results of the modernization period. Comparing Johannesburg to Los Angeles within the postmodern dichotomy is similar in terms of the polarization of social classes, the presence of fortified urban enclaves (gated communities) and the reduction of public space (Bremner, 2001:1).
Analyzing the spatial landscape in the light of the above aspects provides greater understanding and insight into the composition of the built environment. South Africa exhibits one of the most coordinated contemporary efforts at inclusive, consensual planning since the apartheid era.
URBAN PLANNING POLICIES AND GUIDELINES
Guidelines for the development of quality human environments culminating in sustainable settlements to redress the imbalances of the past and meet the needs of future populations. A strategic assessment of spatial distribution and socio-economic characteristics and an understanding of the distribution of economic activity and potential across South Africa. Within the parameters of the NSRP, the Framework for Local Development, which sustainably meets needs.
16 of 2013 is a more recent legal document intended to implement the objectives of the BNG. SPLUMA takes into account Article 26 of the South African Constitution (1996) for the right to access adequate housing, including equitable spatial patterns and sustainable human settlements.
AFFORDABLE HOUSING
- AFFORDABLE HOUSING MODELS IN SOUTH AFRICA
- SOCIAL HOUSING
The failure of the 1994 RDP strategy led to the adoption of the GNH policy document (2004) with a focus on sustainable communities, in response to population growth, households, unemployment and urbanization (Jay and Bowen, 2011). The following sections of the chapter examine affordable housing models in South Africa that demonstrate innovative precedents in infill development. The social acceptance of the project within the community can be determined for three reasons.
Social housing is one of the affordable housing mechanisms included in the South African government, national legislation and strategies to enforce notions of social justice through inclusion, opportunity and access to those without the right to the city (HDA, 2013 and Lefebvre, 1968 ). Nodes and corridors are considered optimal restructuring zones due to the social and economic opportunities they enable, facilitating the localization of social housing developments (ibid).
CHAPTER 4: CASE STUDY OF UMHLANGA INFILL
INTRODUCTION
- THE ETHEKWINI MUNICIPAL AREA (EMA)
- POLICY CONTEXT
- THE ETHEKWINI MUNICIPALITY CITY DENSIFICATION STRATEGY (CDS) The eThekwini CDS (2013) is a recent policy document offering a filter through which existing
- PRESTONDALE
- LAND USE AND ZONING
- PROGRESSION OF LAND USE/ ACTIVITY Fig 4.4: Vertical land use
Manhattan Mews is an example of the higher density affordable housing in the area. Occupying a unit was calculated at a cost 20% below 2012 market prices (Hancock, 2012). The IHS, 2013) organization involved in financing development has conducted social assessments of their projects implemented in South Africa since 2012. A goal of the IHS (ibid) was to provide sustainable communities, improving living standards and quality of life (Rossen, 2013; 1).
Development controls within Prestondale restrict development in terms of compatibility with and in keeping with the residential character of the neighbourhood. Developments that conflict with or are harmful to the amenities and environment of the neighborhood are prohibited.
SUMMARY
There is a gradual progression from uses to residential use, but a higher density neighborhood is found closer to the CBD, ranging from mixed-use commercial, business and residential buildings to residential apartments only in the low-density neighborhood of Prestondale move and then medium to high density, high income, Izinga Ridge estate. There is a transition between a higher density CBD residential and low density Prestondale with 200m of multi-unit development (gated estate). The next chapter will analyze the research findings of the survey undertaken by the Prestondale residents and include data collected during fieldwork relating to the research questions and objectives sought.
CHAPTER 5: FINDINGS AND ANALYSIS
INTRODUCTION
DATA PRESENTATION AND FINDINGS .1 SOCIO ECONOMIC PROFILE
- RACE AND ETHNICITY
- AGE CATEGORY AND GENDER
- INCOME SPENT ON HOUSING
- COMMUNITY COMPOSITION
- AWARENESS OF AFFORDABLE HOUSING
- QUALITY OF AREA AND SURROUNDINGS
- DECLINING PROPERTY VALUES
- SOCIAL INTERACTION AND PARTICIPATION
- SAFETY AND SECURITY
- ATTITUDES AND BELIEFS
- DENSITY AND DENSIFICATION
- QUALITY OF LIFE AND STANDARD OF LIVING
- CRIME AND SAFETY
Those who were unaware had a more positive attitude towards affordable housing development in the area. Residents were asked questions to find out their views on affordable housing development in the area. 89 83% are of the opinion that the area will deteriorate by integrating lower income through affordable housing.
A third of respondents indicated they would consider moving if affordable housing development plans were implemented in the area. This response indicates that they are not aware of the elements of affordable housing already implemented.
SUMMARY
Umhlanga Ridge is managed by a Land Owners Association which consists of all property owners and professionals employed by the developer to manage services such as safety and security, cleaning services, landscaping and traffic control. This will ensure that the Umhlanga Reef development is well maintained, similar to the private rates paid by the Prestondae owners who take responsibility for the private recruitment of services. Real estate is an expensive and long-term investment for most residents, and many external variables and pressures affect values.
However, the preceding sections found that development in Umhlanga Ridge had no negative effect on property values and residents' fears were misplaced. The IHS has produced sustainable housing projects that have been proven to increase quality of life and access to amenities for beneficiaries (Leading Architecture, 2012).
CHAPTER 6: CONCLUSION AND RECOMMENDATIONS
INTRODUCTION
SUMMARY OF FINDINGS
RECOMMENDATIONS
There is a further need to accommodate local culture, upholding standards and principles that complement basic universal standards and principles, such as fundamental human rights.
CONCLUSION
BIBLIOGRAPHY
Duke, j (2010) 'Exploring Homeowner Opposition to Public Housing Developments', Journal Of Sociology & Social Welfare, 37(1), pp. 2011). UK: Blackwell Publishing Ltd, pp. 1996) 'The apartheid city: construction, decline and reconstruction', Paris: Orstom Editions. Available at: http://www.brook.edu/. 2005) 'Sustainable development, rolled-out Neoliberalism and sustainable communities', Antipode, 37(2), pp. 2002) 'The impact of density: The importance of non-linearity and selection on flight and fight responses', Social Forces, 81( 2), pp. 1979) Colonial Immigrants in a British City:.
Architecture, Apartheid and beyond. 2010) ‘Cities in a world of cities: the comparative gesture’, International Journal of Urban and Regional Research, 35(1), pp. 2013). NY: John Wiley & Sons. 2008) ‘The Umhlanga Ridge New Town Center - Primary Developer: Tongaat Hulett’, Architecture South Africa pp. 1998) ‘Planning and social control: Exploring the dark side’, Journal of Planning Literature, 12(4), pp.
APPENDICES
APPENDIX 1: LOCALITY PLAN
APPENDIX 2: FIELDWORK INSTRUMENTS
APPENDIX 3: INTERVIEW QUESTIONS AND RESPONSES
APPENDIX 4: EMAIL CORRESPONDENCE, SAMPLE POPULATION LIST, EXAMPLE QUESTIONNAIRE AND ANALYSIS TEMPLATES
