Where the work of others has been used, this is duly acknowledged in context. Makhubu (1996) argues that the introduction of many non-traditional land tenure systems has led to conflicts due to these differences in land acquisition procedures and, most importantly, affordability under the various systems.
RESEARCH STATEMENT
RESEARCH AIMS AND QUESTIONS
RESEARCH METHODOLOGY
Sampling approach and population
Data collection and methods
- Primary Sources: In-depth Interviews
- Secondary Sources
The aim of the review was to look at the historical background of low-income areas, to assess how land allocation has been done in recent years, to look at existing policies and regulations regarding land and housing issues, and finally also to look at the City of Windhoek's current and future plans to address land issues for low-income groups.
Data Analysis
LIMITATIONS TO RESEARCH
STRUCTURE OF DISSERTATION
WORKING DEFINITION
Political will refers to the commitment of the politicians to actively seek, approve and put in place measures to address access to residential land and ensure that problems faced by low income groups are harmoniously addressed. Dutch term still used in Namibia that refers to a piece of land that is cadastrally defined.
CONCLUSION
Politicians can do this in a variety of ways, whether through the adoption of subsidies, easing planning policies and standards for the poor, or through other means that can be used to address the problems of low-income land.
CONCEPTUAL FRAMEWORK
INTRODUCTION
UNDERSTANDING OF LAND
- Land Tenure and Ownership
- Freehold Land Tenure
- Leasehold Tenure
- Customary Tenure
- State Land
- Land Delivery Systems
- Formal Land Delivery Systems
- Informal Land Delivery Systems
- Actors involved in the release of Land for Development
- The state
Therefore, the author considers the inclusion of the informal in the formal transfer of land important and necessary. A combination of the two is considered the only solution to solving the land shortage.
Other Actors
Factors that impact on the release of land
- Institutional Issues
- Spatial Planning
- Land Prices
- Land Registration Systems
- Land Terrain
In most cities in developing countries, responsibility for planning, management approval and control is delegated to different institutions, which in most cases are either far apart or lack coordination. In most cases, such actions take a long time, which can sometimes also contribute to failure. It is a fact that land prices in most cities in developing countries have risen sharply over the past two decades (Pamuk & Dowall, 1998).
However, there is a contradiction between economic theory and what happens in practice in most developing countries, as most cities experience rapid population growth with weak economic growth and land prices rise rapidly. This reflects the real situation in most cities in developing countries, because every time the demand and need for land for housing increases, prices increase at the same time. In most cities in developing countries, market forces play a major role in land supply and release issues.
Dunkerley (1983) and Kwok (1983) also contribute to this argument, stating that in most cities in developing countries, land prices are rising due to the lack of finance and capacity, leading to the establishment of design standards which are unrealistically high in relation to the assets and costs of those receiving the land services. Although such systems should be cheap and efficient, they have proven to be time-consuming, especially in most developing countries (United Nation, 1995).
CONCLUSION
The topography of the land can also have an impact on the release of soil. Leasehold is also a problem because it does not guarantee ownership and the land occupier is not allowed to build on the land. The government has to play a role from setting policy to land provision especially for low income earners.
It is also clear that although only the formal land market and formal land delivery systems are recognized in most developing countries, both of these systems are inadequate and do not solve problems for low-income groups. Therefore, this study considers an integrated approach that requires a combination of efforts from different role players in the land delivery processes. It is important for all role players to be involved in both land and housing delivery and to work hand in hand to solve the land problem for low income groups.
Holistic approaches from various stakeholders in land delivery processes could be the best options to address the shortage of residential land in cities. Therefore, there is a need for all stakeholders and service providers in both land and housing delivery to work hand in hand to address the land shortage experienced by low income groups.
THE STUDY AREA AND RESEARCH FINDINGS
The largest percentage of rainwater does not drain into the soil and is lost through evaporation, limiting the growth and recovery of woody plants. The hottest months of the year are between November and February with an average daily maximum of around 31 degrees Celsius, while the winter months between June and August reach an average minimum of around 2-3 degrees Celsius.
LEGEND
HISTORICAL AND CHARACTERISTIC OF THE STUDY AREA AND ITS STATUS QUO
- Population and population growth
- Policies which governing land and housing delivery and its institutional framework
- National Land Policy
- National Housing Policy
- Institutional Framework
Coloreds were settled in the Khomasdal area, which was also considered a middle-income area, while blacks were settled on the outskirts of the city (Katutura) in settlement areas called Wambo 1, Wambo 2, Nama, Damara and the Herero location. Windhoek's population consists mainly of indigenous people, migrants from other parts of the country, immigrants from neighboring countries and groups of European origin. Most of Windhoek's residents are not indigenous, but are immigrants from smaller towns and villages from other parts of the country.
About 30% of migrants fall into the low-income group (City of Windhoek, 2001), leading to an increase in informal settlements. Moreover, it sets the direction for addressing the situation of the urban poor, ensuring that informal settlements receive attention through appropriate planning, land supply and tenure, registration and financing, taking into account environmental sustainability. The National Housing Policy (1991 ) provides the following guidance on low-income development standards and principles relevant to the development of the housing sector in Windhoek.
However, with the consent of the Minister, smaller plots may be permitted where justified by the design, implementation or marketing concepts of individual projects. These committees should act as a channel of communication with the Council, as well as involving community leaders in all aspects of land, services and housing.
RESEARCH FINDINGS
- Overview
- Current approaches to the supply of land
- Land delivery and land tenure
One of the respondents argued from an economic point of view, referring to the changes in interest rates. One of the interviewees claimed that “Migration is taking place on a larger scale than land can be developed for new settlers” (male resident). Therefore, one of the respondents argued that land development with main benefits is too expensive and unaffordable for many people in the city.
Despite inadequate planning policies and regulations, one of the respondents argued that the slowness of land distribution systems for CoW is also a problem. Therefore, the question was: Where has the city of Windhoek allocated housing land for low income groups. It was also argued that in most cases, and to some extent, the inherited spatial structure of the city has dictated the provision of vacant land for low-income housing.
This is one of the reasons why most low-income families are still settled on the outskirts of the city. All respondents from low-income groups answered negatively to most of the above-mentioned questions, with the exception of the importance of land.
CONCLUSION
One of the respondents argued that because the current unemployment across the country is causing people to migrate to Windhoek in search of economic opportunities, the government needs to devise more incentives for investors to turn their attention to areas outside of Windhoek. The Respondent further argued that the Ramatex project could, for example, have been based in a small town, i.e. Henties Bay, which is close to a port, in a newly proclaimed area under development, which would make it easier for textile to be sent abroad via Walvis Bay port.
Basing it in Windhoek, which is already well developed, only brought more people to Windhoek and increased the already high demand for housing land for low income groups. It was further argued that “Poverty is the single most important factor impeding effective land delivery” (female housing).
RESEARCH ANALYSIS
- INTRODUCTION
- Access to land for housing low income people
- Lack of financial resources
- Lack of capacity among City of Windhoek and central government officials, and lack of political leadership
- Institutional Issues
- Broader Social economic Issues
- Environmental Factors and outdated planning standards
- Lack of political will
- CONCLUSION
This was confirmed by all low-income respondents, who attributed it to land tenure systems, especially land ownership, and inappropriate land prices. 300 m2 set by the National Housing Policy, it was also found that most road reserves are also too wide for both middle and low incomes. This makes Windhoek the only resort for migrants, leading to an increased demand for residential land for low-income groups.
It was also clear that fluctuations in interest rates have a negative impact on the availability of land for low-income housing groups. These two factors put pressure on land delivery systems and land availability for low-income people in the city. Windhoek faces environmental constraints because the central highlands have very little flat land suitable for low-income housing.
Another issue that emerged from the discussion and related to the lack of political will is the insufficient financial resources committed to care for low-income groups. It became clear that addressing the shortage of land for low-income housing experienced by the CoW extends beyond the city's mandate as a tri-level.
RECOMMENDATION AND CONCLUSION
- INTRODUCTION
- Recommendation
- CONCLUSION
- BIBLIOGRAPHY
- CITY OF WINDHOEK-
- PLAN AFRICA CONSULTANCY
- A. COMMUNITY MEMBER BUT NOT A MEMBER OF SDFN, BUT LIVES IN LOW INCOME AREA
- MINISTRY OF REGIONAL AND LOCAL GOVERNMENT AND HOUSING
- NATIONAL HOUSING ENTERPRISES AND HRDC
- URBAN DYNAMICS- TOWN PLANNING CONSULTANCY
- POLYTECHNIC OF NAMffiIA
- NATIONAL HOUSING ACTION GROUP
RESEARCH TOPIC: FACTORS CONTRIBUTING TO SHORTAGE OF RESIDENTIAL LAND FOR LOW INCOME GROUPS IN WINDHOEK. Do you agree that there is a shortage of residential land for low income groups III Windhoek. What programs or policies exist to ensure land security for low-income groups.
Do you think there is a shortage of residential land for low-income groups in Windhoek? Do social, economic, political and environmental factors play a role in the low-income housing land shortage currently prevalent in Windhoek? Do you agree that there is a shortage of residential land for low-income groups in Windhoek?
Do you agree that there IS a shortage of residential land for low income groups III. Do you think there is a shortage of residential land for low-income groups In. Do you think there is a shortage of residential land for low-income groups III Windhoek.
Do social, economic, political and environmental factors play a role in the shortage of low-income housing land currently experienced in Windhoek.
WINDHOEK STRUCTURE PLAN
SOURCE: CITY OF WINDHOEK
