A physical study of the area has shown that the area is currently experiencing a small pocket of decay. Knowledge of housing overcrowding Satisfaction with living in Albert Park Problems in the surrounding area.
CHAPTE · R 1
INTRODUCTION
- INTRODUCTION
- REASON FOR THE STUDY
- HYPOTHESIS
- RESEARCH PROBLEM
- RESEARCH QUESTION
- RESEARCH METHODOLOGY
- Condition of Buildings in the Study Area
- Interviews
- CHAPTER OUTLINE
Following the changes in the built environment, there was a change in the profile of the residents in the area. The information is synthesized and the processes, patterns and trends of the area are unravelled.
CONCEPTUAL FRAMEWOR · K
INTRODUCTION
THE STRUCTURE OF CITIES
- Burgess's concentric zone model
The model states that these high-rent residential neighborhoods are instrumental in shaping the land-use structure of the city, and there is a natural series of changes in the location of these neighborhoods" (Northam 1979:240). Determining patterns of urban development and land use Cox (1979 ) use the term 'policy of competitive consumption'.
ORGANISATION OF SPACE
It was not until the 1970s that non-whites began to move into the area under white tenant names. 34;Certain facilities may be distributed throughout the area in physical proximity to their users" (Guttenberg 1975:137).
Rural
A phase theory of urban growth is used to examine the relationship between urban environmental changes and population movements and characteristics (Birch 1971:78). The phase-theoretic model u ••• relates the flow of individuals to the urban structure through which they flow" (Birch 1971:79).
First waye of development
Stage theory assumes that individuals in a society evolve through a series of stages over time. It should be noted that the model is an American model, and some cycles of change may not be applicable to the limited South African system.
Fully developed, high quality residential
Packing
T inning
Recapture
- URBAN RENEWAL THEORY
- THE HISTORICAL DECLINE OF INNER CITY NEIGHBOURHOODS
- THE INTERVENTION OF URBAN RENEWAL AT DIFFERENT LEVELS
- CASE STUDY: HILLBROW
- CONCLUSION
It is important to define the role of the planner in the development planning process. The depreciation of a property value is the result of the need for major repairs (Smith 1979:543).
THE ALBERT PARK CASE STUDY
INTRODUCTION
THE RESEARCH SETTING
Community services such as nurseries, a post office and places of worship are part of the Albert Park neighbourhood. In terms of recreational facilities, Albert Park itself remains one of the few large public open spaces near the CBD.
HISTORY AND BACKGROUND
In 1993 it was estimated that half of the households living in the area were black (Hindson & Erley, 1993). High settlement in Durban has concentrated around the CBO where the largest concentration of apartments is found in the vicinity of Albert Park and the beachfront. However, it can be argued that these landlords already have investments in the area and are working with the current situation facing the r a.
In early 1999, the residents and Mr SI Mohamed, the Metro C advisor for the area, became frustrated with the high crime rate, drug dealing and pr titutes in the area.
THE CURRENT SITUATION
Durban Metro Mayor Obed Mlaba (Sunday Tribune: 24 J, January 199) takes aim at the growing number of flats in the city. 34;While we are working hard to clean up the city and make it more attractive to tourists, there are irresponsible landlords who neglect their properties and endanger the lives of their tenants." This is the message from the various government and private sectors have recently become involved in this area.
If this is unsuccessful, the City Treasurer will attempt to hold all sectional title holders in the block responsible for unpaid fees.
BUILT ENVIRONMENT STUDY ANALYSIS FOR L ERT PARK
Some of the new land uses in the study area. land uses like shop' and pool rooms like 'Oa Ghetto' reflect the downward trend. The purpose of this survey was to reveal the physical condition of all buildings in the area. This survey was necessary to reveal the extent of decay in the area and the condition of all buildings in the area.
This involved a formal inspection of all buildings in the area under consideration, which were categorized as buildings in good, r or poor condition.
ANAL VSIS OF CONDITIONS IN ALBERT RK
INTRODUCTION
This information is used to inform the study to complete the profile of the residents. The duration of the residents' stay in the area and the reason why they live in the area are also revealed in this section of the questionnaire. Questions were asked regarding problems if any, with the apartment and white handling of the building.
The issues of c n em are outlined as follows:. a) the current status in relation to residential apartments;.
Each of the subordinate questions will now be discussed in detail in t s of the research conducted.
ALBER
PARK
CONDI TION
BUILDI NG
RESIDENTIAL 1 APARTMENTS
ONLY
It can be argued that buildings in poor condition have a building to be neglected that leads to these buildings. The number of buildings in poor condition is from apartment buildings that are smaller, while the pattern of buildings in good condition,.n,'vllt',nl"ll is influenced by residential buildings that are larger. above it can be concluded that the commercial land floor L SI has an effect on the condition of the buildings in the area as most of the residential buildings in ~s with commercial use on the first floor are either in fair or bad condition.
It can thus be argued that the commercial character of the building can have a negative impact on the physical appearance of these buildings.
ALBERT PARK
CONDITION OF
REM BUILDING
STUDY
RESIDENTIAL APARTMENl
WITH GROUND
See map 8 for combination of residential apartments and residential apartments I with commercial use on the ground floor). As mentioned earlier in this chapter, the main focus of this study is a ~Iysis of residential buildings. As a result, the residential apartments with housing for commercial use have been included in the questionnaire survey in order to have a full understanding of the residents in the area.
In the fair condition buildings there are twelve buildings (17%) and in the poor condition there are twenty nine buildings (41%).
STREET
BUILDING SURVEY
WITH
COMMERCIAL USE
This is supported by the buildings in fair condition surrounding these buildings in poor condition. the existing decay there are several. See Map 9 for a density study of residential apartments only and ·c.C::llnc.rlTl~1 apartments with ground floor use).
DENSITY OF
THE EXTENT OF DECAY. OF THE BUILDINGS 1 Problems with the Maintenance of the Apartment
In the buildings in poor condition, some residents mentioned more than one problem and there were problems with all aspects of the apartment. The problems mentioned by these residents have only been exacerbated by the buildings being in poor condition. Five people (7%) had no problems with the maintenance of the farm buildings, but these buildings are still in poor condition.
In buildings in poor condition, ten residents (33%) stated that they did not know the reason for the lack of maintenance.
MANAGEMENT OF APARTMENTS IN THE AREA
Residents generally believed that management and landlords maintained the buildings or did their jobs properly, and as a result, residents abused their privileges. Gaibie believes that the rates for each apartment should be invoiced separately, but also believes that in this case the charges cannot be paid. In buildings in poor condition, the majority of rental income (71%) would have come directly from a landlord, rather than being able to be exploited by an indirect or absentee landlord.
Due to the fact that owners directly rent out their apartments in poor condition, there should be a higher level of awareness of problems encountered in this.
THE TYPES OF RESIDENTS LIVING IN APARTME
IN THE AREA
Relationship to the Head of the Household
In the buildings in poor condition, the majority of the residents are students (27%) or extended family (27%). There are mostly students in the buildings in fair condition ( ) and buildings in poor condition (59%). In the 0 - 2 year category there are eight people (26%) in ildings in good condition; eleven people (37%) in the buildings in fair condition; and people (50%) in the buildings in poor condition.
Residents of buildings in poor condition identified fifty-two reasons for each category.
THE RELATIONSHIP BETWEEN THE CONDITIO AND THE RESIDENTS
BUILDINGS
THE RELATIONSHIP BETWEEN THE TYPE OF MANAGEMENT IN THAT APARTMENT BUILDING
IDENTS AND
POSSIBLE ISSUES RELATING TO DECAY IN ALB T PARK
In the buildings in good condition, eight tenants (67%) had an agent while the remaining four tenants (33%) had tenancy agreements. In the buildings in poor condition, twelve tenants (67%) had a lease with the owner of the flat, while the remaining six tenants (33%) had a lease with an agent. In the buildings in fair condition, twelve tenants (55%) tenants (45%) pay their rent to an agent.
Eleven people (36%) in buildings in good condition, six people (20%) in buildings in fair condition, and three people (10%) in buildings in bad condition robbery.
TYPE OF INTERVENTION THAT IS APPRO ALBERT PARK AREA
Both in the form of upgrading the entire area, renovation of individual buildings, as well as general cleaning of the area. Most people in all categories believe that the area can be saved from collapse. Only two (7%) in buildings in good condition and ten people (1%) in buildings in poor condition believe that the area cannot be saved from decay.
Even the fact that it is just falling apart in this area could be a reason for a positive view of the area.
CONCLUSION
The buildings in the area are generally not well maintained, as even the apartments in the buildings in good condition have some minor problems with their apartments. It was observed that buildings in good condition have high maintenance problems which means that if these buildings are not repaired, they are likely to return to buildings in good condition in the near future. There is a high level of social problems in the area where some people have experienced some type of crime.
There is a need to improve the area by providing some sort of police and community facilities in the form of a community hall and recreational facilities.
CHAPTERS
PLANNING IMPLICATIONS INTERVENTIONS
INTRODUCTION
AND OSSIBLE
SUMMARY OF FINDINGS
The problems of lack of maintenance of buildings and structures are valid and evident in the area. This "tempo" phase in the neighborhood has slowed as many residents in the area are becoming financially stable. This ultimately resulted in higher densities and the daily degeneration of several buildings in the area.
This is supported by the large amount of buildings in reasonable condition in the area surrounding the dilapidated buildings (Chapter 3).
PLANNING IMPLICATIONS AND POSSIBLE INTER ENTIONS
- Community facilities
- Cleanliness
- Lighting
- Owners
- Tenants
This can be achieved by the Building Inspection of the City Municipality regularly inspecting the buildings. There is a need to improve overall policing of the area as crime is a major concern and resident apathy is high. Existing facilities such as Albert Park should be capitalized on by ens ring maintained by the City Council's Parks Department.
This can be achieved by educating all role players of the processes involved with the help of the city council and community organizations.
CONCLUSION
This can be addressed by improving the physical condition of buildings in poor condition and the environment in general. Most of the apartments in the area need minor renovations, apart from the buildings in poor condition that require significant renovation. Long- and short-term solutions are needed to the problems facing the area.
People are aware of the problems, but the area lacks a clear plan for the future implementation of planning policies, if any are created.
Low-income inner city Housing as an option in the housing delivery process: Albert Park and Point Road study. the unfolding of two generations of British urban policy. Paper presented to the Associat~d Chartered 0 Town Planners in South Africa conference New National and International Perspectives in Planning at the University of Witwatersrand).
APPENDIX
APPENDIX A
APPENDIX B
QUESTIONNAIRE UNIVERSITY OF NATAL- DURB
TOWN PLANNING DEPARTMEN
QUESTIONNAIRE SURVEY FOR RESIDENTS OF AL ERT PARK
ALL INFORMATION GIVEN WILL BE EPT
CONFIDENTIAL
THE APARTMENT
THE BUILDING
THE ALBERT PARK AREA
What community facilities or services do you think are needed in the Albert Park area.
YOUR TIME FOR PARTAKING IN THIS SURVEY IS HIGHLY APPRECIATED
THANK YOU
APPENDIXC
CREATION OF RESIDENTIAL BUILDING SAMPLE SIZE TABLE 1: CONDITION OF BUILDING STUDY
- DENSITY ANALYSIS OF EACH RESIDENTAIL BUILDING •
34. The 30 apartments are divided into the total number of residential apartments in each (type to reveal which apartments are to be interviewed. CONDITION TOTAL NUMBER OF INTER~ALFOR RESIDENTIAL APARTMENTS BETWEEN IMAGE OF BUILDING APARTMENTS THAT ARE INHABITED.
APPENDIX D
COUNCILLORS
DURBAN CITY COUNCIL OFFICIALS Greg Peterson
COMMUNITY ORGANISATIONS Sehana Gaibie
ANNEXURE E
LANDLORDS AND MANAGERS (A) THE BUILDING
DURBAN CITY COUNCIL OFFICIALS
COUNCILLORS
APPENDIX F
Contraventions, Conditions of Buildings, Use of Buildin~s, Tenants rulesl behaviour
ALBERT
ZONING
