57 4.3 Migration patterns of new property owners 60 4.4 Reasons for leaving previous area and choosing current area. 74 Another of the houses informally bought and extended in Luganda 75 Property that belonged to one of the new owners in Savannah Park;.
CHAPTER ONE
- INTRODUCTION
- DEFINING THE PROBLEM
- RESEARCH OIUECTIVES
- RESEARCH QUESTION
- SUBSIDIARY QUESTIONS
- HYPOTHESIS
- ASSUMPTIONS OF HOUSING POLICY REGARDING CONSOLIDAnON SUBSIDY
- DEFINITIQN OF CONCEPTS
- RESEARCH METHODOLOGY
- SECONDARY SOURCES
- PRIMARY SOURCES
- LIMITATIONS OF THE STUDY
- INDEPENDENT ELECTORAL COMMISSION WEBSITE
- HOME AFFAIRS WEBSITE
The researcher observed that in both study areas the projects did not achieve full utilization of the consolidation grants available to the intended beneficiaries. The interviews were possible due to the researcher's long-term cooperation with members of both fields of study.
CHAPTER TWO
THEORETICAL FRAMEWORK AND LITERATURE REVIEW 2.1 INTRODUCTION
WELFARIST APPROACH
According to the White Paper on Housing (DOH, 1994), the South African government is under a duty to take steps and create conditions that will lead to an effective right to housing for all. Therefore, the author is of the opinion that the South African government leans and remains in line with the Welfarist approach principles to see the state as partly a provider of the most vulnerable of the basic social needs. The African National Congress (ANC), the Congress of the South African Trade Union. COSATU) and the South Aftican National Civic Organization (SANCO) (1991) argue that housing is a social tight for which government must take primary responsibility.
INTERVENTIONIST APPROACH
State intervention in response to the needs of the vulnerable in society has been a critical factor for the South African government. The saying "willing buyer, willing seller" in the market situation effectively excludes poor people who cannot afford to pay for land (Matlingly, 1993).
CONSOLIDATION HOUSING SUBSIDY
- b THE CASE STUDY OF EL GALLO OF CIUDAD GUAYANA, VENEZUELA
The Dandora project was initiated to test the legitimacy of the site and service strategy in providing low-cost housing to low-income households. After the end of the demonstration project, the institutions created were to become a permanent part of the city council administration (HABITAT, 1987). However, in the Nairobi context, the sale of plots was formal and the location of the project was well placed in terms of economic activity and social amenities.
As part of the "El Robie Pilot Project" plots with minimal services (municipal water taps, electricity and unpaved roads) were developed.
GOALS AND APPROACHES OF THE CONSOLIDATION SUBSIDY
This vision was supported by the constitutional provision, found in section 26 of the Bill of Rights, that '(1) everyone has the right to access to adequate housing'. The first of them concerns the beneficiaries of the housing program - those families who live in the 1.4 million houses that have been delivered so far and those that are still waiting. To economically empower beneficiaries to secure a house that would be a fixed asset that can be used as collateral in the future or to improve it as per the beneficiary's desire, as Rust (2003) states that housing subsidy is the only investment state that builds the wealth of the poor.
Char1ton and Silverman (2004) further advance the argument regarding the importance of a well-located settlement when they stated this.
HOME OWNERSHIP/SECURITY OF TENURE
This observation may be one of the reasons why the beneficiaries do not play by the rules to transfer their property either informally or have abandoned it to the extreme as part of malfunctions of rigid and uniform policies. The above approaches, which are based on international experiences, inform this study that the Housing Policy must now review individual ownership as a dominant form of residence in subsidized housing. Learning from other international experiences of subsidized housing schemes has shown that the individual form of tenure is neither safe nor sustainable for the very poor.
The registered individual address is also not in line with the practices that occur in the low-cost urban environment, so a more flexible arrangement of the property should be considered to suit the wishes of the beneficiaries.
THE SALE OF PROPERTY
This is further compounded by the fact that most developing countries do not have housing programs directly aimed at meeting the housing needs of middle-income groups. There has been limited research in South Africa on the nature of informal land markets, or the types of land ownership in these markets, and the possible implications of the general application of property rights in response. By studying the nature and dynamics of informal land markets in the town of Folweni, it was proposed that policy makers, government officials and non-governmental organizations should adopt a more sensitive approach to informal land markets in order to sustain South Africa's highly regarded land registry hold. system (Magni et al (2002).
Against this background, it is extremely important to find creative ways to protect the most vulnerable group of the community from falling victim to the housing 'seam', perhaps by strengthening housing consumer education so that the housing provided eventually benefit intended beneficiaries in the long term.
CHAPTER THREE
- HISTORICAL BACKGROUND OF THE CASES STUDIES OF LUGANDA & SAVANNAH PARK
- INTRODUCTION
- LUGANDA
- LOCATION
- AREA: LUGANDA SCALE: 1 : 20 000
- HISTORICAL BACKGROUND
- THE ROUTE OUT OF THE DEADLOCK
- SAVANNAH PARK .1 LOCATION
The elders of the area, who have stayed in the area for a very long time, shared with the author some of the historical background of the study area. The oral history of the area traces African occupation to at least 1858. As in Luganda, most of the people assigned to the areas originated from outside the area and had no previous connections to the area (BESG, 2002).
Savannah Park is one of the settlements that owes its origins to the founding of Marianhill Monastery in the last century.
CHAPTER FOUR
- RESEARCH FINDINGS: REVIEW OF THE EVIDENCE
- HOUSEHOLDS THAT HAVE NEWLY ACQUIRED PROPERTY OWNERS
- ble 2. AGE OF HOUSEHOLDS HEAD OF NEW INFORMALLY ACQUIRED PROPERTY BY SURVEY AREA
- MIGRATION PATTERNS OF NEW PROPERTY OWNERS
- ble 4. LAST RESIDENCE: LOCATION BY SURVEY AREA
- ECONOMIC CHARACTERISTICS
- MECHANISMS OF PROPERTY TRANSFER
The analysis of the educational levels is a vital component of this research because it provides useful background information about the social and economic life of the new property owners. It is inferred from the survey that some of the new property owners are professionals such as nurses, teachers and managers at their places of employment. In Luganda, a significant number of indigenous owners were involved in casual work, accounting for 30%, while Savannah Park accounts for 25% of the population.
Judging from the above results, it can be seen that 50% of the population is formally employed and 40% is informally employed.
Purcba.. prtze for Luganda savannah Park Total
MISSING BENEFICIARIES - REASONS FOR LACK OF UPTAKE OF THEIR PROPERTY
- LOCATING MISSING BENEFICIARIES THROUGH HOME AFFAIRS WEBSITE
As a result, the author was not in a position to interview the missing beneficiaries to hear their side of the story about the reasons that led them to leave their sites. It is for this reason that the researcher took the initiative to locate missing beneficiaries through the Independent Electoral Commission website. The above results show that 40% of the missing beneficiaries in both study areas have registered in residential areas outside the study areas, compared to 27%.
Regarding the missing male beneficiaries the findings were insignificant, 1% are married while the rest remain unmarried.
CHAPTER SUMMARY
Due to financial hardship or uncertainty regarding finding permanent employment, they were forced to look for employment elsewhere. The implications of these findings are that large-scale informal property transfers in consolidation projects would continue if a comprehensive housing policy was not introduced to address vacant serviced sites and regulate the occurrence of informal property transfers. Finally, the author believes that consolidation subsidies, because of their individual property nature, tend to lock low-income households into a particular location, which is not the natural housing situation.
In any settlement there are people who will want to move for a whole range of reasons, and an 'out' mechanism should be provided by policy.
CHAPTER FIVE
CONCLUSION AND RECOMMENDATIONS 5.1 CONCLUSION
According to the data, out of 15 missing beneficiaries verified on the Home Affairs website and another 15 missing verified on the IEC website and 20 respondents who bought houses informally from the two studies, it shows the extent of the problem that the authorities have in consolidation housing projects. For this reason, one of the main findings of this study is that informal transfers are common and seem acceptable to the local community. Both Luganda and Savannah Park housing estates are located on the outskirts of the city because that is where land is cheapest and where large tracts of land suitable for large housing projects can be acquired.
Findings showed that a significant number of beneficiaries who sold their Luganda houses, according to the new owners, cited “area far from work” as the reason, while 25% of Savannah Park expressed the same sentiments.
RECO....ENDATIONS
This means that work and commercial, social and cultural facilities must be included in the housing development plans of low-income housing. A clear cut policy on missing beneficiaries on consolidation housing projects should be formulated to set a time limit for missing beneficiaries, and also a clear new policy on the transfer of low-income households, because the current regulation of property transfer is based on first world standards and European background, it is based . To summarize, the author argues that while more research is needed to develop a comprehensive policy on missing beneficiaries in consolidation housing projects, it is clear that there is a need for improved provision and availability of urban land that is well located and affordable is.
This study, while shedding light on the issue of missing beneficiaries and informal transfers of housing, points to the need for further research in these two areas.
BIBLIOGRAPHY
'Toilets in Veld': Similarities in housing policy in the new South Africa and the former apartheid state. Current Informal Settlement Interventions in South Africa: Four Case Studies of People-Driven Initiatives - June 1997. The involvement of the formal construction industry in the South African low-income housing market since the late 1980s, Cape Town University.
Tomlinson, M.R (1999): South Africa's Housing Policy: Lessons from four years of the new Housing Subsidy Scheme.
APPENDIX A SCREENING QUESTION
- IS THIS HOUSE REGISTERED IN EITHER YOU OR YOUR SPOUSEIPARTNERS NAME?
- IF YES, IF GO TO NEXT HOUSE. IF NO THEN CONTINUE WITH INTERVIEW DEMOGRAPHIC INFORMATION
- DEMOGRAPHICS
- GENERAL QUESTIONS 2.1 Were you the original subsidy beneficiary?
- BACKGROUND & DESCRIPTION OF THE HOUSE WHEN YOU MOVED IN 3.1 What were your reasons for moving into! settling into this project area?
- IMPROVEMENTS UNDERTAKEN BY CURRENT OWNER 4.1 Have you made any improvements to your house?
1=Durban Metropolitan Area, 2=South Coast, 3=North Coast, 4=Rural North, 5=Rural South 2.6 Do you want to sell this house. Write in full) 2.10 If no, why do you think houses were not sold. What income-generating activities have taken place in the room since you moved into this 3.4 house?(Multiple responses allowed).
Do you know if the previous owner was employed or worked, if so what type of work and if 3.6 no also states.
APPENDIX B
- IF YES, IF GO TO NEXT HOUSE. IF NO THEN CONTINUE WITH INTERVIEW
- GENERAL QUESTIONS
- BACKGROUND & DESCRIPTION OF THE HOUSE WHEN YOU MOVED IN 3.1 What were your reasons for moving intol settling into this project area?
- IMPROVEMENTS UNDERTAKEN BY CURRENT OWNER 14.1 Have you made any improvements to your house?
What is the current government policy towards new informally acquired property owners who are not registered with the Deeds Bureau. What income-generating activities have taken place in the room(s) since you moved into this 3.4 house? (Muffi answer allowed). 3.7 1=Yes, the area was far from the work of former beneficiaries. 2=The money needed was urgently not available, 3=Has found work elsewhere, 4=We returned to the farm in the countryside 5=Joined partner elsewhere.
What is the housing policy regarding beneficiaries who cannot be traced and do not occupy their sites.
