Low Cost Housing in Durban - Welcome to MILE Enhancement... · Introduction • Housing a concurrent National / Provincial function - Constitution • Municipalities undertake housing

ETHEKWINI MUNICIPALITY

CONTEXTUAL ANALYSIS

HOUSING AND INFORMAL SETTLEMENT UPGRADING

WORKSHOP

Introduction

• Housing a concurrent National / Provincial function - Constitution

• Municipalities undertake housing development as agents of Province

• Funds allocated to Province annually • Municipality applies for project

funding • Payment is made on milestones

Who Qualifies for a Subsidy?

• SA citizens or permanent residents • Married or cohabiting or have

dependents • Have never owned property • Not received housing assistance from

government previously • Household income < R3500pm ($500) • Legally competent to contract

Challenges SCALE Approximately 400 000 households still to

be housed this includes: informal settlements backyard shacks traditional dwelling

Excludes: Overcrowding Hostels In migration

Challenges

LAND Availability Scarce Council land Difficult to access state land Absentee landlords

NIMBY Steep slopes (pictures) Location (map)

Spatial Development Framework Compact city model Emhasis on accessibility and convienience in compacted urban area Durban CBD & SDB play dominant role ito jobs and rates Small satellite centres play support roles Supports high priority PT network Supports informal economy at Warwick Infrastructure excess capacities utilised Upper catchment OSA continues providing free services- supports health of core urban area Urban edge concept used as tool to curb urban sprawl, promote compaction & achieve associated efficiencies, secure agriculture and upper catchment environmental assets. Urban edge supported by cost-surface model SDF being translated into more detail through the SDP and LAP levels of planning

Challenges (cont.)

FINANCIAL Cannot Service and build inside

subsidy limits Higher level of services required Slope Health Life cycle costs

Council funding of approx. R230 mn annually ($ 31 mn)

Approaches

In situ upgrades Relocations Greenfields development Interim Services Special Interventions Social Housing Special Needs

Successes / Future Challenges 167 000houses built R20 billion ($4.2bn) in subsidies at

current prices

40+ years to meet demand @ 10 000 pa

Houses Constructed (Cumulative)

33,84341,466

49,466

59,466

71,966

87,138

98,690

114,943

133,092

149,607158,994

163,746167,135

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

160,000

180,000

1994-2000

2001\2 2003\4 2005\6 2007\8 2009\10 2011\12

A Critical Look

Lack of social facilities No schools / clinics No / limited recreational facilities

Lack of creative urban design Dormitory suburbs? Location? Future?