3. Electronic Theses and Dissertations (ETDs) - All submissions
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Item Implementing gap market housing programme in a community characterized by informal settlements: a case study of Alexandra urban renewal project in Johannesburg, South Africa(2019) Musetha, Mboniseni AubreyIn post-apartheid South Africa, the government made tremendous efforts to ensure poor people’s access to housing. Many houses were delivered under the capital subsidy process which targeted mainly those earning an income value of between R0-R3 501. These are houses build as part of a government-funded social housing project. However, this created a ‘gap’ in the market between those who earned below the threshold of R3 500 a month, and those who earned enough to get a mortgage. The government therefore created funding instruments to support these kinds of households. In 2012, it created the Finance Linked Individual Subsidy Programme which worked by on the basis of giving assistance to households that qualify for mortgage to buy a house or open stand which is serviced but linked to a contractor. Those who qualify for this scheme are regarded to be occupying the gap market. They are those who are not eligible for the full subsidised scheme while at the same time they do not for a housing loan from the banks. Their salary earning range from R3 501 and R15 000 per month. Alexandra is a major township with a population of 179,624 people. In February 2001, the government launched the Alexandra Renewal programme which was aimed at conducting a sustainable campaign programme to deal with urban and rural poverty. This campaign also included dealing with underdevelopment, and all sectors and resources from government were to be coordinated towards meeting this goal. Its objectives included to eradicate poverty, equity, underdevelopment, enhance the capacity of local government to deliver and enhance social cohesion. As part of this programme a large number of fully subsidised houses have been built and are still planned. In addition, a set of blocks with 232 FLISP units were planned and construction began in 2013. Applications were received of more than 5000 and housing was assigned to those able to secure the correct finance, meaning that a screening and verification process was conducted to reduce the number of applicants to less than 500. However, this housing was heavily contested by those whose applications were turned down and; other political and civic organisations as they were not content with the screening and allocation process. In expressing their discontent with this project, they went as far as destroying windows, roofs, gutter and doors of these houses. They also occupied units in one of the sites of the FLIP project. In this research project, I conducted interviews with beneficiaries, those who did not qualify, government officials and other stakeholders in order to determine the contestations surrounding the FLISP project in Alexandra. This overriding aim was guided by sub research question which were aimed at understanding the policy frameworks that are in place to promote mixed housing projects, the reasons behind the adoption of gap market housing project in Alexandra, the experience of beneficiaries of gap market housing project since they moved to their units, the reasons for contestations surrounding the gap market initiative in Alexandra, and the measures have authorities taken to manage and resolve these contestations. This research showed that while FLISP came in place as one way of fast tracking the delivery of housing units in South Africa by providing affordable housing to a segment that was considered “too rich” to receive a free subsidy house from the government, yet “too poor” to access the normal housing loans stream from banks/financial institutions (DHS, 2014), the servicing of this Gap market seems to be slow. In Alexandra, when the “GAP Market” initiative was launched in 2013, it was expected to be completed in 2015 but this did not happen. This is the source of many contestation that has led to invasions of units under FLIP project. There is need to fast track the construction and allocation process in such projects. The department of human settlement and other stakeholders should embark on a program of educating borrowers to improve their financial knowledge. This might help applicant or beneficiaries to prioritise their housing needs and manage debts.Item Sustainable housing through urban renewal in contemporary Lagos(2018) Afinowi, Taiwo AdekanmiLagos, like most cities in developing countries, is experiencing a continuous decline in its built environment and urban fabric. This decline in the city, especially regarding human settlements implies an insufficiency of houses and overburdening of already limited infrastructure giving rise to urban sprawl, slum proliferation and informal settlements. These challenges have led to the formulation of housing and urban renewal policies and strategies towards revitalising the city. This research aims to explore how urban renewal can be used to achieve sustainable housing in line with the sustainable development goal for cities. The research assesses existing policies and legislative frameworks that govern urban renewal and implementation within the state. Also, this research examines the role of the government in providing houses for the populace, especially, the urban poor. The research adopts a qualitative approach to address the research questions. With the use of semi-structured interviews, the researcher collected data through a purposeful sampling of participants in the field of urban renewal and housing development in Lagos state. A case of Isale Gangan Towers and Gardens by Lagos State Urban Renewal Agency was examined as an intervention involving urban renewal and housing provision.This research gives an insight into the level of government’s responsiveness to renewing slums and provision of housing. The research reveals that the task of housing delivery in Lagos is enormous and government cannot address the challenges alone and equally renew slums and informal settlements, hence, the need for solutions that are co-produced. The research also shows that the city of Lagos, like many cities in developing countries, partially caters for the urban poor, and a consequence of government’s inaction in this regard is the proliferation of slums and informal settlements. Finally, that housing provision can be complemented with urban renewal of slums to achieve sustainable housing.Item The impact of the Integrated Residential Development Programme on surrounding property values : Fleurhof, Johannesburg(2018) Mnisi, Nontokozo BadzandzaSouth Africa is challenged with an increased backlog of adequate subsidised affordable housing in well-located areas that provide access to urban amenities and places of employment. However, the perception of subsidised affordable housing developments built in close proximity to bonded properties is significantly negative (Edmiston, 2011). Although, many countries including South Africa have a great need for subsidised affordable housing many a time honoured property owners fear that such developments located in close proximity to their homes may decrease their property’s value and their neighbourhoods will lose their unique personality (ibid, 2011). Questions continually arise about whether the sales and prices of their mortgage bonded properties are going to be affected by the close locality of subsidised affordable housing developments (Nguyen, 2005). Property value is significantly important as rising values in a neighbourhood suggests that the neighbourhood is moving in positive direction, therefore increasing the attractiveness of that neighbourhood to potential buyers. A high property value on one’s property acts as a measure of the quality of life they which is essentially difficult to assess numerically as this value reflects the types of amenities neighbourhoods are able to provide (McArthur and McArthur, undated). Location theory states that the more accessible or attractive a location is, the greater its profit potential and therefore its property value (Jordaan, Drost and Makgata, 2004). However, the relationship between subsidised affordable housing and the property value of mortgage bonded properties is multifaceted. As neighbourhoods are different and are characterised by their complex interrelated attributes which together determine the neighbourhood’s character (Nguyen, 2005). This study seeks to assess whether subsidised affordable housing provided through South Africa’s Integrated Residential Development Programme (IRDP) looking at the case study of the housing development of Fleurhof located in Johannesburg impacts the property value of neighbouring bonded properties. The study considers the study area of Fleurhof as it was developed using IRDP and is located in close proximity to bonded properties. This study will use a quantitative methodology, employing the hedonic price modelling analysis. This model is used as it considers all the characteristics of a property from its physical attributes to the locational amenities that are located in proximity to each property and the characteristics found in the neighbourhood to which the property is located which in turn are reflected in the property’s price (Barton and Madsen, undated).Item Macroeconomic determinates of housing prices in South Africa(2015) Mwenje, GraceThis study investigates key macro-economic variables that influence housing prices in South Africa. Impact of shocks to macro-economic variables on housing prices in the short run is analysed as well as the nature of the relationship between housing prices and seven macro-economic variables in the long run. Using quarterly data from 1978 (3rd quarter) to 2014 ( 1st quarter ) , the study shows that absa real house prices, rand/us$ exchange rate, household/debt disposable income, household net wealth/disposable income, new mortgage loans and prime interest rates have a long run equilibrium relationship. Macro-economic variables have a positive impact on house prices in the long run; household net wealth/disposable income and household debt/disposable income are leading variables in explanation of house price movements. Shocks to prime interest rates and rand/us$ exchange rate impact negatively on house prices in the short run.Item Investigating residents' perceptions of environmental health in informal settlements of South Africa: the case of Makause, Ekurhuleni Municipality(2015-04-30) James, NtandokabawoThe relationship between humanity and environment influences the health and quality of the environment. In turn, the state of the environment determines the quality of life that inhabitants are bound to live. Urbanization and shortage of housing among the economically deprived groups coupled with lack of affordable housing has encouraged formation of informal settlements in cities throughout South Africa. Poor environmental health conditions are characteristic of such settlements, and these conditions can be attested to numerous factors such as politics, policies as well as failure by local municipalities to strategically improve living conditions of the economically disadvantaged. Twenty years into the new democratic South Africa, communities in these informal settlements are still faced with environmental uncertainties, poor service delivery and forced removals. Authorities are failing to come up with strategies that counter the ever growing urban poor populations that often result from migration of poverty. Communities of these settlements are not homogenous, and thus they perceive their prevailing environmental health conditions differently depending on their world view. Makause informal settlement in Ekurhuleni Metropolitan Municipality (EMM) lack basic services such as sanitation, water and electricity, which compromise the environmental health of the area. Residents of this settlement have a history of staging marches in a quest to obtain basic services. Their protests have been intercepted by the heavy arm of the law in the form of South African Police Services. This has been tailored into many other factors that can inform perceptions of their prevailing environmental health. The focus of this dissertation is to investigate local environmental health perceptions in Makause informal settlement with attention to factors that inform these perceptions. Semi-structured interviews formed the major research method employed for this research with a random selection of interviewees from the settlement. The sample generally expressed dissatisfaction with their prevailing environmental health and living conditions. This points to the fact that the government is faced with a task to improve living conditions in informal settlements around the country.Item The oversight role of the National Deprtment of Human Settlements on its entities: the case of NHBRC(2012-11-07) Mgiba, Reineth NgilishiResearch on the oversight role of the National Department of Human Settlements on its public entities: The case of National Home Builders Registration Council (NHBRC). This study looked at the National Department of Human Settlement’s oversight role over its entities. It took place in the context of broad departmental public entity oversight management. However, the researcher’s focus was on the systems and mechanisms used by the department in its oversight function with a specific focus on the National Home Builders Registration Council as one of its entities and determined if there were any impede oversight challenges. The research explored through documentary analysis and investigative interviews with departmental officials who are charged with the responsibility of overseeing the governance of all entities reporting to the NDoH. Key accountability documentation, and commentary documents from oversight organs of state such the Auditor General and Parliamentary Portfolio Committee on Human Settlements were also reviewed and analysed. 5 The research discovered that the department’s oversight over the NHBRC, is mainly focusing on compliance enforcement. The mechanisms and systems used are somewhat biased towards compliance monitoring. As a result of the skewed focus, there is an imbalance between legislative enforcement and service delivery on the part of NHBRC. Although the research could not make inferences to other public entities, the study helped in developing an understanding of challenges associated with oversight (generally) and the strength and weaknesses of the department’s oversight systems and mechanisms (in particular). The research unveiled a need for an improvement in regard to the oversight systems and approach, and concludes by recommending that it would be necessary that government should introduce a holistic oversight framework that would guide and promote efficiency and effectiveness in all “public entities oversight initiatives”.Item Cities of refuge: the emergence of temporal urbanism(2009-09-21T11:35:08Z) Leong, TerenceIn the era of globalisation we are required to negotiate a large series of global flows. These include the flow of capital ideas, imagery, goods and people. Contemporary culture has increasingly become nomadic, and the idea of place has become transitive. This condition stands in contradiction to the time-honoured notion of the city as a stable entity. Whether brought about by natural catastrophe or initiated by choice, instant cities emerge, only to disappear again just as rapidly. This has given rise to new terms such as relief urbanism, deadline urbanism or event urbanism. This shift from notions of fixed locality to temporary accommodation for mass migration requires equivalent forms of flexibility in planning. (Weiss 2007:3) This thesis will focus on the particular flow within this contemporary situation which has the biggest implication for architecture, namely the movement of people. Since the world war, migrancy has rapidly become more global in scope and scale with there being more mobility than any other period in history. (Cairns 2004:3) Contemporary migrancy involves the movement of immigrants, emigrants, guest workers, refugees and asylum seekers. The effects of migrancy are also being more intensely felt and widespread than ever before. Nowhere are the impacts more evident than in Africa where the movement of people as a result of war, poverty and persecution are central to the continent’s economics and politics. While migrancy is rapidly transforming Africa the region lacks the capacity to understand and manage these movements. (Forced Migration Studies Programme 2008) So the focus of this thesis will be on refugees and asylum seekers seeking refuge in South Africa and the impacts it is having on displaced people themselves and the local population made terrifyingly manifest in the recent Xenophobic attacks plaguing the country. Following a discussion of the many problems faced by refugees and the root causes of the Xenophobic attacks in Johannesburg this thesis will look at the alleviation of some of these problems culminating in the design of a Prefabricated Housing Prototype and System which can be implemented in a combination of contexts. The system will be developed using 3 test studies. The first will be as an infill project in an dense urban context providing cheap rental unit options for the urban poor including South African low income earners and refugees in the inner city, the second will be a housing model for upgrading stable South African informal settlements and the third as an alternative Refugee camp in an emergency or cross border context. It will examine the role of architecture as a means to sustain dignity and create a sense of belonging for people with very few social connections. The facility will aim to help people regain control of their lives by helping them to contribute to the market economy. It will also aim to be an architecture that is against alienation and will facilitate healing.Item Reclaiming the city: housing for inner-city Johannesburg(2009-09-16T10:03:07Z) Harrison, MariannaThe way in which a city is spatially laid out effects the natural environment of the planet (for example: pollution and the depletion of natural resources) as well as the social environment (the community and daily life) of its residents. Through the exploration of various modern urban planning theories, I will begin to look at some different approaches to urban planning. This document favours the compact city approach which advocates higher densities, mixed use development, public transport and community living. This approach relates to initiatives currently underway in the inner city of Johannesburg. This document is about the exploration of how people live in the city and the issues surrounding housing in the urban context. The proposed architectural project is a housing scheme located in Newtown, Johannesburg. Central concepts include: urban regeneration, inner city living, visual variety in the urban realm, street edge conditions and public to private hierarchiesItem The role of social networks in migrant access to housing in Lenasia(2009-06-18T10:40:07Z) Desai, AnisaMigrant social networks have become somewhat of a trademark of global migration. Social networks and their development cannot only be recognized as a by product of migration, instead what has been noted is that social networks have emerged as primary actors in the migration process as seen in the incidence of the Asian migrant population in Lenasia. The use of social networks by migrants allow for migrants to accrue a range of benefits such as access to accommodation, employment, security and participation in social activities. With regard to the research report, the use of social networks by Asian migrants to access accommodation in Lenasia has been the focus of the study. Initial assumptions about this transient community entailed that migrants in Lenasia were generally unable to access accommodation through other formalised mechanisms such as rental companies therefore they relied on social networks. This has however been proven incorrect and what was found was that the migrant population had in fact never considered or utilised the services of a rental company because their social networks had always successfully met their accommodation needs. The occurrence of migrant social networks in Lenasia has initiated further migration into the area, and subsequently led to the development of migrant enclaves operating in isolation from the pre-existing community. The effect the creation of migrant enclaves in Lenasia has had on the area’s development trajectory is explored in the research. In addition the consequences of migrant enclaves and separate social networks between the pre-existing and migrant community are investigatedItem An evaluation of the Financial Sector Charter and the Community Reinvestment Bill and their implications on the delivery of low income housing finance in South Africa.(2009-02-25T11:07:40Z) Nyandoro, EdithThis research report is an account of the results of investigations into the critical analysis of the private sector’s Financial Sector Charter (FSC) and the government’s Community Reinvestment Bill (CRB) in comparing their anticipated advantages towards housing and housing finance for the low income sector in South Africa. 2 stages of data gathering were adopted; namely interviews with 5 Banking Council officials and 5 Ministry of Housing officials and a questionnaire survey with representatives from SACC, NALEDI, SANGOCO, COSATU and SANCO which are independent organizations, which amongst other duties, generally assist in serving the social needs of disadvantaged individuals in the society. Multi-criteria analysis and SWOT analysis techniques were used to analyse the qualitative data. Results showed that the most critical aspect of the FSC is the establishment of risk sharing responsibilities between the government and the private sector, which still needs to be resolved. The private sector views the CRB as a forceful mechanism with strict requirements, which would result in the private sector’s participation in provision of housing finance to the low income sector to be ineffective as they would be acting unwillingly. Independent organizations view the CRB as being lenient on the private sector. Evaluation of the CRB and FSC showed that ultimate success lies in the combined efforts between the government and private sector, which in turn lies in the settling of the Memorandum of Understanding on-going negotiations. Key recommendations for addressing the low income sector housing and housing finance problems include; cultural adjustment of the banks towards low income sector individuals, formation of partnerships in dealing with housing and housing finance problems, establishment of efficient secondary property markets through amenities provision and infrastructure upgrading, identification of effective default management models, accommodation of new intellectual ideas and provision of different mortgage securities by banks and the government.