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30 October 2023 Photo Bobby Shabangu
The aftermath of damage to a building in Johannesburg, after burning.
A recent fire that engulfed a downtown Johannesburg building illustrates the challenge of housing a bulging urban population in safe, dignified conditions.


Opinion article by Prof Ivan Turok, Chuma Giyose, Claudia Hitzeroth, Zama Mgwatyu and Andreas Scheba


The tragic loss of 78 lives when fire engulfed a downtown Johannesburg building illustrates the challenge of housing a bulging urban population in safe, dignified conditions.

While the apartheid government resisted urbanisation and refused to build liveable neighbourhoods for black people, the ANC government and metropolitan authorities have been ambivalent, fearing that cities would be overwhelmed.

The ‘RDP’ mass housing programme has constructed about three million small units in peripheral dormitory settlements, far from jobs and amenities. A formulaic ‘one house, one plot’ approach has produced sprawl with sparse facilities. The scheme is currently being cut back and replaced by serviced sites rather than free homes. This is bound to perpetuate urban fragmentation, instead of helping to densify and integrate cities.

More dynamic and adaptable way

Meanwhile, a more dynamic and adaptable way of providing affordable urban housing has emerged from the grassroots, beyond the formal housing system. Many poor households, small building contractors, and emerging developers are responding to the massive demand for low-cost accommodation by investing whatever resources they can muster to construct rental units in their backyards. They are countering unemployment and hardship with laudable energy, initiative, and self-reliance.

Their dwellings range in quality from simple wooden and zinc structures to solid brick-and-mortar two-storey flats with internal ablutions. Standards are improving over time as tenants demand better accommodation and builder-developers learn to design superior homes.

Small-scale rental housing (SSRH) is also stimulating township economies by raising household incomes and creating local jobs across the construction value chain via the supply of building materials, repairs and maintenance, and rental agents and other property services. It is providing a valuable shot in the arm for a struggling building industry.

These positive features and their multiplier effects make SSRH the fastest growing segment of the housing market in the country. An organic process of transforming underused land into more valuable property is being replicated over and over again across cities and towns, driven by the insatiable demand for affordable accommodation. The momentum is fuelled by the emergence of novel lending institutions, such as the Trust for Urban Housing Finance.

Yet, the very success of this phenomenon creates other challenges, including overloaded infrastructure, stretched public services, and degraded open spaces through population growth and crowding.

Dangers of SSRH

Most emerging developers and contractors are unaware of the formal rules and systems that regulate house building and urban development. The informal and unauthorised nature of SSRH poses dangers for resident communities and risks for the developers themselves.

The health and safety of tenants occupying substandard dwellings can be compromised through fires and structural failures. And the developers might never recover the value of their investments if they remain informal.

Research has shown that the costs of regulatory compliance faced by builder-developers are prohibitive. Following the formal approval procedures and paying the requisite professional fees and administrative charges would more than double the cost of developing rental units because of their onerous nature. Most developers either do not apply for permission to build — or they give up out of frustration halfway through this time-consuming process.

Despite the immense opportunities and looming threats facing SSRH, the sector is almost completely ignored by national, provincial, and municipal authorities. The tenants seem invisible to decision-makers because at least they have a roof over their heads and appear better off than people occupying informal settlements.

Finding creative ways to help upgrade and regularise backyard housing means navigating a legal and regulatory minefield that just seems too complicated to public officials, who do not know where to start.

Responding to the policy vacuum

Several grassroots intermediary organisations have begun to respond to the policy vacuum by providing practical support to builder-developers and advice to the government about what actions and reforms are most urgent and important. NGOs are rolling up their sleeves and offering direct assistance and advocacy on behalf of the sector. They believe that empowered citizens should drive local development, so they support small-scale operators looking to construct decent, affordable accommodation.

Some of these organisations have set up training courses and mentoring programmes to help nascent contractors and developers to improve their knowledge and capabilities. Hands-on technical advice and expertise are also offered to individual developers to package their project proposals professionally to help secure external funding.

NGOs have learnt from direct experience that a broad spectrum of builder-developers are engaged in township housing. The support they offer needs to be carefully tailored according to the distinctive needs and potential of different enterprises.

At one end are ‘homeowner developers’, who build in a piecemeal, intuitive, and incremental way according to whatever resources they can secure from personal savings and networks. Women are well represented among this group. They aspire to make better use of their backyards to supplement their household income and create a durable asset for future security.  

Micro-developers

At the other end of the spectrum are ‘micro-developers’ who are more proficient and strategic. They have more extensive, specialist networks and can raise longer-term loans to fund their projects. These entrepreneurs usually build larger blocks of between six and twelve units on each plot and operate across multiple sites.

Township developers do not tend to work together closely because of natural rivalry. The spirit of independence has limited their collective voice to engage with public authorities and financial institutions. Consequently, NGOs encourage developers to organise themselves and build trust so that they can learn from each other and speak with one voice about urgent regulatory reforms.

Township developer forums have been created in some places to raise their visibility and negotiating power. These bottom-up initiatives are making a meaningful contribution to reducing the affordable housing backlog and deserve to be taken seriously.

SSRH fosters urban density, enhances livelihoods, and is more sustainable financially than free government housing. The benefits extend beyond shelter to bolster township economies through new and dynamic enterprises, construction jobs, and skills.

The rich experience that NGOs have gained from working in close proximity to everyday realities provides valuable insight into how to scale up and strengthen the SSRH phenomenon. This know-how is unique and different from the mindsets and understanding available to policy makers operating at national or even municipal levels. It is vital that local and national authorities recognise and respect such hard-earned expertise.  

Novel social arrangement

Yet, initiatives from below cannot succeed without wider state support. To achieve its full potential, SSRH needs public investment in essential infrastructure and services, including clean water, sanitation, electricity, and waste collection.

The government also needs to simplify the procedures that regulate house building for emerging developers to obtain the legal compliance that will help to raise long-term finance, building insurance and protect the value of their investments when they decide to sell.

One way forward in a context of mistrust between municipalities, developers, and residents is to negotiate a novel social arrangement that will restore mutual obligations and stability. A ‘new deal for communities’ could vary in detail between different places, depending on local circumstances.

Municipalities could commit to improving the infrastructure and streamlining building approvals, in return for developers contributing to the cost of public services by paying property taxes and service charges. NGOs could play a valuable role in communicating and negotiating such arrangements at neighbourhood level.

  • Prof Ivan Turok, NRF Research Chair – University of the Free State, Distinguished Research Fellow – Human Sciences Research Council, Cape Town, ITurok@hsrc.ac.za
  • Chuma Giyose, Project Co-ordinator, Development Action Group, Cape Town, chuma@dag.org.za
  • Claudia Hitzeroth, Project Officer, Development Action Group, Cape Town, claudia@dag.org.za
  • Zama Mgwatyu, Programme Manager, Development Action Group, Cape Town, zama@dag.org.za
  • Dr Andreas Scheba, Senior Researcher, Human Sciences Research Council, Cape Town, and Senior Lecturer, University of the Free State, Bloemfontein, ascheba@hsrc.ac.za

This article was originally published in the Mail & Guardian

https://mg.co.za/thoughtleader/2023-10-24-enabling-grassroots-solutions-to-the-urban-housing-problem/

News Archive

KovsieSport lauds its heroes of the year
2013-10-20

 

Maryka Holtzhausen and Wade van Niekerk
20 October 2013

The University of the Free State (UFS) honoured its top achievers at the Loch Logan Waterfront on Friday 18 October 2013. Maryka Holtzhausen and Wade van Niekerk were named the Sportsman and Sportswoman of the year respectively.

The Junior Sportsman and Sportswoman for 2013 are Jacques du Toit and Izelle Lategan.

This year the university’s sport stars were honored in five categories. This includes:

  • Sportsman and Sportswoman of the year (everyone that represented South Africa at a senior level, was eligible for the title). The winners each received a trophy and each sportsman and sportswomen in this category were honored with a medal.
  • Junior sportsman and sportswoman of the year. The winners each received a trophy.
  • Sport stars that represented South Africa at senior and junior level. The achievers received certificates.
  • Sport stars that represented the UFS in the national student teams. The sport stars also received certificates.
  • Certificates were also awarded to the KovsieSport club sport stars.

The following students represented South Africa at senior level:

  • Maryka Holtzhausen was a member of the Protea Netball team that participated in the Fast5 World Series in Auckland, New Zealand, in November 2012. Maryka captained the victorious Protea Netball team in the African Cup in Malawi in May 2013 and was also the captain of the Protea team that toured England in September 2013.
  • Adele Niemand was a member of the victorious Protea Netball team in the African Cup in Malawi in May 2013. Adele obtained her 50th cap for the Proteas when she played for the Protea Netball team that toured England in September 2013.
  • Izelle Lategan was a member of the SA Senior Women’s Protea team that participated in the World Hockey League Round 1 and 2, as well as in the semifinals of the World Hockey League. Izelle was also part of the Protea Women’s team that participated in the Investec Series in England.
  • Tanya Brits was a member of the SA Senior Women’s Protea team that participated in the World Hockey League Round 1 and 2, as well as in the semifinals of the World Hockey League. Tanya was also part of the Protea Women’s team that participated in the Investec Series in England.
  • Hananja Steyn was a member of the national team that participated in the African Fencing Championships in Cape Town in 2013. Hananja also participated in the World Championship in Budapest during 2013.
  • Elsabe le Roux participated in the WKF Senior World Karate Championships in Paris in 2013. Elsabe was a member of the SA Protea team that participated in the Africa Zone 6 Championships in Namibia in June 2013.
  • Diana Welmans was a member of the SA Protea team that participated in the Africa Zone 6 Karate Championships in Namibia in June 2013.
  • Elme de Villiers was a member of the SA Badminton team that won gold at the All Africa team event and she played in the semifinals in the singles at the same event. Elme also reached the quarterfinals in the singles and obtained gold in the doubles at the Mauritius Open.
  • Sandra le Grange was a member of the SA Badminton team that won gold at the All Africa team event and she obtained a bronze medal in the singles at the same event. Sandra also reached the quarterfinals and obtained gold in the doubles at the Mauritius Open.
  • Karla Mostert was a member of the Protea Netball team that participated in the Fast5 World Series in Auckland, New Zealand, in November 2012. Karla was a member of the victorious Protea Netball team in the African Cup in Malawi in May 2013 and also toured England as a member of the Protea Netball team in September 2013.
  • Balungile Ngcofe was a member of the SA Protea team that participated in the Africa Zone 6 Karate Championships in Namibia in June 2013.
  • Jan Petrus van der Merwe was a member of the SA Swimming team that participated in China and Australia during 2013.
  • Wayde van Niekerk was a member of the SA Athletics team that participated in the World Athletics Championships in Moscow, Russia, in 2013.
  • Wim Boshoff was a member of the SA Protea team that participated in the Africa Zone 6 Karate Championships.
  • Tanya Basson was a member of the SA Judo team that competed in the World Kata Championships in Italy in 2013. Tanya was a member of the SA team to compete in the Africa Championships in Maputo in 2013 and she also competed in the World Kata Championships in Japan.

Sport stars that represented South Africa on junior level, are:

  • Danelle Willemse was a member of the SA U/21 Netball team that participated in the Netball Junior World Cup in Glasgow in 2013. She also represented the SA U/21 Netball team in the World Youth Championships in Singapore in 2013.
  • Diana Welmans was a member of the SA Protea team that participated in the Africa Zone 6 Karate Championships in Namibia in June 2013. She also participated as a member of the SA U/21 team in the UFAK Africa Karate Championships in Tunisia in August 2013 where she received a bronze medal.
  • Line Malan was a member of the SA U/21 Hockey team that participated in the Hockey Junior World Cup in August 2013. She was also a member of the SA U/21 team that toured Europe in July 2013.
  • Nicole Walraven was a member of the SA U/21 Hockey team that participated in the Hockey Junior World Cup in August 2013. She was also a member of the SA U/21 Hockey team that toured Europe in July 2013. The SA U/21 team, of which Nicole was a member, won the Africa Cup Tournament in order to qualify for the Junior World Cup.
  • Cornelle Botha was a member of the SA U/21 Hockey team that toured Europe in July 2013. The SA U/21 team, of which Cornelle was a member, won the Africa Cup Tournament in order to qualify for the Junior World Cup.
  • Lisa Hawker was a member of the SA U/21 Hockey team that won the Africa Cup Tournament.
  • Izelle Lategan was not only a member of the SA U/21 Hockey team that participated in the Hockey Junior World Cup in August 2013, but also captained the team. She also captained the SA U/21 Hockey team that toured Europe in July 2013 and won the Africa Cup Tournament in order to qualify for the Junior World Cup. Izelle’s outstanding performances was recognised by SAHA when she was announced as the SA Junior Hockey Player. She was also a member of the SA Senior Women’s Protea team that participated in the World Series Hockey League.
  • Tanya Brits was a member of the SA U/21 Hockey team that participated in the Hockey Junior World Cup in August 2013. She was also a member of the SA U/21 Hockey team that toured Europe in July 2013 and won the Africa Cup Tournament in order to qualify for the Junior World Cup. Tanya was also a member of the SA Senior Women’s Protea team that participated in the World Series Hockey League.
  • Jacques du Toit was a member of the SA U/21 Rugby team that participated in the IRB Junior World Championships in 2013.
  • Andries Gous played as a SA U/19 Cricket player in a test series against England in January and February 2013, as well as in the One-Day Series against England during February and March 2013.
  • Wim Boshoff participated as a member of the SA U/21 team in the UFAK Africa Karate Championships in Tunisia in August 2013 where he received a bronze medal. He also participated in the Istanbul Open in Turkey in September 2013.

The KovsieSport club sport stars are:

  • Maryka Holtzhausen – Netball
  • Jaco Fourie – Hockey
  • Izelle Lategan – Hockey
  • Leonard Killeen – Cricket
  • Teboho (Oupa) Mohoje – Rugby
  • Duke Munro – Tennis
  • Christi Potgieter – Tennis
  • Ricco Sutil – Soccer
  • Choaro Khumisi – Soccer
  • Wayde van Niekerk – Athletics
  • Danelle Prinsloo - Athletics

B Category:

  • Jan Petrus van der Merwe – Aquatics
  • Elsabe le Roux – Karate
  • Tanya Basson– Judo

The USSA international participants were:

  • Wayde van Niekerk participated in the World Student Athletic Games in Russia in July 2013.
  • Gideon Trotter participated in the World Student Athletic Games in Russia in July 2013.
  • Rynhardt van Rensburg participated in the World Student Athletic Games in Russia in July 2013.
  • Dumisane Hlaselo participated in the World Student Athletic Games in Russia in July 2013.
  • Jaco Fourie participated in the World Student Hockey Games in Russia in July 2013.
  • Luke Sanan participated in the World Student Hockey Games in Russia in July 2013.
  • Robbie van Schalkwyk participated in the World Student Rugby Games in Russia in July 2013.
  • Elme de Villiers participated in the Student World Badminton Championships in Korea in November 2012.
  • Sandra le Grange participated in the Student World Badminton Championships in Korea in November 2012.

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