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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

School of Medicine – heartbeat of the UFS
2015-06-24

Photo: Charl Devenish

During the past year, the School of Medicine at the University of the Free State celebrated several successes in the field of research and cooperation agreements. These successes allow the school to continue delivering world-class teaching to some of the country’s top students.

Earlier this year, a research team from the Department of Medical Microbiology under the guidance of Prof Felicity Burt, received a grant of R500 000 to conduct research on Congo fever (CCHF). Prof Burt is an internationally-recognised expert on Congo fever. The funding that has been awarded will be used to profile immune responses against CCHF viral proteins, and investigate mechanisms and strategies to enhance these immune responses. This study may contribute to the development of a vaccine against this deadly virus.

Prof Stephen Brown from the Department of Paediatrics and Child Health’s expertise and commitment to paediatric cardiology gained him the title of Bloemfonteiner of the Year. Under the leadership of Prof Brown, the department has performed many breakthrough operations and procedures. The most recent of these, was the first hybrid procedure in the country which was performed in November 2014. The department also has an ultramodern hybrid heart catheterisation suite.
 
Prof William Rae from the Department of Medical Physics focuses on medically-applied radiation. Together with his department, they are looking at quantitative radiation dosages. The research is particularly crucial for the successful treatment of cancers. Through this research, it is possible to ensure that patients receive the appropriate radiation dosages in order to obtain the desired effect without the patient being affected negatively.

Dr Nathanial Mofolo, Head of the Department of Family Medicine in the School of Medicine, is since 2006 involved at various levels of hospital management regarding quality assurance, patient safety, clinical and infection management, as well as administration. He is currently curator of internal medical students for four of the UFS’s teaching hospitals. His department is currently focusing on the National Health Plan, HIV and tuberculosis, teaching and learning, as well as service delivery in family medicine.
 
Prof Francis Smit manages the team that, to their knowledge, decellularised the first primate heart. The method has been applied successfully on rat and pig hearts by researchers in America. Recently the team also successfully cultivated beating heart cells ? those of a rat ? in their laboratories. The research is in line with what researchers in Europe and America are working on. In the long run, the research project aims to attempt ‘building’ a heart that could be used for the purposes of organ donation.

The UFS is also home to the only metabolic research unit in the country. The unit was established to focus research on obesity, type II diabetes, metabolic bone diseases and all related diseases. This includes diseases such as diabetes, cholesterol, cancer, psoriasis, lymphoedema, fatigue, high blood pressure, gout, arthritis, fibrosis, skin disorders, PMT, migraine, insomnia, gall and kidney stones and related infections, and obstructive sleep apnea. The unit is a joint initiative between the UFS and Christo Strydom Nutrition. Mr Christo Strydom, a nutritionist and world renowned in the treatment of lymphoedema, invested R5 million in the establishment of this unit at the UFS.  Christo Strydom is also the founder and owner of Christo Strydom Nutrition.

The School of Medicine at the University of the Free State is the only unit on the continent offering in-depth modules in clinical simulation. The Clinical Simulation Unit on the Bloemfontein Campus of the UFS, headed by Dr Mathys Labuschagne, is regarded as the flagship unit of the school and boasts high-technology equipment where students can practice their clinical skills before applying those skills in the real world.
 

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