From Political Apartheid to Market Apartheid: Evaluation of Public and Private Sector Housing Delivery projects in South

1. From Political Apartheid to Market Apartheid: Evaluation of Public and Private Sector Housing Delivery projects in South African cities By Prof. Dr Ambrose A. Adebayo University of Kwa-Zulu Natal Durban South Africa

2. Outline of Presentation Introduction Housing Markets Housing Markets in Pre-Democratic South Africa Housing Markets in Post-1994 Democratic South Africa 4.1 Housing delivery in the City of Durban 4.1.1 Cato Manor Public Sector Housing Project 4.1.2 Durban Point Waterfront Redevelopment 4.1.3 uMhlanga area 5. Conclusion

3. 1. Introduction Apartheid segregationist policies left housing markets in South Africa distorted Neighbourhoods of the marginalized mainly Black Africans in urban areas were peripherally located with limited socio-economic opportunities, monolithic and overcrowded Privileged minority population had urban environments which were vibrant, liveable, with well supported infrastructure

4. Introduction continued Focus of new democratic government from 1994 has been creating vibrant mixed use inclusive neighbourhoods Presentation evaluates public, public-private partnership and private sector housing delivery projects in South Africa�s third largest city of Durban since 1994. Durban is a microcosm of the South African city During apartheid segregation was structured along the three main races (Indian, Black Africans, Coloureds and Whites

5. 2. Housing Markets  Housing market distortions occur when state intervention intentionally prohibits efficient distribution and access to housing Role of the state in ensuring efficient access and distribution of housing is indispensable Market failure occurs where positive state intervention still fails to ensure efficient distribution of access to housing Efficient and functional markets promote social justice and the urban efficiency

6. 3. Housing Markets in Pre-Democratic South Africa Apartheid deliberately distorted housing markets Passed Group Areas Act of 1950, Population Registration Act of 1950 (White, Coloureds, Asia, Black) and the Pass-law (political apartheid) Required the strict segregation of the four main population groups Areas designated for Blacks were located at the periphery of cities, furthest from socio-economic opportunities, overcrowded and monolithic

7. 4. Housing Markets in Post-1994 Democratic South Africa New democratic government sought to reverse the negative consequences of her predecessor Embarked on the Reconstruction and Development Programme (RDP) to alleviate poverty by addressing basic needs as housing In 1996 introduced Growth Employment and Redistribution (GEAR) policy a facet of neo-liberalism Brought about cuts in government spending Housing became mainly the function of public and private sector

8. Housing markets in post-1994 continued Positive policies and acts passed include: Social Housing Policy of 2003 Breaking New Ground Housing (BNG) policy Aim to promote the achievement of a non-racial, integrated society through the development of sustainable human settlements and quality housing Also increasing of densities; the promotion of social cohesion; the improvement of quality of life for the poor

9. Housing in post-1994 South Africa continued Public sector housing delivery is through the national housing subsidy a grant which includes individual subsidy and Institutional Subsidy Individual subsidy � citizens 21 years or older first time home owners monthly household income of R3500 (USD $520) or less Institutional subsidy- rental or cooperative housing options for low income people

10. 4.1 Housing delivery in the City of Durban City of Durban is located in Ethekwini Municipality in KZN province The municipality has area of 2 300km2 and a total population approximately 3 million Providing a quality living environment for citizens is a core mandate of the Municipality Housing delivery in the Municipality of Ethekwini is a direct function of the Housing Unit

11. Housing delivery Durban continued Since 1994 housing delivery was based on public, public-private partnership and private delivery Public- Individual subsidy (a 30 square metre starter house valued under R30 000 (USD $4 480) and institutional (social housing rental flats) Public-Private Partnerships- municipality making land available for private sector to develop housing Private-by the private sector for those who can afford Main housing projects since 1994 are Cato Manor (public), Point (public-private) and uMhlanga (private) Housing Projects

12. 4.1.1 Cato Manor Public Sector Housing Project  Black Africans forcibly moved during the 1950s using the Group Areas Act Until 1994 the area remained vacant In 1994, redevelopment of Cato Manor for the settlement of poor Africans commenced Housing development based on public sector -specific focus on starter house and social housing flats.

13. Social Housing in Cato Manor

14. Social Housing in Cato Manor

15. Starter Houses in Cato Manor

16. Extended Starter Houses in Cato Manor

17. Squatter settlement in Cato Manor

18. Public Housing Cato Manor conti.. Tenure is secure tenure, better materials for construction and formalized platform for starter house extension Social housing flats and the starter houses too small Morphology of the place is boring, No articulated public social space No defined pedestrian/ vehicular movement Extension of starter houses difficult (steep slopes, monolithic architecture, and lack of social space Housing subsidy has also failed to reach the poorest - spontaneous settlements mushroomed right next to subsidy housing projects in Cato Manor

19. 4.1.2 Durban Point Waterfront PPP Project The Point area waterfront is one of the city of Durban�s oldest settlements Redeveloped as a consequence of urban degeneration after the collapse of Apartheid Redevelopment was based on a Public-Private Partnership (PPP) between the Durban Municipality and Umogi FM a private facilities company Aim was to create well-defined place to live, work and play. Thus create a place that embraces heterogeneity and hybrid place of living

20. Durban Point Waterfront PPP Project Design principles used: An urban intensity of scale and an urbane character A structure based on canals, water bodies, boulevards, vistas, urban squares, avenues, lanes and parks Emphasis on mixed-use developments which encourages the integration of retail, commercial, office, entertainment and residential activities Quality pedestrian movement spaces, and clean attractive and secure environment Conservation of existing historical building

21. Point new development built environment

22. Built form: Conservation, new apartments and vista 

23. New Apartments

24. Durban Point Waterfront PPP Project Development integration has not been achieved by the revitalisation of the Point area. Water canal next to the Indian Ocean is overemphasized It increases the cost of the development Result is exclusion of the poor because of the development pattern, cost and aspiration of the city be competitive/grand architecture. The place has become an isolated high income area, where markets determine the segregation of the rich and the poor.

25. 4.1.3 uMhlanga area uMhlanga area is a suburban location in the city of Durban It is a predominantly white and Indian middle and upper class residential area Was developed by Moreland a private development company The objective was building a multi-functional balanced built environment, mixed-use retail, offices and residential area

26. uMhlanga area new built environment (Housing image)

27. uMhlanga area new built environment (Outdoor spaces)

28. uMhlanga area new built environment (Grand architecture)

29. uMhlanga area cont... Built environment characteristic is distinctively different from public housing environments Have mixed uses multi-functional areas Well supported public realms in terms of public and facilities Livable spaces inform of outdoor space Well structured pedestrian and vehicular movement separation Mhlanga area segregates the rich and poor as it is out of the reach of the poor in the City of Durban Black Africans are secondly being marginalized through economic segregation

30. 5. Conclusion The housing built environment is the representation of the economic situation of the people that live in it. The market therefore recategorises the society in an economic niche of activities and place of living. The affordability of the end user suggest the nature of the development pattern, therefore the poor continue to be marginalized segregated based on new form of market ideology of economic segregation as opposed to political segregation.