2007 - 2012
14 Chief Albert Luthuli Street, KwaDukuza 4450,
P.O. Box 72 KwaDukuza 4450
Tel: 032 437 5000: Fax: 032 5514513
Websit e: www.kwadukuza.gov.za
1.1 The provision of houses to the people of KwaDukuza is ne of the core
functions of KwaDukuza Municipality. It is against this background that the
KwaDukuza Municipality has established a fully fledged Human Settlement Sub-
Directorate whose function involves the creation of an enabling environment for
the delivery of housing opportunities, involving facilitation, development of
housing settlements, using different subsidy programmes, community
empowerment and consultation programs.
1.2.The Municipal Systems Act 32 of 2000 requires all municipalities to compi e
Integrated Development Plans (IDPs) that will guide al their planning, budgeting
and management decisions. Apart from the legislative requirement to compile
IDPs, municipalities are also expected to compile sector plans, which should form
part of the IDPs. The following are examples of national legal requirements that
municipalities to formulate sector plans:
• Water Services Development Plan (WSDP): Department of er Affairs
• Integrated Waste Management Plan (WMP): Department of Water Affairs
• Integrated Transport Plan (ITP): Department of Transport
• Land Development Objectives (LDOs): Department Land Af airs and
• Spatial Development Framework (SDF): Department of Provincial Affairs and
1.3.In addition to these municipalities are also required o incorporate into their
planning frameworks; Housing Strategies and Targets, Local Economic
Development Plans, Integrated Energy Plans and Integrated Infrastructure Plans.
They also are expected to comply with guiding principles of National
Environmental Management Act (NEMA), Environmental Management Plans
(EMPs), Environmental Implementation Plans (EIPs) and the Development
Facilitation Act (DFA).
1.4.The Housing Act (No. 107 of 1997) informs the compilation of housing plans.
Part IV of the Act specifically requires municipalities to compile housing strategies
and targets, as part of their IDPs. The KwaDukuza Integrated Human Settlement
Programme is being developed within the context of these legal pr visions. It will
form part of the KwaDukuza IDP once completed.
1.5.This Human Settlement Plan is intend to be, a guiding document that will help
the municipality achieve the objective of providing sustainable housing for its
residents. Through this housing plan, the municipality will also be able to stimulate
the local economy, create an environment for local job creation, and address
the needs of its residents. Planned housing projects will also ensure that integration
happens between housing and other service provision such as in structure
development; roads, transport, health, education and security.
1.6. In compliance with the national housing goals as well ine with the national
government policies, KwaDukuza Municipality is in a process of making a shi
from providing houses through a traditional housing fu tion of merely providing a
shelter to an integrated human settlement programme. Through this programme,
KwaDukuza Municipality, wants to make sure that within the human settlement, all
amenities are provided for projects, it also provides other opportunities for
instance, education, sports etc. It is the intention of KwaDukuza Municipality to
build communities that are vibrant, lively and free from crime.
1.7. The human settlement’s vision is also based on the KwaDukuza Vision of 2015,
which aims to establish KwaDukuza as an economic powerhouse where
sustainable and affordable services are delivered. We understand that the slum
conditions do not attract investors but scares and chases; hence, we are
engaged in this vigorous integrated human settlement programme. It is our
intention to review and fine-tune our human settlement strategy on an annual
basis so that it becomes relevant to current human settlement challenges.
1.8. KwaDukuza Municipality Integrated Human Settlement Strategy is based on
Section 1 (vi) of the National Housing Act. This Act stipulates that the implementers
of national housing policy must ensure the “establishment and maintenance of
habitable, stable and sustainable public and private residential environments to
ensure viable households and communities, areas allowi convenient access to
economic opportunities and to health, educational and ocial amenities”.
1.9. This section further stipulates the abovementioned opportunities must
culminate in an environment in which all citizens and ermanent residents, have
on progressive basis have access to:
a. Permanent residential structures with secure tenure, en ing internal and
external privacy and providing adequate protection aga nst the elements
b. Potable water, adequate sanitary facilities and sustainable energy supply.
1.10. Integrated human settlement means that people must have access to all
services within the area that they have settled in. Through the Integrated Human
Settlement Strategy, KwaDukuza also acknowledges the f ct that because of the
high unemployment and relatively low average wage levels, eople cannot
provide their own housing needs. It is against this background that KwaDukuza
Municipality continues to facilitate and co-ordinate an environment that is
conducive for all people to have access to subsidized ousing.
2.1. KwaDukuza Municipal area of jurisdiction is circa 630 km2 in extent. It has a
permanent population of approximately 210 000 which during peak holiday
seasons, increases to over 260 000. KwaDukuza area of jurisdiction stretches from
the Zinkwazi River in the north to the uThongathi River in the South. It borders four
Municipalities, viz, Municipalities of eThekwini, Ndwedwe, Maphumulo and
eMandini. It is one of the four municipalities that make up Ilem District
Municipality. KwaDukuza is the district node and dominant commercial centre in
the Ilembe District.
2.2.KwaDukuza Municipal area clearly stands out as the grow centre for the
region, with the highest population growth over the la t 6 years, the highest
number of households in the region, the highest population densities and
urbanisation ratio’s, and the lowest household size in the district with only 3.8
persons per household.
KwaDukuza Municipality population has grown with 13.5% over the last 5 years.
2.3.According to Urban Econ (2007) it is in fact envisaged that the area will within
the next decade be developed in a major urban area that would rival citie uch
as Pietermaritzburg, East London, Kimberley and even B oemfontein in size. This
growth rate equates to 2.7% per annum. At the current ousehold size this growth
rate equates to 1280 new households that settles in the area annually. For the
planning period of 5 years till 2012, a total of 6400 ew households (24 320
people) will settle in KwaDukuza alone.
As a matter of fact in a recent speech the Premier of waZulu-Natal said that
“you are involved in the development of a new metro pole in KwaZulu-Natal”.
2.4. The key feature of KwaDukuza is the Ethekweni, ILembe, Umhlathuze
Development Corridor. (N2 Corridor). KwaDukuza is also strategically located
between two major ports, viz, Durban and Richards Bay Ports. It is situated 15km
from the new King Shaka Airport which includes the Dub Trade port. This alone
gives KwaDukuza an advantage of strategically re -aligning the district into a
competitive and attractive investment destination.
2.5. The name KwaDukuza epitomizes the historical background of the area being
the home to King Shaka Gravesite and Memorial. The tow Dukuza is built on
the original site of King Shaka’s Royal settlement cal ed Dukuza. The KwaDukuza
museum is situated opposite the site of King Shaka Memorial and is dedicated to
the sugar industry and colonialism, the cultural heritage of the early settlers of the
2.6. The population dynamics of KwaDukuza Municipality is h hly diverse due its
multi-racial composition and rich settlement history. KwaDukuza has a distinct
eastern flavour and is linked to the earlier settlement of Indian families who were
imported to work on the sugar cane farms of the big sugar barons such as Sir
2.7. The King Shaka Cultural Heritage Tourism Trail is in process of being
implemented in KwaDukuza in honour of the heritage that King Shaka left behind.
This project is also known as the “Gateway to the Zulu Kingdom” of KwaZulu-Natal.
2.8 KwaDukuza also boasts to be the home of the first African to win the Nobel
Peace Prize, Chief Albert John Mvumbi Luthuli. During the month of August 2004,
South African from all occupations joined the people o KwaDukuza in
celebrating the life and times of this Son of Groutville. KwaDukuza tourism has also
been boosted by the declaration of Chief Albert Luthul ’s House as a National
Monument. Coupled with this was the restoration of Chi f Luthuli’s Grave as well
as the renovation of Church in which Chief Albert Luthuli’s body laid in state. On
4th of November 2007, the President of Republic of South frica Mr. T.Mbeki and
his cabinet joined thousand of people from KZN and kwaDukuza in celebrating
the life of Chief Albert Luthuli on the 40th Anniversary of his death.
2.9. Investment opportunities range from the tourism sector, light industry,
communications and IT, transport and specifically agriculture in the form of sub-
tropical fruits, vegetables, sugarcane and flowers. Th main economic sectors are
tourism, sugar cane farming, forestry, agro-industrial manufacturing, furniture
manufacturing, clothing, plastic products, paper manufacturing, and paper
products. Holiday letting and exclusive elite resident l and golf estates property
development is one of the high prized unique selling propositions of the area.
2.10. Concomitant with further development of industry and tourism and up
market residential and estate development, prospects f mmercial investment
look promising. Major developments include the King Shaka Cultural and Tourism
Heritage Trial, the Zimbali Golf and Leisure Estate extens on, the Zimbali Lakes and
Golf Estate development on the UThongathi River, Simbithi Eco-Estate, Ballito
Business Park, Seaward Estate Phases I and II, Dunkirk Estate, Sheffield Manor,
Brettonwood and Zululami Estate, Blythedale Coastal Resort, Nonoti river Mouth
2.11. The dominant land-use outside of the urban areas of the KwaDukuza
Municipality is sugar cane plantations interspersed along the coast and in some
inland areas with forestry plantations. Land taken up by other forms of agriculture
is limited. The primary rural landform is agriculture ith farmhouses, compounds
and smaller rural settlements dispersed throughout the area. The only major
traditional settlement within the area is located in the northwest portion of the
Municipal Area (Qwabe Traditional Area).
2.12. The urban landscape in the KwaDukuza areas is diverse, and the area is
home to major formal and informal residential areas. T outhern portions of the
coastline are characterised by formal development and include areas such as
Ballito and Salt Rock. Developments in these areas are generally focused on the
middle to high- income (up market) holidaymakers. The coastline to the north of
Salt Rock is currently being developed with Projects like Palm Lakes, Ushaka,
Princess Grant Blythdale Coastal Resort, other smaller coastal settlements such as
Tinley Manor Beach, Blythedale Beach and Zinkwazi are located in this coastal
2.13. The development trends over the last 15 years are depicted on the
attached settlement pattern map which depicts the spatial extent of growth in
KwaDukuza for the periods 1990’s, 2000-2007, and the expected 2008-2012 and
then the 2012+ medium term growth prospects.
It is clear from this map that the settlement patterns in KwaDukuza over the last 15
to 20 years have taken place as follows:-
Period 1990’s ? This period can be referred to as the ‘Pre-Boom’period and
in this period the area is characterised by a fragmented urban settlement
pattern in the Stanger and Ballito nodes with scattered settlements in
Groutville, Shakaskraal, Darnal and the coastal villages of Zinkwazi,
Blythedale Beach, and Tinley Manor.
Period 2000-2007 ? this period is referred to as the‘Development Boom’
period, and it is characterised by the integration of the fragmented urban
settlement patterns, and rapid expansion of development in and around
the two main urban centers of Stanger/Groutville and Ballito.
2.14. During this period the Stanger/Groutville/Etete/Shakas raal urban corridor
expanded to form one big linear city, with Darnal/Siyembezi forming a node in
the north. The nature of development taking place was predominantly new low
cost housing townships, slums clearance projects and invest ent in bulk
infrastructure. The same trend of development and sett ement occurred in and
around the Ballito node, but the focus has been on up market residential estates
and business park/services park/developments stretching northwards along the
coastal corridor. A significant trend of this period is the number of new
developments that have been approved by the Department of Housing, he
KwaDukuza Municipality, the Provincial Planning and Development Commission
and the KwaZulu-Natal Development Tribunal.
2.15. The areas shown in green on the settlement map above depicts the position
and extent of the developments approved during this period. The KwaDukuza
Municipality achieved a 12% growth rate during this period, and electricity
consumption increased with 500% during this period. At total of over R5 billion
worth of building plans have been approved by the Municipality uring this
period, and a further R1,8 billion worth of building plans are still under
consideration by the KwaDukuza Municipality.
2.16. Period 2008-2012: This period can be referred to as the‘Consolidation’
period. The aim is to ensure sustainable development and consolidation of
development and spatial settlement patterns in KwaDukuza. It does however not
mean that development will slow down during this period. It is expected that
developments valued at R100billion will take place during this period.
2.17. The development of the greater KwaDukuza area during consolidation
phase is expected to comprise mainly of high value resort type residenti l estates
on the coast with the focus on tourism and eco-tourism. Affordable and low cost
housing provision will occur mainly in the area north of KwaDukuza town, and in
the area of Woodmead/Shakaskraal/Umhlali and Compensation
Flats/Driefontein. Services parks/commercial nodes will occur along the main
activity corridors in the area, at certain nodes prior tised by the KwaDukuza
Municipality in their Spatial Development Framework plan as contained in the IDP.
The emphasis will be placed on ensuring sustainability, but very importantly, higher
more affordable residential developments will begin to dominate the sky-line of
KwaDukuza. It is during this period that the foundations ill be laid for the future
2.19. Developments that will take place during this phase in lude inter alia the
Blythedale Coastal Resort, potentially the Royal Shaka Coastal Resort, Zimbali
Lakes Coastal Resort, the Woodmead/Driefontein/New Guelderland/Nonoti
Estates affordable housing and inclusive housing developments, and the various
business parks and services parks with associated low cost housing residential
areas as infill in the Ballito/Compensation area, the Shakaskraal area, and the
New Guelderland/Nonoti areas. It is also during this period that major investment
in social infrastructure will occur. To this extent, the KwaDukuza Municipality has
recently approved a strategic framework for purposes of ensuring that the
necessary investment in social infrastructure takes place. For this purpose, the
Municipality has identified 4 new nodes which will provide in the first phase for
development of community facilities. These four nodes correspond with the 4
nodes mentioned above, namely the New Guelderland/KwaDukuza node in the
north, Groutville and Woodmead/Shakaskraal nodes in the middle and the
Driefontein/Compensation node in the south.
With the goal of achieving the National Housing Programme’s vision of:
“establishment and maintenance of habitable, stable an sustainable
public and private residential environments to ensure iable households
and communities, areas allowing convenient access to economic opportunities
and to health, educational and social amenities”
3. KWADUKUZA INTEGRATED HUMAN SETTLEMENT DEVELOPMENT PROG MM
To build vibrant and better communities within the KwaDukuza area of
jurisdiction, through the provision of habitable, stable and sustainable
3.2. Mission statement
To be the leading human settlement services unit within the district, working
towards a slum-free environment through the provision of affordable
housing to all qualifying residents.
4. Our strategic pillars
This entails the realization of opportunities with associated infrastructure. The
objectives of KwaDukuza Municipality are the delivery of land tenure,
project implementation and consolidation of all development activities.
This involves the creation of an enabling environment the delivery of
housing opportunities. This will involve the facilitation of development grants
from various Departments, using different subsidy mechanisms,
development of housing where necessary and using community
The human settlement service unit takes co-ordination as a very critical
pillar because housing is a key factor in the developments and
management of integrated human settlements. Our service unit will be
involved in sectoral co-ordination and strategic planning. These activities
will be supported by research and policy functions as ell as our
inform ation systems.
5. PROPOSED KWADUKUZA HUMAN SETTLEMENT DELIVERY STRATEGY
5.1. KwaDukuza Municipality Human Settlement Delivery Strategy is mainly
driven by the purpose, need and the location of the project itself. Our delivery
strategy will take place in the following form:
a. Low Income Projects (Income between R0.00 and R3 500)
Green field projects
In situ upgrade projects
Rural Project Linked projects
NB Only Traditional Pre-Planned strategy will be recommended by
KwaDukuza Municipality for low-income projects and all projects must
include social/community facilities.
b. Credit Linked Project (Income between R3 500 and R7 000)
Under this option, only those approved by financial institutions will be
c. Social Housing (Income between R3 501 to R7 500)
This option is regarded as rental stock only meant for those municipalities
accredited for social housing.
d. Community Rental Units (former known as hostels) (Rent not exceeding
This option is suitable for people who does not earn much and who are not
will to own property at KwaDukuza.
e. Institutional Housing
Individuals can rent with an option to by after four years. Rental paid
cannot be used to offset the purchase price. Local Authority, DoH and
Social Services need to expedite the process of provid ng old age units.
f. Inclusionary Housing
All future high-income development, 20% of development units should be
Middle income or Social Housing. No new projects to be approved, should
the project does not comply with 20% of inclusionary.
g. Extended Discount Benefit Scheme;
Selling of current rental stock to legal tenants is an ongoing process.
h. Slums Clearance and Squatter Control
Committed to work towards ‘Slum Clearance Vision of 2014’ and
prevention of new slums.
i. Rapid Land Release of developable land;
These Greenfield developments will also allow the relo tion of households
affected by the one in 100 year flood line, those hous holds to be evicted
from private land holdings and new household form ation.
j. Lums and Town Planning Schemes;
To conduct workshops with landowners to empower and capacitate them
with Land Use Management and Town Planning Schemes so that they
utilise their land correctly.
As Municipality, we need to revisit our Human Settlement Section
organogram in order to accommodate the new challenges.
l. Quality Assurance;
NHBRC to be involved to all new projects to add capacity in terms of
m. Professionals Employed;
They must be more community orientated than to be profit driven.
Local Authority must prioritise a needs list of those affected by HIV/AIDS for
every project. Legal aid in respect of wills and deceased estate to be
provided at no cost by Council appointed legal practioners. .
5.2. DELIVERY GOALS (estimated)
q 12 500 houses in 5 years through state capital subsidy;
q One rural housing project per annum;
q One Institutional Housing per annum;
q 3750 rental housing in 5 years through Social housing programme;
q Selling off of Council current rental stock through EEDBS;
q 750 skilled workers per annum;
KwaDukuza is committed at building vibrant communities throughout its area of
jurisdiction. A lot has been done in as far as the pr ision of housing is concerned,
but there are number of factors that m ake the addressing of housing ar from
over. The following are some of the challenges that KwaDukuza Municipality is
faced with in as far as housing is concerned:
i. There is a scarcity of land to build houses or in cases where land is
available, the landowners are asking for extremely high prices.
ii. There are landowners, who have regarded shack farming as an income
generating activity. These landowners do so without providing basic
services to their tenants as in water, sanitation, roads, etc. In most instances,
these people are living in very squalored conditions. This then necessitates
KwaDukuza Municipality to become proactive in providing decent living
conditions for these people.
iii. Department of Housing does not provide funding for sha k demolishing.
iv. The third challenge that necessitates pro-activeness in terms of the provision
of integrated settlements is the boom in the property and commercial
development especially along the coast of kwaDukuza. This attracts many
people especially from outside our borders and come to kwaDukuza in
search of employment opportunities. This has resulted in an increase of
large informal settlements.
v. Non-involvement of NHBRC has led to poor construction of housing units.
vi. There are professionals engaged who are profit driven rather than to be
vii. Natural growth for kwaDukuza is currently 1250 households per annum that
equate to approximately 80 to 100 hectares at a cost o R4 000 000 .00.at
agricultural rate. .
viii. Previously under funded civil infrastructure, currentl is a challenge in obtain
funding to rectify these issues.
ix. The demand for old age units is extremely high.
NB. On a positive note, KwaDukuza Municipality is happy with the good working
relationships that it has built with the KwaZulu Natal Provincial Department of
Housing and Land Affairs over the years as well the professionalism that is
demonstrated by the majority of the professionals that KwaDukuza Municipality
engage in the implementation of its human settlement strategy.
6. CURRENT HOUSING DEMAND
6.1 The housing backlog at KwaDukuza area of jurisdiction s currently estimated
at 35 000 (2007). This is based on the information that was submitted by the Ward
Committees to the IDP Representative Forum meeting.
KWADUKUZA LOW HOUSING NEEDS
NO PROJECT NAME LOCATION NEED (houses)
1 Extension 36 Shakaville Ward 18 500
2 Siyembezi-Nkwazi Darnall Ward 2 200
3 Dube Village Groutville Ward 10/12 500
4 Shayamoya Shakaskraal Ward 7 1000
5 Aldinville Groutville Ward 10 700
6 Shakashead Shakashead Ward 5 1000
7 Chief Albert Luthuli Groutville Ward 9/10/12 1500
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8 Ethafeni Thembeni Ward 12 1000
9 Nkobongo Shakaskraal Ward 8 1200
10 Lindelani Ward 17 500
11 Groutville P1 Ward 11 & 14 800
12 Mgigimbe Ward 9 500
13 Driefontein Ward 14 2000
14 Groutville P2 Ward 14 2500
15 Groutville P5 Ward 11 & 14 1700
16 Sakhamkhanya Ward 1 3000
17 Ntshaweni Ward 15 2133
18 Chris Hani Ward 11 2133
19 Llyod Ward 14 2133
20 Etete Phase 4 Ward 20 2500
21 Nonoti Mouth Ward 12 500
22 Steve Biko Ward 13 2500
23 Charlottedale Ward 10 600
24 Nyathikazi Ward 3 500
25 Sokesimbone Ward 1 500
26 Mbozamo Ext 2 Ward 18 1000
27 Dendethu Ward 1 300
28 Melville Ward 11/14 1800
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6.2. The KwaDukuza area of jurisdiction is characterised by a high rate of
unemployment as well as the number of people of earning less than R3 500. This
makes the number of potential government housing subsidy beneficiaries to be
very high. Social housing will cater for those earning R350 to R7000 upwards.
6.3 At this stage, it is not easy to link human settlement projects to KwaDukuza
Municipality’s Spatial Development Framework. This framework is in the process of
being developed. Integrated Development Plan (IDP) Review Process (2007/8)
identified the Spatial Development Framework (SDF) as one of the sector plans
that KwaDukuza Municipality must complete during the 2007/8 Financial Year,
and therefore, after its completion, this Integrated H using & Hum an Settlement
Plan shall be reviewed and be fine tuned to be in line with KwaDukuza Spatial
6.4. Through the Integrated Housing & Human Settlement Development Plan,
KwaDukuza Municipality shall endeavour to ensure that the upgraded and newly
built settlements have easy access to employment opportunities, education,
health and recreation facilities to name but just a few.
6.5. KwaDukuza Municipality shall through the Municipal Infrastructure Grant
(MIG), continue to provide bulk infrastructure within cepted level of service
of the Municipality, which shall be mainly influenced by the available financial
resources and existing level of service in the area being developed.
6.6. Our Integrated Housing & Human Settlement Programme also manage the
construction of bus routes and access roads, which makes the settlements to be
7. CURRENT HOUSING SITUATION
7.1. Over the last 8 years, KwaDukuza Municipality has been able to provid
approximately 15 000 opportunities to the people of KwaDukuza through he
government housing subsidy. The Municipality is also currently busy transferring the
rental housing schemes through the Enhanced Extended Discount Benefit
Scheme, to qualifying individuals. Our municipality is currently promoting
7.2 The achievement of KwaDukuza Municipality in building houses through the
government subsidy scheme has resulted in the National Housing Institute of
Southern Africa, recognising KwaDukuza Municipality as being both The Provincial
& National Housing Authority of the Year, on two occasions, that is, 2000 & 2005. in
2006 the Municipality won the Innagural Govan Mbheki Housing Award.
7.3. Although KwaDukuza Municipality has achieved a lot in erms of the provision
of low-income houses to its communities, the housing backlog is sti l very high.
There are number of reasons why KwaDukuza Municipality has not been able to
provide houses to other people. Two main reasons are that most people are
settled on privately owned land, and it is difficult to convince the landowners to
sell these pieces of land to the Municipality for development. In cases where
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landowners are willing to sell their land, a deed search reveals that title deeds are
not in their names. This then necessitates expropriati n, which takes a long time.
7.4. As mentioned earlier on, there are instances in which la ners are asking
for exorbitant prices for their land, and in that way, the Municipality is unable to
get funding to buy that land for development.
7.5. In the areas that were administered by the former own Affairs Departments
(House of Delegates), there used to be a waiting list for people who wanted
houses. Most people, who were in this waiting list, did not get any houses. The
number of people/families has since doubled.
7.6. It was mentioned earlier on that there is a boom in property development
and that people from neighbouring municipalities and other areas come to
KwaDukuza in search for employment opportunities. This has resulted in an
increase in housing demands around KwaDukuza Municipal area, especially in
areas that are within a walking distance to Ballito/ Salt Rock.
7.7. A m ajor problem that is hard to address, is that of illegal immigrants who do
not qualify for government subsidies. Some of these people buy the subsidy
houses from the legal owners or fraudulently obtain these houses; they also
approach landowners for a piece of land to build their shacks.
7.8. The housing projects that KwaDukuza Municipality has embarked on over the
years have helped to address the problem of homelessness in KwaD uza. These
projects have also contributed to KwaDukuza Municipali y’s objective of slums
7.9. Some of the things that KwaDukuza Municipality should address now, include,
quality of houses, uniformity in terms of houses that are currently being build,
putting of strict control and monitoring measures in terms of the work that the
implementing agents/professionals are doing.
7.10. Three areas that still need to be looked at in terms of hou ng in KwaDukuza,
is the addressing of the needs of the people who earn more than R3 500 and w o
have not been our priority in the last ten years or so; the Social housing as well
credit linked subsidy. There are council owned pieces of land in Mellowood Park,
Townview and at Rocky Park that the Council can use for social housing (rent
stock) and therefore KwaDukuza Municipality should start engaging the services
of companies who have dealt with and have extensive knowledge on social
7.11. KwaDukuza Municipality has through its Human Settlement Section, had
some discussions with DoH on how it can help in packaging social housing
projects. KwaDukuza Council has also hold discussions with other organisations
and individuals who are knowledgeable and experienced on social housing and
who have worked with other social housing projects.
We are now awaiting accreditation from the office of t e MEC.
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7.12. Slum Clearance Budget allocation needs to be increased substantially. DoH
does not provide funding for shack demolishing.
8. CURRENT LOW INCOME HOUSING PROJECTS
NAME OF PROJECT LOCATION OF IMPLICATIONS FOR CURRENT STATUS OF THE
& (No. of Units) PROJECT PROJECTS PROJECT
Construction of services and
top structures is 100%
KwaDukuza Ext 36 Shakavillle complete. Awaiting transfers
(No. of Units) (Ward 18) to take place.
Services are 100 %
complete. 1063 top
Darnall (Ward structures com pleted. No
Siyembezi P1 (1100) 2) transfers have been done.
Groutville 36 houses remaining to be
Dube Village (700) (Ward 10/12) built.
Shakaskraal 27 houses remaining to be
Shayamoya (2200) (Ward 7) bulit.
MEC has granted
increase in subsidy
awaiting the MEC
Groutville approval in terms
Aldinville (650) (Ward 10) of subsidy increase 300 houses completed.
MEC has granted
increase in subsidy
awaiting the MEC
Shakashead P2 Shakashead approval in terms
(737) (Ward 5) of subsidy increase 500 houses completed.
MEC has granted
increase in subsidy
awaiting the MEC
Chief Albert Luthuli Groutville approval in terms
Rural Hse (1000) (Ward 9/10/12) of subsidy increase 300 houses completed.
eThafeni (1000) (Ward 12) 500 houses completed
Contractor pulled 26 houses remaining to be
Shakaskraal off from the built using local labour only
Nkobongo (1052) (Ward 8) project. contract (PHP)
The Project will be reduced
before closed out and to be
Lindelani Ward 17 re-packaged.
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1663 top structures
completed. Number of sites
to be decreased as we have
lost sites due to graves and
Groutville P1 1841 Ward 11 & 14 wet sites.
An alternative land has
been identified. An approval
has been granted by
Council to use housing
operation account to
DLA to assist in purchase land. The said
terms of land funding must be reimbursed
Mgigimbe Ward 9 purchasing by DLA later..
9 land owners The Project is at advances
have been paid planning stage. Town
and 3 remaining to planning approval awaited
Driefontein Ward 4 be paid (DFA)
DLA has Registration of land in the
purchased land on name of the municipality has
behalf of occured. Detail studies
Groutville P2 1000 Ward 11 & 14 Municpality underway.
Registration of land in the
DLA has purchased name of the municipality has
land on behalf of occurred. Detail studies
Groutville P5 Ward 5 Municpality underway.
DLA has finalised
Sakhamkhanya land purchase. Detail studies underway.P
9. LOW INCOME HOUSING PROJECTS PRIORITISED FOR 2007-2012
PROJECT WARD STATUS FUNDING BUDGET FIN.YEAR
Ntshaweni 1000 15 Planning Stage DOH R1 386 210.00 2007/8
Chris Hani 1000 11 Planning Stage DOH R1 386 210.00 2007/8
Lloyds 1000 14 Planning Stage DOH R1 386 210.00 2007/8
Etete P4 1000 20 Planning Stage DOH R1 386 210.00 2007/8
Steve Biko P2 13 Planning Stage DOH R1 386 210.00 2007/8
Nonoti Mouth 500 12 Planning Stage DOH R1 108 968.00 2008/9
1000 10 Initial Stage DOH R1 386 210.00 2008/9
Nyathikazi 500 3 Initial Stage DOH R693 105.00 2008/9
Mbozamo Ext 2 500 18 Initial Stage DOH R693 105.00 2008/9
Sokesimbone 1000 1 Initial Stage DOH R1 386 210.00 2008/9
Dendethu 500 1 Initial Stage DOH R693 105.00 2008/9
Groutville P1 Phase 3
(Melville) 11&14 Initial Stage DOH R1 386 210.00 2008/9
- 15 -
10. CURRENT MIG ALLOCATION 2007/2008
BUS ROUTES MIG COUNCIL TOTAL
Ohlanga/Sokesimbone R1.700 R561 000 R2 261 000
Sakhamkhanya P2 R1 700 R561 000 R2 261 000
Etete P4 R1 700 R561 000 R2 261 000
Nonoti P1 R1 700 R561 000 R2 261 000
Mbozamo P2 R1 700 R561 000 R2 261 000
Melville /Ntshaweni P1 R850 000 R280 500 R1 130 000
Siyembezi P2 R3 965 R210 000 R4 175 000
Driefontein R1 024 R428 571 R1 452 571
TOTALS R14 339 R3 723 571 R18 062
11. CURRENT MIG ALLOCATION 2007/2008
COMMUNITY HALLS MIG FUNDS COUNCIL TOTAL
Shayamoya R900 000 R297 000 R1 197 000
Ntshaweni Ward 15 R900 000 R279 000 R1 197 000
Etete Community Hall R900 000 R279 000 R1 197 000
TOTAL R2 700 000 R891 000 R3 591 000
12. MIG ALLOCATION 2008/2009
BUS ROUTES MIG FUNDS COUNCIL TOTAL
Melville/Ntshaweni R425 000 R140 250 R565 250
Steve Biko Phase 2 R2 550 000 R841 500 R3 391 500
Nyathikazi Phase1 R2 550 000 R841 500 R3 391 500
Charlottedale R2 550 000 R841 500 R3 391 500
- 16 -
Rocky Park Phase1 R680 000 R224 400 R904 400
Nonoti Phase R3 400 000 R1 122 000 R4 522 000
TOTAL R12 155 R4 011 150 R16 166 150
13. MIG ALLOCATION 2008/2009
COMMUNITY HALLS MIG FUNDS COUNCIL TOTAL
Shakashead R900 000 R297 000 R1 197 000
Ntshaweni (Lloyds) R900 000 R297 000 R1 197 000
TOTAL R1 800 000 594 000 R2 394 000
14. AFFORDABLE/MIDDLE AND HIGH INCOME PROJECTS
DEVELOPMEN DEVELOPMENT CONCEPT Residential Status of
T PROJECTS Category Developme
1. Zimbali Includes the following:
Lakes New golf course residential estate Residential
Resort com ponent
Commercial component High In progress
2. Zimbali Zimbali West : Units around golf course
South Zimbali South :
Area A – Five Star Hotel(250 beds), limited
retail, beach club
Area B, E1 and E2 – Residential Dwelling Units
Area C, - Residential – High In progress
Area D, - Residential – Income
Area F, - Three star hotel, recreation beach
club, restaurant, limited retail.
3. Hilltop Low Density residential with Limited
Estate & Commercial development and Resort Village
others High In progress
4. Zimbali Remaining Low-density residential infill. High In progress
5. Zimbali Medium density residential with future limited
North / Port commercial use. High In progress
- 17 -
Zim bali Estate Income
6. Ballito x3 A mix of low to medium residential densities
requiring limited extension to link and internal
services High In progress
7. Ballito x5 Remaining Phase comprising of low to
medium density residential, with limited
commercial and proposed hospital. Middle High In progress
8. Rey’s Combination of commercial tourist overnight
Estate accommodation, office park and low density
residential estate. Middle High In progress
9. Link Road Medium Density residential units. Commercial,
Properties Hotel and Residential Building Middle In progress
10. Manor Medium density housing in a Planned Unit
Estate Development Middle To
within 1 yr
11. Sheffield Medium Density housing in a Planned Unit
Hill / Banana Development Middle To
Farm Income commence
12. Sundrum Unzoned agricultural property. Could be seen
Estate as a later extension to the Junction as well as
medium density housing Middle To
13. Combination of medium to low density
Wakenshaw residential Middle completed
14. Combination of very low density gentleman’s
Meadowban estate and medium density residential Middle 3yrs
k Estate Income
15. Ballito Medium Density residential estate Middle In progress
16. Umhlali Medium Density residential estate Middle High In progress
17. Shortens Medium Density residential estate Middle To
Estate Income commence
18. Sub 69 of Extension of Shakashead residential area Low In progress
19. Low density residential estate Middle Hihg In progress
20. Medium Density to low density residential
- 18 -
Driefontein combination and activity / office park Middle To
Nursery Income commence
21. Oldacre / Over 50’s Medium Density Lifestyle Estate Middle To
Croc Farm Income commence
22. Simbithi Low density residential estate High In progress
Eco Estate Income
23. Simbithi Low density residential estate High In progress
Golf Estate 1 Income
24. Chaka’s Mixture of medium to low density residential Middle High In progress
25. Mt Low and medium density residential estate Middle To
Richmore with commercial uses. Income commence
26. Dunkirk Low density residential estate. Middle High In progress
27. Low density residential estate Middle High In progress
28. Sheffield Low to medium density residential estate Middle High In progress
29. Zululami Low to medium density residential estate Middle High To
30. Colwyn Low density residential estate Middle High To
31.Sheffield Low density residential estate High In progress
n de la Val
32. Umhlali / Low density residential development.
Tinley Manor DEVELOPMENT ON HOLD High 5yrs
South Bank: Income
33. Umhlali / Low to medium density residential
Tinley Manor development. Middle High 5yrs
North Bank II DEVELOPMENT ON HOLD
34. Umhlali / Medium density residential development.
Tinley Manor DEVELOPMENT ON HOLD High 5yrs
North Bank I : Income
35. Palm Low to Medium density housing as well as
Lakes Estate; substantial commercial uses Industrial Village
(RPE Retirement Village Middle High In progress
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36.Cartreff Medium density residential estate with
Hilltop commercial uses Middle To
37. Medium density affordable housing residential
Woodmead estate with commercial uses. Bank To
affordable within 1yr
38. New Medium density affordable housing residential
Guelderland estate with component activity zone Bank 3yrs
39. Royal Tourism, Resort, Residential estate High 3yrs
Shaka Estate Income
40. Thornhill Low to middle income housing Bank
41. Rocky Low to middle income housing Bank
Park Phase 2 Charter In progress
42. Shakaville Light Industrial Estate and Middle income Bank
housing estate Charter 3yrs
43. New Low cost houses and middle to upper income
Estate/Blythe Holiday resort units including golf course and 400 low To
dale Coastal hotel and 4000 commence
Resort high within 1yr
44. Hydepark Low density residential development Middle 3yrs
45. Nonoti Low cost residential (units unknown), Tourism
Land Development and Low density high income
Restitution housing estate (detail unknown) 1000 low / 3yrs
Project charter and
46. Nkawzi Residential estate Medium density housing Middle High In progress
47. Moreland Residential, commercial, recreation,
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Nonoti conservation, resort/tourism High 5yrs
48. Moreland Residential, commercial, recreation,
Nkwazi/Tugel conservation, resort/tourism – cross Municipal
a Project boundary project High 5yrs
49. Medium Density and low density residential Middle High 3yr
Shayamoya / combination
50. Bogmore Medium density housing and special
Residential residential 4 sites Middle In progress
Estate and Income
51. Helmsley Medium density housing and special Middle To
Estate residential sites Income commence
52. Imbonini Services Park In progress
Phases 1 & 2
53. New economic opportunity zone 5yrs
54. Foxhill Shopping mall with offices and retial and To
Spar associated parking commence
Completed within 1yr
55. Sheffield Shopping mail with offices and retail and To
Shopping associated parking commence
Completed within 1yr
56. Ballito General Commercial AND SERVICES PARK In progress
57. Braeside Service industrial development To
Industrial within 1yr
58. Robert Business Park / Corporate Park / Service Park 3yrs
59. Mungell Uncertain 5yrs
22.INTEGRATION WITH OTHER SECTORS
KwaDukuza Integrated Housing & Human Settlement Development Plan is
linked to KwaDukuza Municipality’s Integrated Development Plan. The housing
priorities are as result of the interactions and discu ions with the members of
the community during the IDP Forum meetings. KwaDukuza Municipality views
housing not only as the provision of physical shelter, but as the provisioning of
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various aspects that include, housing, health issues i cluding infrastructure;
sports and recreation issues; safety and security issues; community
participation; educational facilities; culture; welfare; basic services such as
water and sanitation; refuse removal, etc
Some of the abovementioned aspects cannot be addressed by KwaDukuza
Municipality alone, but there should be involvement of other sector
departments as well. Although KwaDukuza Municipality works with other sector
departments, but we are not yet reached a point on which we can say we are
truly working towards sustainable human settlements.
23.SPATIAL DEVELOPMENT PLAN
KwaDukuza Municipality has not yet finalised its Spatial Development
Framework. A business plan has been developed and sent o the Department
of Local Government for funding. The Spatial Developme t Framework and the
Land Use Management Plan will be done simultaneously.
24.NORMS AND STANDARD
These Norms and Standards are meant to facilitate a co mon understanding for
the provision of quality housing units within the Prov nce. Through this, a foundation
can be laid for a common approach to the inspection of the critical quality
aspects in housing construction. Project Managers, Bui ding Inspectors and Clerks of
Works have the authority and responsibility to withhold payment where quality
workmanship and material is not being provided. The document focuses mainly on
the structural elements of house construction. Proper oject planning will however
benefit housing delivery. The expertise of builders needs to be improved. Funding is
available for training but the training institutions need to be approached well in
advance to ensure that training can be completed before construction
commences. All Contractors involved in the constructio of houses must be
registered with the NHBRC (National Home Builders Regi tration Council).
24.1. Foundations and Floors
i. Raft Foundations
If poor ground conditions require a raft foundation, t foundation must be
constructed according to a design prepared and certifi by a competent
person appointed by the Developer / Support Organisati for this purpose. These
foundations normally require reinforcing steel. (A com tent person is a registered
person in terms of the Engineering Profession of South Africa Act, 1990 (Act N0 114
of 1990) or a person registered in terms of section II of the Natural Scientific
professions Act (Act No 106 of 1993) and holding the i emnity insurance
prescribed by the Council in respect of the certificat n of (a) the
appropriateness of design and construction of houses (b) compliance with the
Home Building Manual.
Expensive raft foundations should however only be used where ne ssary
because of poor founding conditions on site. Where raft foundations are used on
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sloping ground, an excavation cut must be made into th slope as shown on
Figure 1. The minimum distance above finished
ground level and between the foundation and the back o the cut must however
be adhered to. If no gutters are provided a 1.5m wide m pervious apron slab
should be provided around the house to direct eroded s il washing down the
slope away from the foundations and walls.
ii. Strip Footings
Strip footings for external walls must be a minimum of 500mm wide X 200mm
deep and foundations for internal walls must be a mini um of 400mm wide X
200mm deep as shown in Figure 2. Foundations that are wider than
necessary waste material and place strain on an alread tight project budget.
In PHP (People’s Housing Process) Projects the top lev l of the strip footing
must allow for at least one course of blockwork to be efore reaching top of
slab level. In all other projects, the foundations must be at least 400 deep. The top
of the floor slab must be at least 150mm above ground level and at least 75mm
The concrete is to be allowed to set for at least 24 h urs before starting to lay
blocks on the footing. Foundations must be inspected by a competent person.
iii. Foundation Walls
The maximum foundation wall height above normal ground level if 140mm blocks
are used is 400mm. If 190mm blocks are used, this heig can be increased to
600mm. The Developer must appoint a competent person if the fill exceeds
400mm and the depth of the cut exceeds 750mm. In all i stances, the cavity is to
be filled with grade 10 concrete.
iv. Squaring of Corners
Foundations are to be set out square and level. The 3, 4, 5 triangle shown in
Figure 3 will assist the builder to get corners square.
The Setting Out point is obtained by measuring the required distances from the
site boundary. A distance of 4m should then be measured parallel to the
boundary from the Setting Out point to get point A. The Setting Out point and
point A are then fixed and point B is obtained by meas ing an arc of 3m from the
setting out point. When the distance between A and B equals 5m, the angle will
be 90 degrees and the corner will be square. Point A and B can then be
extended from the Setting Out Point to get the lines for the excavations or walls.
This process should be repeated for all the other corn s. It is good practice to
clear an area of 1.5m wider around the house of all
vegetation before setting out and excavation is started.
A clear plastic pipe can be used as a water level to t ansfer levels from one point
to another as shown in Figure 4. The pipe is laid out on the site with the ends held
up. Water is poured into the pipe until it is nearly full. All air bubbles must be
removed from the water in the pipe. The ends of the pi e must remain open.
Water is to be added or removed to line the water in t e pipe up with the level
- 23 -
desired. Once the water in the pipe is at the required level, water must not be
added or removed. One end of the pipe must be kept at the desired level and
the other end of the pipe can be moved around the site effectively transferring
that level throughout. It is important to keep checking that the water level at the
starting point stays the same.
vi. Understepping of Foundations
When strip foundations are used on sloping ground it i important that the
foundation is correctly understepped as shown in Figur when changing
levels. The step is not allowed closer than 1m from the corner.
vii. Concrete Mix Proportions for Foundations
Concrete used for the foundations must have a minimum y strength of
10MPa. The mix must be semidry, not having too much water. Adding too much
water to the mix reduces the strength of the concrete. A mix of two 50kg bags of
cement: 4 wheelbarrows of stone: 4 wheelbarrows of clean, damp sand is
recommended as shown in Figure 6.
viii. Floor Fill
The fill to be used under the floor slab must be clean soil with no clay, grass, sticks,
stones, plastic, paper, sharp objects, or other matter. This fill material is to be
watered and compacted in layers. The layer thickness i not to exceed 150mm if
a m achine is used and 100mm if compaction is by hand. e last 25mm of fill
(before placing the DPC & casting the floor slab) should ideally be done using
clean fine sand to prevent damage to the DPC membrane. indication of
proper compaction can be obtained when an adult pushes the heel of a flat
shoe, using body weight only, into the compacted fill and it does not indent more
than 5mm) Fill should be inspected by a competent person before casting the
ix. Damp Proof Course (DPC)
A 250 micron thick damp proof course must be laid abov the compacted fill
up over the blockwork so that it extends beyond the edge of the outside
blockwork as shown in Figure 7. The plastic must not be stretched too tightly over
the area to prevent the concrete and DPC from getting nto the corners properly
while casting the floor slab. Joins in the DPC must overlap by a minimum of
200mm and it is recommended that all joins be secured ith adhesive tape.
All raft foundations must have a polyolefin layer (DPC and it is recommended
that the plastic is laid in the excavations before fixing steel and pouring the
concrete. The ends of the DPC are to be brought up over the top of the slab and
be covered by 375 micron thick Brickgrip before laying the first course of blocks as
shown in Figure 8. Care is to be exercised not to dam a the DPC.
x. Floor Slab
The floor slab must be level and a minimum of 75mm thi using concrete with a
minimum 28-day strength of 10MPa. A mix of two 50kg bags of cemen : three
wheelbarrows of stone: 3 wheelbarrows of clean, damp s nd is recommended
as shown in Figure 9.
- 24 -
The mix must have a stiff workable consistency that wo d require a garden rake
to work it into position. Too much water reduces concrete strength and can
cause cracks in the slab. If the concrete is gathered ther in a pile with a
spade, it should not settle and have water coming out.
The floor slab must be wood floated and then steel troweled as a minimum. The
concrete must be allowed to set for 24 hours before be ng covered with a 20mm
layer of wetted sand or a plastic sheet to allow proper curing without cracks
forming because of drying shrinkage. Curing must conti ue for at least 3 days and
the sand should be rewatered about twice a day.
It is possible and beneficial to cast the floor after he roof has been put on to aid
the curing. In this case the damp proof course under the slab should only be laid
just before the floor is to be cast. However extra car would be needed here to
get the floors in different room’s level. Finished floor level must be at least 150mm
above the surrounding ground level.
Blocks used must have minimum 28-day strength of 3MPa. (A good indication of
strength can be obtained if a block is lifted to waist height and dropped on hard
ground. If the block shatters it is normally an indica n that
something is wrong. Sample blocks should then be taken to a laboratory for
testing.) Where Maxi Bricks are used, their minimum 28-day strength must be
7MPa. Samples of suspect bricks must be sent to the laboratory for testing.
Where blocks or bricks are being sourced from different suppliers for the same
house ensure that the blocks or bricks are the same size. Recommended mortar
mix – one 50kg bag of cement: three wheelbarrows of clean, amp sand as
shown in Figure 10.
Before laying the first course of blocks above slab level, a strip of 140mm wide
and 375 micron thick Brickgrip is to be laid around th perimeter of the house as
shown in Figure 15. The DPC must extend at least 10mm eyond the external wall
surface. When the external wall is plastered, the plaster must not cover the DPC
and create a bridge in order to prevent the dampness to enter the wall. External
walls must be at least 140mm thick and Internal walls st be at least 90mm thick
unless the internal wall is loadbearing
where it should also be 140mm.
Internal Walls must be well tied into External Walls w h galvanised steel straps
30mm wide and 1.2mm thick every second course or not more than 450mm
apart as shown in Figure 11 below. Internal walls must be at least 2.4m (400mm
above door level) above finished floor level. It is important to positio the internal
wall over the thickened section of the raft where a ra foundation is used or over
the internal wall strip foundation where strip footing are used. (Foundation walls
are to be built up to floor level) Blocks must be laid in the center of the strip
foundation as shown in Figure 12.
- 25 -
This fact must be taken into consideration when setting out for the excavations to
ensure that the house is constructed to the correct size.
Mortar should not be scraped out from the joints between ocks as this makes
applying an effective external waterproofing coating v y difficult as can be seen
in Figure 13.
Brickforce shall comprise hard drawn wires with the tw main diameter wires of
between 2.8mm 3.55mm and crosswires of 2.5mm diameter paced at 300mm
intervals. Brickforce is to be used in every second course of blockwork up to the
top of the gables as shown in Figures 14 & 15. At corn , the brickforce should be
overlapped and be tied together. When brickforce must be joined (ie when
starting a new roll) the ends must overlap and be tied together to form one
continuous length as shown in Figure 14.
iii. Lintels or UBlocks
Concrete lintels or Ublocks filled with steel and concrete should be used over all
door and window openings in the blockwork to prevent cracking. The lintel must
extend at least 150mm past the edges of the opening as shown in Figure 16. The
use of Ublock ring beams and ground beams in houses ar most desirable and
can be used instead of lintels.
iv. Doors & Windows
If a 1.0mm or thicker steel doorframe is used it may n be necessary for a lintel
over this opening as the doorframe should be capable o supporting the
blockwork above the opening. Special window frames are available with a steel
plate welded to the top of the frame. Where these fram s are used, it may not be
necessary to use a separate lintel over the opening. An example of this is the
Clisco window. The area of window openings required for lighting and ventilation
is at least 10% of the floor area of the rooms and the openings must be in the
external walls.(For a 40m2 house, a minimum area of 4m of window openings are
required) 2 External treated, braced, solidcore hardwo doors are required per
Door and Window Frames must be properly fixed with hoop iron ties or lugs into
the walls during construction. Mortar must be placed b een the frame and
wall. In coastal areas (areas falling within the area etween the coast and an
imaginary line drawn 30km inland parallel to the coast, or the top of an
escarpment or watershed of first mountain) all steel d and window frames to
be hot dipped galvanized with not less than 450g/m2. The blockwork adjacent to
door openings must have a Y10 reinforcing bar included from foundation level up
to lintol level and the openings must be filled with grade 25 concrete to secure
the steel and form a portal. Locksets to external and nternal doors must be 3 lever
and 2lever respectively. Mortice locks and furniture must meet SANS standards.
v. Window Sills
Window Sills must be installed to guide water running own the window away
- 26 -
from the wall. Sills must extend at least 15mm out fro the wall, be sloped down
and have damp proofing installed as shown in Figure 18 below. It is essential to
get the overhang and damp proofing done correctly.
If corrugated / IBR profile iron roof sheeting is used it must be a minimum of
0.5mm thick. To assist with preventing leaks, it is preferred if a single roof sheet is
used instead of joining separate sheets or using ridge capping. Where the roof is
doublepitched, a cranked roof sheet can be obtained. A minimum end lap of
250mm is however required for galvanized corrugated ir n roofing. Sidelaps &
overhang are to be in accordance with manufacturers requirements. This is
normally 1 ½ corrugations. For asbestosfree corrugated fibrecement sheets (e.g.
Nutec), a minimum end lap of 250mm is required. Sidelaps & overhang are to be
in accordance with manufacturers requirements. Timber used for trusses and
other roof members must have a minimum grade 5 (Stamped SABS or SANS
Approved) requirement. (ie Structural Grade & Treated)
Where the correct grade timber is not freely available, steel trusses and roofing
systems should be used instead as an alternative. The roof must be constructed so
that the ceiling height is at least 2.4m above the fin shed floor level and the roof
must have a minimum slope of 11o.
24.4. Painting and Wall Finishes
Houses must be adequately waterproofed to ensure that the beneficiaries will l ve
in a safe and healthy environment. Although plastered ls are preferred, it is
normally adequate to bagwash and paint the walls exter lly. A cementitious
waterproofing paint like cemcrete or stipplecrete is most suitable for this purpose.
Budget constraints normally prohibit the plastering and painting of internal walls,
which is usually undertaken by the beneficiaries themselves at a later stage. Doors
and ironmongery normally get delivered with a primer. This coating usually is
damaged during delivery to site. Before painting the doors and window frames,
the damaged primer must be repaired. The affected area is to be lightly sanded
and painted with red oxide paint. All steel door and w ow frames must receive
a coat of enamel paint after installation.
Paints used must be to SANS standards for external use i.e. must include UV
24.5. Plumbing & Drainage
Sewer pipes should be laid with a constant fall from the house to the connection
provided to the erf in as straight a line as possible. Rodding eyes are to be
provided at every bend.
24.6. Housing Inspection Quality Control Checklist
- 27 -
Project Number: Site
DATE INITIALS COMMENTS
A. Site Preparation
1 An area extending 1.5m beyond
perimeter of house cleared of all
refuse and vegetation
2 Loose or disturbed ground
3 Site examined for termite workings
4 Site drainage
5 Service trenches preferably not less
than 1.5m from building
B Foundation Preparation
1 Topsoil containing grassroots
2 Loose or disturbed ground
compacted also prior to casting of
3 Accurate setting out of foundations –
4 Width of trench (500mm external;
5 Depth of trench (400mm for strip
footings and 300mm for slab-on-the
6 Sides Vertical
7 Bottom level or slope of not steeper
8 Steps not more than 400mm in height
and in multiples of course height and
not close than 1.0m from corner;
9 Correctly dealt with boulders and
soft spots of less than 1.5m
C Fill Material
1 Contains little or no organic material
2 Excludes stones < 75mm; no more
than 10% stone of 50mm
3 Contains no large lumps of clay that
do not break up under compaction
nor predominantly clayey material
4 Be such that it can be placed
1 Hand Compaction- layer thickness
not more than 100mm
- 28 -
2 Machine compacted- layer thickness
not more than 150mm
3 Correct moisture content
4 Not more than 400mm of
compacted fill. If more to be
approved by competent person
E Under floor membranes
1 Membranes at least 0.25mm thick
2 Overlapping of membranes at least
3 No holes or tears in sheet
DATE INITIALS COMMENTS
4 Turned up around floor slab till at
least thickness of floor slab
F Concrete and Masonry Work in
1 Concreting as far as possible in one
2 Concrete placed as soon as possible
after excavation and inspection
3 Cast level and to correct height –
thickness of 1st bed joint <30mm
4 Minimum concrete thickness of
200mm except in rock, 10MPa @ 28
5 Upper surface of floor slab at least
150mm above ground level.
6 Foundation mix: 2 bags cement + 4
barrows sand + 4 barrows stone
7 Floor slab mix: 2 bags cement +3
barrows sand +3 barrows stone
8 Floor slab at least 75mm thick
9 Floor slab to be wood floated and
then steel towelled
10 Reinforcement as per specification-
min cover of 50mm all round
11 Foundation walls: Max difference in
height ground levels for: 140mm
blocks=600mm. Cavities filled with
grade 10 infill concrete.
25.The following were the Resolution of Integrated Human
Settlement Summit 2007:
1. KwaDukuza Municipality has done astounding work on the low income
- 29 -
2. KwaDukuza Municipality has not done enough to cater for the middle-
income group in as far as housing concerned.
3. KwaDukuza Municipality owns pieces of land at Rocky Park, Town View;
and Mellowood Park.
4. There are opportunities for Social Housing in KwaDukuza and we have
forwarded an application to the MEC for accreditation.
5. Department of Land Affairs is willing to purchase land for developmen of
6. KwaDukuza Municipality must revisit the Human Settleme t Section structure
to be able to provide the service that is required.
7. There are delays in terms of payments for professionals; material suppliers
and construction companies, which has resulted in some construction
companies pulling out.
THEREFORE RESOLVED THAT
1. KwaDukuza Municipality works on the new low income pri ties for the next
2. The Municipality develops a plan to cater for middle-income housing and
social housing in KwaDukuza.
3. KwaDukuza Municipality investigates and avail land for middle income
housing and social housing in Rocky Park; Town View; M llowood Park and
in all other areas in which the Municipality owns pieces of land.
4. Awating accreditation for Social Housing from the MEC.
5. KwaDukuza Municipality work closely to develop a plan that the
Department of Land Affairs to able to purchase land for development of
settlement for the municipality.
6. KwaDukuza Municipality revisits Human Settlement Section ganogram to
be able to provide the service that is required.
7. KwaDukuza Municipality expedite payments of professionals; material
suppliers and construction companies to avoid pulling out from site
27. HOUSING SUMMIT ACTION PLAN
27.1 New Low Income Priorities for the next five years
- 30 -
An item seeking to appoint Project Managers as well as the Professional
Team for the following Projects will be prepared:
i Steve Biko Phase 2
ii. Melville Village
vi Mbozambo Extension
Estimated Time: The appointment of the project manager and professional
team will be finalized by the end of June 2008. Dir: HS
27.2 Social Housing/ Middle Income Group
i An application of accreditation for Social Housing was submitted to
the MEC office; awaiting for the approval.
Estimated Time: End of March 2008. Dir: HS
ii. The following projects have been approved by Council for Middle
(A). Woodmead: This project is at the design stage.
(B). Thorn Hill; This project is at the planning stage.
(C). Driefontein: This project is at the planning stage.
(D). Addington: This project is at the planning stage.
(E). Cartreff: This project is at the planning stage.
(F). New Guelderland: This project is at the planning age.
Estimated Time: It is estimated that planning stage will be completed y
end of July 2008. Dir: HS
27.3 Land Purchase Plan
On the 9th of January 2008; a meeting was held at the Department of Land
Affairs offices (Richards Bay) between their officials and representatives
from KwaDukuza. Municipality. The purpose of the meeti was obtaining
clarification from DLA in relation to processes and pr edures involved in
purchasing land on behalf municipalities. The following are requir to be
able to obtain assistance from DLA:
i. Land Sale Agreement signed by both parties (seller and buyer).
ii. Conditional approval from Department of Housing.
Iii Draft lay out plan.
Process and Procedures are as follows :
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Once DLA officials have received all the required docu ents they will then
prepare a submission. A submission will therefore be presented to the District
which will therefore recommend or not. After obtaining the
recommendation it is then presented to Provincial Board for approva
Once an approval is obtained this when a guarantee can be given and
which will be followed by the transfers of property to the Municipality.
Estimated time: The whole processes and procedures are estimated
between three to four months. Dir: HS
27.4 Restructuring of Human Settlement Section
A proposed structure will be prepared by the relevant ection which will
thereafter be presented to the Executive Director of EDP for
recommendation. If recommendation is obtained; an item will then be
prepared for the council’s approval.
27.5 Plan to expedite professional’s payments.
The consultants clearly indicated that the delays are not from the
Municipality side but from the DOH. A meeting was then held between
Municipality and DOH where it was emphasized that paym nts are made
30 days after the day of receiving a claims. The delay are caused by
claims which are not accompanied by relevant attachments.
Way forward: The above information will be explained to professiona s in
every Technical meeting. Dir: HS
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